Rossington Mixed Use Development Harworth Estates. Environmental Statement Non Technical Summary

Transcription

1 Rossington Mixed Use Development Harworth Estates Environmental Statement Non Technical Summary

2 ReportAuthor...JennyRay/JenAshworth ReportDate...April2012 ProjectNumber DocumentReference...P0TPSPARPP A 2

3 Contents Introducon...4 SiteDescripon...5 DevelopmentDescripon...6 TheNeed...7 PlanningPolicyContext...8 ConsideraonofAlternaves...9 DesignRaonale...10 Transport...11 WaterEnvironment...12 AirQuality...13 SocioEconomic...14 BiodiversityandConservaon...15 NoiseandVibraon...16 GeologyandGround...17 CulturalHeritage...18 Landscape...19 Sustainability...20 InteraconofEectsConstrucon...21 InteraconofEectsOperaon...22 CumulaveEects...23 Conclusion

4 Introduction This is the non-technical summary for an Environmental Statement (ES) which has been prepared on behalf of Harworth Estates to accompany a hybrid planning application for a residential led mixed use development at land off West End Lane, Rossington, Doncaster. A hybrid planning application is one that seeks outline planning permission and full planning permission for different development proposals on the same site. This document is a summary of the ES that has been submitted as part of the hybrid planning application having regard to the Town and Country Planning (Environmental Impact Assessment) Regulations The report describes the physical characteristics of the development, its land use requirements, an outline of the main alternatives considered and a description of the effects on the environment which are likely to be effected by the development. These include: Direct, indirect or secondary effects Cumulative effects Short, medium or long term effects Permanent or temporary effects Positive or negative effects The report also identifies any measures required to mitigate potential adverse impacts of the proposals within and around the application site. Full details can be found within the Environmental Statement. EIA Process IdenfyProposedDevelopment ScopingSubmission LPA5WeekReviewPeriod ReviewResponse&PrepareEIAReport IdenfyBaseline PredictImpactonEnvironment AssessSignicanceofImpacts Feedbackandconsideraonof alternaves/updateand amendmasterplanforsite Considermigaon Prepare/FinaliseEnvironmentalStatement 4

5 Site Description The application site relates to the former Rossington Colliery, immediately adjoining the western edge of the settlement, in this part known as New Rossington. The site is, and was during use as a colliery, accessed from West End Lane which runs east-west through the settlement. The site is some 49 ha (121 acres) in extent and is in single ownership by UK COAL (Mining Ltd). The site is largely brownfield in nature with some parts of the site being revegetated following the closure of the site, though this vegetation is of a poor quality and rooted in coal spoil in many cases. Approximately ha of the site (northern part) lies within the Green Belt as identified within Doncaster Metropolitan Borough Council s (DMBC) Unitary Development Plan (UDP). Inside the western boundary of the site lies an informal footpath and areas of self - seeded tree and vegetation offering a landscaping screen to the site from the bank of the River Torne. There are also mature trees within the site, including woodland located south off the existing access off West End Lane. This area of woodland is part of the Holmes Carr Great Wood which is identified as an Ancient Woodland and Site of Scientific Interest (SSI), comprises 1.95ha of land and is covered by a Tree Preservation Order (TPO). There are further trees within the main body of the site and along the boundaries of the site that are not protected under a TPO. The site is underlain by subsoil which is in a contaminated state and therefore works would be required to make is suitable for any subsequent development. In addition, due to the use of the site as a colliery, there is a significant amount of material that need to be heavily worked in order to provide suitable development platforms. Vehicle access into the site can currently be achieved from an existing vehicular access located off West End Lane. Site Location Plan 5

6 Development Proposal The application is for a hybrid planning application which will include part outline and part detailed application proposals. The application is as follows: Maers of Outline: Erection of a residential-led mixed use development including up to 1,200 residential units (C3), a convenience food store m² (A1), a community building 1,000m² (D1), a hotel 2,000m² (C1), a public house / restaurant - 810m² (A3) (trading area with additional associated manager s accommodation at first floor level), a petrol filling station (Sui Generis) and ancillary shop (up to 295m² retail) (A1) m², a fast food restaurant - 500m² (A5), a primary school m² (D1), a pumping station, recreational open space, internal access routes, ground modelling and drainage works, parking provision, footpaths, cycle routes and associated works including access, landscaping and layout details. MattersofDetail: Connection to a series of vehicular access points onto the proposed Link Road (submitted under the FARRRS application) which runs through the Rossington Mixed Use site to connect the development with Rossington and the FARRRS Road. Demolition and removal of all remaining structures, removal of substructures and hard standing, remediation, restoration and the provision of ground modelling of the site to create platforms for development. Construction of structural drainage systems (including sustainable urban drainage (SUDs), a road culvert for the SUDs scheme and balancing ponds) and service / utilities infrastructure. Formation of noise bunding and acoustic fencing along the eastern and north eastern boundaries of the site to mitigate against existing noise impacts from Bank Wood Industrial Estate. Provision of structural landscaping in specified areas throughout the site to mitigate against visual impacts of surrounding uses and to address the need for sustainable urban drainage systems including balancing ponds and other systems along the northern end of the site. The following table provides a summary of the key components of the Rossington Mixed Use development. Development Type Approximate Floor space (Gross) Number of Units Total Area (Approximate) *based on Land Use Plan Residential (C3) ha (76.23 acres) Residential A Residential B Residential C - Up to 1, ha (20.86 acres) ha (36.98 acres) 7.44ha (18.39 acres) Pub / Diner (A3) 810m² 1 Hotel (C1) 2,000m² ha (1.78 acres) Potential site for a Primary School (D1) 1,800m² ha (2.64 acres) Community Building (D1) 1,000m² ha (0.85 acres) Petrol Filling Station (sui Generis) and Ancillary Shop (A1) Convenience Food Store (A1) 1,110m² ha (0.84acres) 2,200m² ha (2.74 acres) Fast Food Restaurant (A5) 500m² ha (0.78acres) 6

7 The Need Rossington is a mining settlement without an operational colliery. The colliery, with a workforce of just over 300, ceased production in March At its peak the colliery was providing employment for 3,000 people and the residential settlement and its associated facilities and infrastructure grew accordingly. The closure of the colliery impacted significantly on the purpose and identity of the settlement. Being detached from the urban area, local employment opportunities within Rossington are limited, and there is no demand for traditional skills required for underground mining. The demise of the colliery has resulted in a lack of investment in the structure and fabric of the village. The strategic positioning of the Rossington Mixed Use site adjacent to the FARRRs and the Inland Port provides an excellent opportunity to connect the existing community of Rossington to new employment opportunities and the strategic highway network. In addition to the employment need, DMBC s Core Strategy requires it to deliver 1,230 new homes (net) per annum. The Core Strategy confirms that 1,200 of these required homes across the plan period are expected to be delivered in Rossington. The delivery of new housing opportunities on the site will assist in facilitating delivery of this housing need as well as the regeneration of Rossington and the creation of a highly sustainable community. There is a significant cost associated with developing the Council s aspirations of the FARRRS, which will act as a gateway to the Sheffield City Region. The mixed use development is needed to enable the development of FARRRS and in turn provide the much needed highway connections and opportunities within Doncaster and the wider region. However, the housing development does not serve solely as an enabling development but also serves a role in assisting Doncaster in meeting their long term housing needs as well as diversifying the currently limited housing stock in the settlement. The site will therefore be required to include a mix of uses on the site to ensure the commercial viability of the development is achieved. Doncaster MBC has a strong desire to facilitate growth and development of Rossington which will secure regeneration initiatives within the area. This regeneration needs to address all elements of the sustainability agenda, with an increased need for employment, housing, retail, community infrastructure and environmental improvements. Large scale development as identified within the emerging Core Strategy is the most comprehensive and efficient form of delivering regeneration on the scale required. The redevelopment of the site with mixed use development will also help to encourage inward investment into the settlement which in turn will enable wider regeneration and further housing and employment opportunities. The key to meeting the regeneration aspirations of Doncaster and Rossington, including the delivery of the Finningley and Rossington Regeneration Route Scheme (FARRRS), is to maximise the viability of the whole colliery site. The decision by the Council to approve the Recycoal application for the coal recovery and restoration scheme at the site provides an opportunity for part of the site to function to create new jobs prior to the site being brought forward for development (subject to planning approval). 7

8 Planning Policy Context Planning Policy supports schemes that will assist in regeneration and encourage growth and investment into Doncaster. Under Section 38 the statutory development plan for the area comprises the Regional Spatial Strategy for Yorkshire and the Humber (RSS) adopted May 2008 and the saved policies (2007) of the Doncaster Unitary Development Plan adopted The emerging Doncaster Local Development Framework will eventually supersede the Unitary Development Plan and make up the new statutory development plan for Doncaster once adopted. The Doncaster Unitary Development Plan identifies the majority of the Rossington Mixed Use site as Colliery land (Policy M15) which is located adjacent to the main urban area of Rossington. A small part of the eastern part of the site is designated as a site of Regional / Local Importance for Nature Conservation (Policy ENV41) and an Open Space Policy Area (Policy RL1). A small part of the north western part of the site identified as Green Belt Land (Policies ENV1, 3, 5-15). Given the site is a former Colliery site Chapter 12 (Minerals) and Chapter 13 (Waste) of the UDP should also be taken into consideration when considering the site for development. An element of the application site in this case is identified within the designated Green Belt, defined under Policy ENV1 of the Doncaster Unitary Development Plan (UDP). Submissions have been made to the emerging Core Strategy and Local Development Framework on behalf of Haworth Estates, in terms of the credibility and suitability of the inclusion of this land within the Green Belt since it is considered that the boundary of the Green Belt was drafted in error. In that sense, it is considered that this delineation of the Green Belt is inconsistent with the requirements of identifying land for inclusion within the Green Belt, previously set out within PPG2 and now contained within the NPPF. In particular, the boundary of the Green Belt passes through land which, at the time of its adoption, passed through both existing colliery land and buildings as part of the former land use. Clearly, planning policy in relation to Green Belts has established that they are intended to be established over long term timescales, and that, as a result, their boundaries should be robust and defensible over such long timescales. It is evident from the inclusion of the element of the site in question that the land and the boundary would not meet any of the criteria identified in para. 85 of the NPPF for including land in the Green Belt. The merits, regenerative and economic benefits of the scheme, not least due to its ability to provide a road link to the FARRRS scheme and consequently the wider network, also provide compelling supporting evidence to justify very special circumstances in this case. In addition, the housing delivery case clearly shows that the Council has suffered from a chronic and significant under supply of housing over the recent period since the adoption of the Regional Spatial Strategies (in 2004 and 2008), an under supply which the scheme can significantly address. Further, the role of this part of land in terms of a Green Belt function is significantly undermined by the recent planning permission granted to the Inland Port scheme and the emerging FARRRS scheme, contained entirely within Green Belt land which is greenfield and currently agricultural in land use. It is considered that the combination of these factors lead to a compelling case to establish that very special circumstances do exist in this case which override the general presumption against development in the Green Belt. Aerial Photograph of the site Doncaster MBC UDP Extract 8

9 Consideration of Alternatives The alternatives considered by the Applicant are: Do Nothing The Doncaster Unitary Development Plan identifies the site predominantly as a Colliery Site (Policy M15) with part of the site to the north west being identified as Green Belt Land (Policy ENV63), part of the site to the east identified as a site of Regional / Local importance for Nature Conservation (Policy ENV41) and the remaining element as an Open Space Policy Area (Policy RL1). The site is located adjacent to the main urban area of Rossington. The site was utilised as a colliery comprising the pithead, colliery tip and coal stocking areas since The two shafts on site were capped and the main pit head buildings demolished in The site is no longer required as a Colliery and, as such, the do nothing scenario would result in the site remaining vacant and unkempt and thus vulnerable to anti-social behaviour and vandalism. The Do Nothing scenario would therefore not achieve the principles for growth and regeneration within the Borough. Neither would the Do Nothing scenario make the most effective and efficient use of the sustainably located site. Compliance with Development Plan The application site is allocated as a Colliery site under Policy M15 of the Doncaster Unitary Development Plan. Policy M15 allows the Borough Council to consider alternative proposals on the site in the event of colliery closure. The site is located on the edge of the main urban area of Rossington adjacent to existing commercial uses to the west, industrial uses to the east and residential properties to the east. Access into the site can be achieved via West End Lane and in the future, the FARRRS Link Road. There is a significant need for growth and regeneration of the existing settlement, particularly new housing. The site is therefore considered suitable for a housing led mixed use development and provides the most appropriate and sustainable opportunity. The development would provide new housing close to the existing urban area of Rossington, a range of new retail and community facilities and services along with new access links to the wider area for existing and future residents. Existing and new homes would be within close proximity to new employment opportunities provided on site and by the Inland Port west of the site. This is supported by the emerging LDF Core Strategy which underwent an examination in public at the end of 2011 and which the Inspector confirmed as a sound approach in his report of March Alternative Uses for the Site Alternative uses have been considered for the site. Early proposals included large scale industrial units with access via FARRRS to the M18 Motorway. However, given that Rossington needs a wider social and environmental regeneration than just employment and there is a recognised need for significant housing development, the site is considered to be more appropriately developed with a housing-led mixed use scheme. The chosen scheme most appropriately responds to the strategic objectives og the emerging Core Strategy. The preferred approach is therefore for a residential led mixed use development of the site. This is supported by the emerging LDF Core Strategy which underwent an examination in public at the end of The development team have established a series of design principles which have been adhered to throughout the master planning process. The evolution of the layout and scheme is explained in greater detail within the Design and Access Statement which accompanies the planning application. The proposed development has been the subject of engagement with Doncaster Council Officers and members of the local community. The discussions of which are explained within greater detail within each ES technical Paper and the Design and Access Statement which includes a Statement of Community Involvement and which accompanies the hybrid planning application. Community Consultation Photograph 9

10 Design Rationale The recently adopted NPPF now contains all relevant national planning polices with respect to design, replacing policies previously contained in Planning Policy Statement (PPS) 1: Delivering Sustainable Development and PPS3: Housing in particular. Within para of the NPPF there is specific attention paid to the role and requirement for high quality design within new development proposals. The document specifically states, "Good design is indivisible from good planning and should contribute positively to making places better for people. The Government s objective for the planning system is to promote good design that ensures attractive, usable and durable places. This is a key element in achieving sustainable development." In that sense, the masterplan and parameters plans submitted with this application, have sought to respond to principles of good design through not only an aesthetic approach but through considerations of "connections between people and places and the integration of new development into the natural, built and historic environment" (para.119). The Design and Access Statement (DAS) submitted with the application specifically sets out the approach to the development of the site, in relation to the assessment of the key characteristics and constraints within the site and how the proposed layout of the scheme seeks to respond. Whilst only the disposition of land uses are sought for approval at this time, the Design and Access Statement does establish key development principles to the site and how the disposition of uses should consider those principles as the scheme is brought forward. The guiding principles for the design were to: Creation of a new gateway into Rossington Delivery of 1,200 new homes in line with Doncaster s Core Strategy and SHLAA, on previously developed brownfield land. Deliver infrastructure to support new homes in terms of education, health, retail facilities, open spaces as well as creating better opportunities for ecology and biodiversity. Creation of opportunities for good quality Public Open Space In assessing the amount of land available for residential development, factor in constraints such as overhead high voltage cables, mineshafts, drainage easements, acoustic bunds. Attenuate noise from Inland Port industrial Uses, Bankwood Industrial Estate, M18, FARRRs link Scale to be partly determined by acoustic constraints. Two and a half and three storey development could be considered adjacent the FARRRs link Maintain and reinforce links to green spaces and woodlands Allocate adequate spaces for children s play taking account of the six acre standard and DMBCs requirement for a combined LEAP/NEAP and approximately four LAPs Assess ability for Holmes Carr Wood to offer opportunities for recreation and leisure There is an existing track running alongside the River Torne, running south to connect to the footbridge on the existing Right of Way. This could be retained. The River Torne corridor offers opportunities for enhancement of habitat and bio diversity. The profiled spoil heap will offer opportunities for walking and leisure. It may become a local destination, offering wide ranging views of the locality, being the highest point in the vicinity. Connect the site and Rossington to the wider area by means of footpaths and cycleways. Connect the residential site to the re- profiled spoil heap to the south of the site Produce an appropriate highway solution for the FARRRs link for volume of traffic but which creates the street as a place. With some direct access off the highway. Accommodate space on plan for a direct highway link into Bankwood Industrial Estate to direct existing HGV traffic away from the residential element of the new FARRRs link Accommodate new public transport links and bus stop infrastructure. Accommodate Recycoal activities in the short term 10

11 Transport A Traffic and Transport Technical Paper has been prepared as part of an Environmental Statement for the proposed development at Rossington and concludes that any potential impact likely to arise as part of the construction phase or operational development would be either negligible or minor beneficial. The existing site is located on the site of the former Rossington Colliery, to the west of Rossington at the limit of West End Lane. The proposed development is dependent on the construction of the Finningley and Rossington Regeneration Route Scheme (FARRRS) with vehicle access to be provided via a link through the development to the existing highway network in Rossington. Forecast 2028 traffic flows have been obtained from Doncaster Metropolitan Borough Council for the local highway network, before and after the development and FARRRS. The potential impacts of the development on pedestrians, cyclists, public transport users and vehicle drivers have been assessed for both the construction and operational phases of the development. It is not possible to predict with any certainty that the traffic that is likely to be generated by the initial construction phase which will be dictated by the contractors works programme, however this traffic will be less than that generated by the completed development. During the main construction phase the development is expected to generate approximately heavy goods vehicle trips per day. The Technical Paper on Traffic and Transport demonstrates that the impact on non-vehicle user amenity, highway safety, community amenity and driver stress would be negligible while the impact on the driver view from the road would be minor beneficial as views of the existing derelict pit will be replaced by views of the development. A Construction Management Plan will be developed for each phase of the development to manage deliveries and the disposal of material from the site. As part of this it will be a requirement that all HGV movements are routed along FARRRS to avoid more sensitive routes particularly through Rossington. Travel Plans have been prepared for the proposed development with the objective of minimising vehicular traffic movements, particularly single occupancy car journeys and further reducing any potential impacts. The proposed access roads for the development will be subject to a speed limit of 30mph and will be designed to constrain vehicle speeds. Beyond the above no additional mitigation measures are required and it is concluded that the impact of the proposed development would be no worse than negligible. Access into and around the site 11

12 Water Environment A Flood Risk Assessment has been prepared for the proposed development at Rossington and concludes that the site falls within Flood Zone 1 (Low Probability). The existing site comprises a mixture of both permeable and semi permeable surfaces and therefore the development proposals will increase the amount of hard standing. This will result in an increase in surface water runoff that needs to be addressed. It is proposed to provide a series of two stage treatment processes that will consist of a swale located along the western boundary which will discharge to the north into an attenuation basin / wetland feature. Other swales and open channel features will be located throughout the site. This will therefore provide a moderate benefit when compared to the existing situation. There is risk to the water environment during the construction phase from fuel leaks and chemical spillage from construction activities and risk of fuel spillage during the operational phase associated with the proposed petrol station. However, the mitigation measures which will be put into place will mean this risk is considered negligible. The proposed development will have an additional demand on water supply. Guidance suggests that this location is currently over abstracted and therefore mitigation will be incorporated into the development to ensure resilience of water supply is achieved without impact on abstraction rates. This mitigation will adopt the reduce, re-use and recycle principle. Severn Trent Water have advised that a connection to the public sewer network in New Rossington may not provide the permanent solution for the completed development and that a rising main connection from the Foul Water Pumping Station along FARRRS direct to Branton Sewerage Treatment Works to the east may ultimately be required. This will be confirmed by Severn Trent Water following completion of their sewer capacity assessment. After undertaking an Environmental Impact Assessment on the water resources of the proposed development it has been concluded that any potential impacts likely to arise as part of the construction phase or development as operational would either be negligible or moderate beneficial in nature once mitigation has been incorporated into the development. 12

13 Air Quality An assessment of the potential air quality, dust and odour impacts associated with the proposed Rossington Mixed Use Development has been carried out. This assessment considered: the potential impact of dust generated during the construction phase; whether the site is suitable for the proposed development, taking into account the existing air quality situation; and the potential impact of the proposed development on sensitive nearby receptors (such as houses and schools). The appraisal of dust levels associated with the construction phase of the proposed Rossington Mixed Use Development shows that, although dust is likely to occur from site activities, this can be reduced to negligible levels through the application of appropriate mitigation measures. The measures to control dust emissions will be included in a Construction Management Plan which will be agreed with the local authority. A review of odour and dust complaints in the area also indicates that the proposed site, in its current state, is considered to be suitable for the proposed Rossington Mixed Use Development. The impact of air emissions from the additional traffic during the operational phase of the proposed development has been determined to be negligible. Any predicted increases at the nearby sensitive receptors which could experience the highest potential impacts were small or imperceptible. The potential cumulative impact of the nearby RecyCoal scheme and cumulative impacts of traffic emissions was assessed to be negligible. Overall, the environmental impacts associated with the proposed development are considered to be of negligible significance in relation to air quality, odour and dust. The review of the existing air quality situation, which includes the contribution from the FARRRS road in operation, shows the site is considered to be suitable for the proposed Rossington Mixed Use Development. 13

14 Socio Economic The proposed mixed use development brings a series of significant benefits to Rossington, Doncaster and the Region. The overall impact of the proposal in terms of socio economic issues is considered to be Negligible - Substantial beneficial due to the major regeneration potential of the proposals including the regeneration of a brownfield site, provision of much needed housing to meet identified need, employment opportunities and positive effects that the development will have to the local community and economy. Beneficial socio economic impacts will arise as a result of the regeneration of a contaminated brownfield site for a mixed use development. The provision of new housing within Rossington could have a moderate beneficial impact upon the current migration rates and expected levels of population growth as more homes will be made available to the local population. The delivery of a range of housetypes will be provided on the site to respond to the existing housing market need within the area which again provides a positive impact on the need for housing within the area. Delivery of an affordable housing contribution if viable could assist in addressing the need within the area. The proposed residential element of the scheme will provide a range of employment opportunities for the local population. It is expected that the scheme will deliver temporary direct jobs (construction) and a range of spin off jobs. The development of the site will increase the level of demand for local services which would have a potential positive impact on local businesses in terms of increased income. An additional demand for local services could have a positive impact on local employment levels as local businesses may need to employ additional staff. The employment opportunities the development could bring are significant and provide moderate benefits. The proposed commercial area of the scheme could provide 325 new jobs within the area. 1,800 jobs could be created and maintained for the residential units which are built whilst 4,800 extra jobs could be created in the wider economy for the houses constructed (assuming 1,200 units are delivered). The proposed project could generate 24,062,400 of net additional Gross Value Added within Doncaster per annum. This relates to construction jobs which will be for a finite period. The project could also generate 4,344,600 of net additional GVA within Doncaster per annum. This relates to the long term commercial and community related employment opportunities on the site. The scheme could result in the delivery of 1,719,744 additional household expenditure within Rossington. The total household expenditure the scheme can achieve is 21,496,800 however this would not be additional expenditure as some people would not be completely new households. The scheme has the potential to generate 1,201, in additional Council Tax payments to Doncaster Council. The scheme could provide the Authority with 1,490,264 (Payment for Year 1) as part of the New Homes Bonus which could assist in delivering housing growth within Doncaster. Provision of retail and leisure opportunities at the main gateway to the site identifies Rossington as an entity for people travelling to and from Robin Hood Airport who might not have otherwise visited Rossington. The development of the site will open the Rossington Ward and present its assets to the wider area which could in turn benefit the local economy. The redevelopment of the site for up to 1,200 new homes within Rossington will inevitably impact upon community infrastructure within the locality in particularly in terms of the of available health services. The proposed mixed use development seeks to develop a community use on site e.g. health centre which will be located centrally on the site. The central location of the community use e.g. Health Centre will not only serve potential future residents of the site but will also act to serve the existing community of Rossington as required. The creation of a series of new footpaths and cycleways and the provision of new areas of public open space for use by both the existing community and new residents to the site will result in beneficial effects. In order to mitigate potential adverse impacts to ensure all impacts are negligible or above on the significance matrix the development will provide the following: The provision of a Construction Management Plan to include working hours restrictions and restrict construction traffic from entering the site off West End Lane. A Travel Plan which aims to restrain vehicular traffic and encourage the use of alternative forms of travel. Users of the site will be advised of alternative travel modes that are available. The scheme will also include an internal layout which is designed to accommodate bus movements through the site. On site management during construction will assist in addressing any concerns relating to crime and anti social behaviour. The proposed development allocates an area of land which is capable and suitable for the location of a Primary school should the Education Authority identify a need within Rossington. Further discussions are required with Doncaster Council s education department to understand the level of education contribution required as a result of the proposed development. The mixed use development would have an overall beneficial effect in terms of Rossington socio economic impact due to the local and borough wide benefits which would be delivered. 14

15 Biodiversity and Conservation The Ecology Assessment includes a desk study, habitat survey and a review of relevant surveys carried out in the area. Surveys included badgers, bats, water voles, otters, reptiles, great crested newts, breeding and wintering birds and invertebrates. Further surveys for some faunal groups will take place in spring/summer 2012 and will be covered in an ecology addendum report. The former colliery site predominately comprises bare ground with short ephemeral vegetation, with narrow bands of trees and scrub along eastern and western boundaries. Grassland is limited to one small area of establishing sward in the northern part of the site. Several drains are also present within the site. Land within the site boundary is generally of relatively low nature conservation importance. The only exception to this is broad-leaved woodland habitat in the south-eastern part of the site, which forms part of Holmes Carr Great Wood. In terms of protected fauna, a number of breeding and wintering birds have been recorded on the site, along with a limited number of foraging bats. No badger setts have been confirmed on site, although parts of the site are used by badgers for foraging. Water voles inhabit the River Torne and were recorded in one ditch on site in Whilst frogs, toads and common lizards were noted no great crested newts (or other newt species) were found on site. The site also supports a wide variety of invertebrates. There are no national or European ecological designations within or adjacent to the site. The nearest Site of Special Scientific Interest (SSSI) is Potteric Carr, the closest part of which lies approximately 600m to the north of the site. Holmes Carr Great Woods is designated as a Local Wildlife Site (LWS). In general, impacts to ecology due to development largely originate from damage to/loss of habitats, potential pollution to water through increased sedimentation or chemical input, hydrological changes, and disturbance to animals through human presence, noise and traffic. In the short-term, there are likely to be impacts to all habitats and faunal species at Rossington Colliery as existing habitats will be disturbed. Whilst many of these impacts can be reduced through adequate mitigation, the impact through habitat loss on water vole and birds in the short-term cannot be mitigated for and, given the relatively low value of existing habitats on-site, there will be a minor negative impact overall in the short-term. In the long-term, however, there are likely to be biodiversity benefits on the site, including new habitat creation and control/removal of invasive plants. It is recognised that this landscape will take time to become valuable in ecological terms, however with suitable management, organised via a management plan, it is considered that biodiversity gains can be achieved. 15

16 Noise and Vibration An assessment of the potential noise and vibration impacts associated with the proposed mixed-use development of land at the former Rossington Colliery in South Yorkshire has been carried out. The assessment has considered the potential impact of noise and vibration generated during the construction phases; whether the site is suitability for the proposed development when taking into account the existing environmental noise conditions and noise emissions from nearby industrial facilities; and the potential impact of the proposed development, including increased road traffic movements, on nearby noise-sensitive locations (such as houses and schools). The appraisal of noise and vibration levels associated with the construction phases of the proposed mixed-use development shows that noise impacts associated with ground-works and concreting activities are likely to occur during those times when activities are being undertaken in close proximity to existing residential receptors. However, whilst such impacts will be moderately significant, they will be of a temporary and intermittent nature. Measures to limit noise emissions will be included in a Construction Management Plan which will be agreed with the local authority. There will no other significant noise or vibration impacts associated with the construction works. The impact of noise from the additional traffic during the operational phases of the proposed development has been determined to be of an indiscernible level. Consequently, the predicted impact of road traffic noise at nearby sensitive locations along the existing road network will be negligible. The detailed assessment of the noise emissions specifically attributable to the existing nearby industrial sources, including the industrial processes on Bankwood Lane, has found that noise levels will be significantly greater than the underlying background noise level and, as such, will potentially result in adverse impacts. The effects will be substantially mitigated by the inclusion of an acoustic barrier to a total height of 6 metres above local ground height along the Bankwood Lane boundary, which will ensure appropriate noise conditions can be achieved at the application site, but remain a minor adverse effect. The potential impact of noise from the consented installations of fixed or mechanical plant associated with the Inland Port and Coal Washing facility affecting the application site will be mitigated by noise screening measures required under the Inland Port Permission along with the inclusion of a combination of boundary and façade treatments to provide noise levels of a magnitude no greater than the existing background noise level. Consequently, the noise impacts associated with the installations of mechanical and electrical plant at the site will be negligible. The potential impact of noise from any future installations of fixed or mechanical plant associated with the proposed retail, leisure and community uses affecting the application site will be designed to provide noise levels of a magnitude no greater than the existing background noise level. Consequently, the noise impacts associated with the installations of mechanical and electrical plant at the site will also be negligible. The potential cumulative impact of other proposed or committed developments was assessed to be negligible. Overall, the environmental impacts associated with the proposed development are considered to be of negligible to minor adverse significance in relation to noise and vibration. 16

17 Geology and Ground The site comprises the former Rossington Colliery which was in operation from the 1920s until In addition to the previous use as a colliery, part of the site was also occupied by a former coal carbonisation plant, and remains of the infrastructure associated with this facility are present beneath areas of the site. To create the required development platforms on site, and to remove below ground infrastructure associated with historical uses of the site, significant earthworks will be required prior to development. Desk based and intrusive investigations have been undertaken on site and have determined the ground conditions underlying the site as well of the contaminative status of the soils and groundwater beneath the site. The ground conditions comprise variable thicknesses of made ground over peat, alluvium, weathered Sherwood Sandstone and the solid geology of the Sherwood Sandstone Formation. The Sherwood Sandstone is classified by the Environment Agency as a Principal Aquifer. The River Torne bounds the site to the west and Rossington Drain runs through the centre of the site, towards the River Torne in the north. Metal and hydrocarbon contamination was noted within the groundwater beneath the site, however no significantly elevated concentrations of contaminants were recorded within the surface water features in the immediate vicinity of the site. Under baseline conditions it is likely that the site would meet the definition of contaminated land, due to the potential for the site to act as a continuing source of contamination impacting controlled waters and the risks posed to human health receptors. Mitigation measures have been identified to reduce risks posed to identified receptors of concern, including the active remediation of the gross hydrocarbon contamination (the oil filled pipe and tar filled concrete pit). Soil stabilisation has been assessed to be the most appropriate remediation technique for the identified gross hydrocarbon impact. This technique will significantly limit the volume of material required to be disposed of off site. It is considered that by stabilising the gross hydrocarbon impact, risks to both human health and controlled waters receptors will be mitigated. Gas protection measures will be required in all proposed developments on site, as well as a suitable capping layer in all garden and soft landscaped areas, to mitigate risks to human health receptors. Monitoring of groundwater and surface water has been proposed during the earthworks on site to monitor the effects of the works on contaminant concentrations within surface water receptors. There will be an overall residual benefit of removing/ mitigating the identified sources of contamination that could potentially impact human health and controlled waters receptors. The results of the intrusive investigation identified metal contamination within the soils across the majority of the site, along with site wide elevated concentrations of hydrocarbons within soils and hotspots of soils with high calorific values. Two isolated areas of significant contamination were encountered on site in the form of an oil filled pipe and tar filled concrete pit. Elevated concentrations of ground gas (methane and carbon dioxide) have also been recorded across the site. 17

18 Cultural Heritage An assessment of the potential impacts (direct and indirect) on archaeology and cultural heritage assets has been carried out in accordance with Planning Policy Statement 5: Planning for the Historic Environment (PPS 5), the English Heritage Practice Guide to PPS5 and the Institute for Archaeologists guidance documents. PPS 5 has now been superseded by the NPPF however the practice guide remains extant. The site was part of the former Rossington Colliery dating to the early 1900s. Many of the buildings and former structures of the colliery have been demolished and the site now comprises concreted areas. It has been established that there is a low potential for parts of the western area, the former pit head, the Pheasant Bank drying pads and part of the stockyard to contain archaeological remains beneath the made ground. There is also a medium to low potential for remains to be present at one location within the Pheasant Bank area due to the absence of made ground. There are no Scheduled Monuments, Registered Parks & Gardens, Registered Battlefields, Listed Buildings or Conservation Areas within the site boundary. However, there is a Scheduled Monument, a Grade II Listed Building and a number of recorded archaeological features (including prehistoric/romano-british enclosures, pits, field systems/ boundaries and trackways an Early Bronze Age cinerary urn, a medieval halfpenny and a 17 th century farmhouse) within 1km of the site. It is anticipated that the proposed ground solution options will have a direct impact on any below ground archaeological remains within the western part of the Lagoon area and former pit head area, where peat deposits survive below made ground and in the former stockyard area where made ground is shallow. However, it should be noted the survival of remains is predicted to be low, given the previous development activity which has taken place across the site. The development of the site will also have an impact on the setting of a number of the archaeological features identified within the Study Area. Further archaeological investigation to establish the presence, nature and extent of any remains may comprise soil sampling and a watching brief during construction. Furthermore, additional planting and the formation of bunds will take place on the site to screen construction activities and operational functions from surrounding areas. The nature of the archaeological investigations will be agreed with South Yorkshire Archaeology Service before any work on site commences. Through the implementation of these measures, the overall impact of the development on cultural heritage is considered beneficial, as there is an opportunity to discover remains which would not otherwise be investigated. Aerial Photograph of the Site 18

19 Landscape This section summarises the impacts of the development and recommendations for further work. This assessment has examined the landscape and visual impacts in relation to the development proposals for the proposed Rossington Mixed Use Urban Extension. The potential impacts have been thoroughly assessed though a combination of desk study research and walk over surveys of the site and the surrounding context. long distance views, as are the overall significance of impact on Listed Buildings and Structures within those communities, impacts on surrounding farmland, and on designated woodland. The overall significance of impact on local footpaths and permeability of the area is assessed as Minor Beneficial. Overall, potential impacts arising from the operational phase on the green open space network and on local footpaths and permeability of the site are assessed as having a beneficial significance. Mitigation in the form of tree and scrub planting, sometimes in combination with earth bunding, is predicted to reduce potentially negative impacts on principal views, to varying degrees throughout the overall scheme within five to ten years of planting, although minor benefits may be achieved during that period as vegetation establishes. The development proposals involve the creation of a residential led development containing a series of linked public spaces. Section 6 set out the likely impacts of the proposed scheme on the environment, in terms of both construction and operational phases. The visual impacts have been assessed through a process of identifying principal viewpoints through observation on site. Analysis of these viewpoints and of the proposals has concluded that whilst some of the principal viewpoints will experience pre-mitigation impacts which are moderate to high negative in their magnitude, many will be beneficially impacted by the proposals, or will only experience a negligible impact. In relation to Cumulative Impacts, analysis of the scenario mentioned in section 9.3.1has shown that whilst most impacts will see a minor cumulative impact, there are some which are significant enough to move the impact from one classification in the significance impact assessment table to the next e.g. Minor to Moderate. These include (5-10 years from first planning approval) temporary impacts on site topography (Minor Adverse to Moderate Adverse), temporary visual impact of general building works (Minor Adverse to Moderate Adverse) and visual impact of storage of site materials, equipment and temporary structures (Negligible to Moderate Adverse). The more adverse potential impacts on principal views during both construction and operational phases are predicted to arise on views from areas close to the site including the undesignated footpath along the west bank of the River Torne, which are classed as Local Views, and from within Holmes Carr Great Wood, which are classed as County Views. Overall, potential impacts arising from the completed development on Wadworth and Loversall Conservation Areas are assessed as having Negligible significance given the 19

20 Sustainability The sustainability report which has been submitted as part of the planning application identifies a methodology for assessing the sustainability of a project, the baseline position and assesses the proposed development against a series of identified Sustainability Objectives under the following three categories: Economic; Social; and Environmental. The assessment concludes that overall the proposed development achieves the key objectives of sustainability within all three areas. Whilst some areas are identified as having a neutral impact no elements of the proposal are assessed as having an overall negative impact in sustainability terms. The scheme includes the following sustainable elements: Provision of high quality, affordable and aspirational market homes to meet an identified need attracting new residents and allowing existing residents to stay in the area. Creation of increased local employment opportunities through increased demand for services. Creation of job opportunities for the local community with the provision of a hotel, pub/diner, a petrol filling station and ancillary unit and a convenience food store. Increased expenditure within the local area. Assist in raising the profile of Rossington and Doncaster. Provision of the Rossington Link Road improving accessibility to and from Rossington Environmental, social and economic benefits from regenerating the colliery site. Increased New Homes Bonus and Council Tax payments to Doncaster Council. Provision of new on-site bus services including two bus stops in both directions along the Rossington Link Road to further improve accessibility to public transport. Financial contribution towards the improvement of education facilities within Rossington. The introduction of a series of biodiversity benefits including the provision of new tree planting, SUDS including well vegetated shallow bays and areas of marsh and drainage swales. The existing woodland within Holmes Carr Wood will be retained. Delivery off site highway improvements. Provision of additional social and recreational facilities in the form of a number of public open spaces, children s play space, dog walking facilities and walking routes. Access to these additional facilities within the area will be for existing and future members of the local community. The introduction of an effective drainage strategy to minimise the risk of flooding. A surface water drainage scheme based on the principles of SUDS will be adopted for the site. Best practice measures would be implemented by construction contractors on the site to minimise the risk of dust causing a potential nuisance for local residents. Appropriate controls to minimise noise and vibration would be imposed on the construction contractor as part of their contract requirements including a visual and acoustic barrier made up of bunding and / or acoustic fencing along the north east perimeter. It is therefore considered that the development of the site for the Rossington Mixed Use development is in line with the draft National Planning Policy Framework and the key principles of the Doncaster Sustainable Construction SPD. It is considered that the Rossington Mixed Use development meets the key tests of sustainability. Provision of a community centre with the potential to become a Health Centre. Provision of areas of public open space, children s play space and dog walking facilities. Provision of a network of pedestrian and cycle ways for the wider community encouraging sustainable movements. Provision of a range of new pedestrian and cycle routes throughout the site for use by the wider community. 20