PROPOSED MIXED USE DEVELOPMENT

Transcription

1 J Routledge & Sons PROPOSED MIXED USE DEVELOPMENT Land at Tanhouse Lane, Widnes Environmental Statement: Non-Technical Summary Planning Application: 05/00057/OUTEIA

2 Tanhouse Lane Environmental Statement Non-Technical Summary Contents 1. Introduction Purpose of Document and Overview Proposed Development The Site and Surroundings 2 2. Scoping and Key Issues Assessment of Alternatives 3 3. Planning Context 4 4. Environmental Impacts Contaminated Land Ecology Air Quality Noise Flood Risk and Hydrology Landscape and Visual Assessment Socio-economics Access, Traffic and Transport 7 5. Cumulative Impacts 8 6. Conclusion 9 PAGE i

3 Tanhouse Lane Environmental Statement Non-Technical Summary 1. Introduction 1.1. Purpose of Document and Overview This document is a Non-Technical Summary (NTS) of the findings of an Environmental Impact assessment (EIA) associated with proposals for mixed use development on land at Tanhouse Lane, Widnes. SKM Enviros (hereafter SKM ) have been commissioned by Routledge and Sons (hereafter referred to as Routledge ) to undertake an Environmental Impact Assessment (EIA) and produce an Environmental Statement (ES) to accompany the planning application for the above scheme. The ES supports an outline planning application ref: 05/00057/OUTEIA on land at Tanhouse Lane, Widnes. In summary, an earlier planning application was submitted in January 2005 and recommended for approval, subject to the conclusion of a S106 agreement. The Committee duly accepted this recommendation and resolved to grant outline planning permission. The previous submission and assessments of the application proposals demonstrate they were deemed to be acceptable against the policies of the time. The proposals which are the subject of the current application are almost identical in nature to those which were previously deemed acceptable by the Planning Authority. However given recent changes in national and local planning policy as well as changes in the proposed development study area this ES provides an updated and fully refreshed assessment of the likely environmental impacts of the proposals. Further details on the history of the planning application are set out in the Planning Statement. SKM Enviros is a founding member of the Institute of Environmental Management & Assessment s (IEMA) EIA Quality Mark scheme. This scheme requires SKM Enviros to meet certain commitments to achieve minimum standards associated with EIA services and maintain high quality in all our EIA activities. Our performance is regularly reviewed and monitored by IEMA. Through this scheme we are committed to excellence in the following areas: EIA Management EIA Team Capabilities EIA Regulatory Compliance EIA Context & Influence EIA Content EIA Presentation Improving EIA Practice.. PAGE 1

4 Tanhouse Lane Environmental Statement Non-Technical Summary 1.2. Proposed Development Outline planning application ref: 05/00057/OUTEIA sought permission for: outline application (with siting of the boulevard, design/external appearance & landscaping reserved) for the creation of a new mixed use development, including residential development (2,3,6 and 8 storey) plus commercial A1, A2, A3, B1 and C3 uses (Halton MBC description). An amended application description is now formally proposed however proposals remain the same. The application proposals are a regeneration package comprising a mixed-use scheme of employment uses in Classes B1, retail uses in Classes A1, A3, A4 and A5, residential development in Class C3, medical centre and associated development in Class D1, landscaping including new public park, infrastructure including new road and alterations to existing highway. The table below summarises the uses proposed. The current proposed application description is therefore: Outline application (all matters reserved, including siting of the boulevard, design/external appearance & landscaping, apart from access) for mixed use development comprising: Mixed used development comprising up to 624 residential units, up to 1,275sqm of Use Classes A1 (Shops) and A2 (Financial and Professional Services), up to 500sqm of Use Classes A3 (Food and Drink) and A4 (Drinking Establishments), up to 2,400sqm of Use Classes B1 (Business) and up to 300sqm of Use Class D1 (Non-residential Institutions) with associated car parking. LAND USE CLASS/CAR PARKING PROVISION PROPOSED QUANTUM OF DEVELOPMENT B1 units 84 car parking spaces A1/A2 Ancillary community retail/financial Up to 2,400sqm Up to 1,275sqm and professional services 62 car parking spaces A3/A4 Restaurant/public house 42 car parking spaces D1 29 car parking spaces C3 Residential units Up to 500sqm Up to 300sqm Up to 624 (in accordance with permission 05/00109/OUTEIA) comprising: - 2 and 3 storey houses and apartments 4, 5 and 6 storey apartments PAGE 1

5 1.3. The Site and Surroundings The site is located in Widnes, approximately 1km to the east of the town centre. It is 8.5ha in size and predominantly level in its topography. The land to the south slopes gently towards the St Helens Canal and River Mersey. It comprises cleared and levelled development land, with former office, warehouse and commercial buildings having been demolished. Activities on the site ceased in the 1990s. The site can be accessed from the adopted highway via Earle Road to the west and Tanhouse Lane to the east. It is located within an area that comprises a range of uses. Historically, the site lay within a predominantly commercial and industrial area. The site is now surrounded by a range of uses including: The Hive Retail and Leisure Centre located immediately to the west; landscaped boundary and footpath to the north, following the path of a former railway; industrial and commercial activities are based to the west and east, comprising a mix of manufacturing and warehousing; the St Helens Canal, railway and Mersey Estuary to the south. PAGE 2

6 2. Scoping and Key Issues Pre-application discussions between Forster & Company and Halton Borough Council agreed the scope of the EIA. The scoping requirements set out by HBC are set out in letters to Forster & Company dated 04/02/13 and 08/03/13. These are summarised in Table 2.1 below. From the outset, the process of EIA has been carried out in an open and constructive manner with all identified interested parties. With this in mind, both statutory and non-statutory consultees have been consulted during the EIA process. The environmental assessment has considered potential environmental impacts associated with the following: Contaminated Land (Chapter 6); Ecology (Chapter 7); Air Quality (Chapter 8); Noise (Chapter 9); Flood Risk and Hydrology (Chapter 10); Landscape and Visual Assessment, including lighting (Chapter 11); Socio-economics (Chapter 12); and, Access, Traffic and Transport (Chapter 13). In addition, other Issues relating Health Impact Assessment, Sustainability and Health & Safety Report have also been assessed to support the planning application Assessment of Alternatives Currently the application site is designated for residential development in the Widnes Waterfront Masterplan (2009). Therefore this site is considered to be well suited to the proposed residentialled mixed use proposals. Given the planning history, the original application for the proposed development was approved in 2005 and Previous assessments of the application were considered acceptable in respect of planning policies of the time. Under a Do Northing scenario the site would remain in its existing form. The absence of development, especially residential development, on site is contrary to local planning policy. Regeneration of sites such as this is a priority of the Council for the Widnes Waterfront, and therefore redevelopment is necessary to achieve this important objective. The ES concludes that the overall impact of development is positive. PAGE 3

7 3. Planning Context The review of Planning Policy issues contained within this ES and also in the accompany Planning Support statement clearly demonstrates that the application site is a suitable and appropriate location for the application proposals, as confirmed by the previous grant of planning permission (Ref: 05/00109/OUTEIA). There are no recent changes in Policy that have altered this conclusion since the previous application was determined. The proposed development fully meets the objectives of the Development Plan and National Planning Policy Framework (NPPF) in delivering a sustainable development capable of meeting regeneration, environmental and climate change objectives. The application proposals will deliver the following key objectives: A high quality and well designed mixed use development on previously developed land. The remediation of a contaminated and under used site in a sustainable urban location. The construction of buildings to meet the appropriate environmental standards in balance with securing a viable and beneficial development. The provision of the recreational area, open space and Green Infrastructure to link with the wider urban area to provide on site opportunities for play. Safe and secure design. A mix of homes suitable for all sectors of the housing market, including affordable housing. Climate change measures in balance with securing a viable and beneficial development. Linkages with the public transport network. The provision of new major infrastructure. A net gain in bio-diversity. On this basis it is considered that the development proposed at Tanhouse Lane represent an appropriate form of development at a location that has the potential to be a highly sustainable site for development. The proposed development would contribute towards the target for the re-use of previously developed land. In addition the development would comply with the objectives of the development plan. Furthermore if the proposed development is not accepted the likelihood is that the site will remain vacant and this large area of previously developed land will remain a wasted resource. PAGE 4

8 4. Environmental Impacts 4.1. Contaminated Land The site investigations have identified shallow soil contamination at levels which represent a risk to the health of future residents without mitigation measures. Soil forming materials can be used at the remediation phase to provide a barrier to contamination and break source-pathway-receptor linkages to future residents of the development. Site remediation as a result of future development would remove localised contamination hotspots in soil and introduce hard surfacing on the site which would limit the migration of residual contaminants into shallow groundwater. The Principal Aquifer (Sherwood Sandstone) has been assessed to be a low risk from contamination as it is protected by a significant depth of Glacial Till (Boulder Clay). The St. Helens Canal and River Mersey are assessed to be a low risk from contamination on site as a result of site specific risk assessment. In terms of land contamination and groundwater protection, it is considered that the positive aspects of the proposed development outweigh the possible negative impacts. The development of a Waste Resource Park adjacent to the site to the east would have the potential for generation of cumulative impacts during the construction phase if undertaken at the same time due to vehicle movement, odours and dust. The long term impact of site remediation at these two sites would be a net improvement in the local land, groundwater and surface water quality Ecology There are no significant residual impacts anticipated for any ecological receptors including the River Mersey Special Protection Area (SPA), Special Area of Conservation (SAC), Ramsar site as well as Wigg Island Local Nature Reserve, which is located approximately 1.5km to the south of the site. There will also be no significant impacts on non-statutory conservation and local wildlife sites. The loss of breeding habitat /destruction of nests of ringed plover and lapwing will be addressed by mitigation measures to provide compensatory habitat improvement works on nearby Local Wildlife Site / Local Nature Reserve. This potentially significant impact will be offset by enhancement of off-site habitats. Any damage to other active birds nests (potential breach of legislation) will be avoided by working outside of breeding seasons or checking for nests by suitably qualified ecologist. Mitigation measures set out under Flood Risk and Hydrology will address any potential negative impacts on water quality in River Mersey SPA / SAC / Ramsar / SSSI and LWS. PAGE 5

9 4.3. Air Quality The overall impact on air quality from the proposed Tanhouse Lane Development is not significant. The dominant impact on air quality at Tanhouse Lane arises from vehicles travelling along the surrounding road network, specifically on the A568 (Watkinson Way northbound and southbound) and the A562 (Fiddlers Ferry Road). The results of modelling of road traffic in this area indicate that there could be existing exceedences of the annual mean nitrogen dioxide air quality objective at a number of locations. Modelled increases in concentrations are classed as a small change, which corresponds to a slight adverse impact. At all other locations the proposed development would lead to a negligible impact. Once developed the new uses on the Tanhouse Lane site will not lead to any new exceedences. It will also lead to imperceptible increases in PM 10 concentrations at receptor locations adjacent to the local road network. These are all described as negligible impacts according to the EPUK guidance. The appraisal of the potential dust levels associated with the construction of the proposed development at the site shows that, although dust is likely to be generated from site activities, there are no receptors in close proximity to the site. Therefore, no assessment was required. However, as some degree of dust impacts may be possible best-practice dust mitigation measures will be adopted Noise Overall the impact on noise will be neutral during construction and operational phases on-site and on nearby noise sensitive receptors. The proposed façade design for new buildings demonstrates that the development could achieve suitable internal noise levels using standard building materials and techniques. No major adverse impacts have been identified and therefore no mitigation measures are required Flood Risk and Hydrology The implementation of mitigation measures ensure the risk of significant impacts occurring to the local surface water environment as a result of the proposed development at Tanhouse Lane will be minimal. The greatest risks, while not significant, are limited to the mobilisation of soil and sediment, some of which are likely to be contaminated, into surface waters during the construction phase. The proposals will not be subject to significant levels of flood risk and the development of the site will not exacerbate flood risk off-site. The development will deliver significant benefits to the water environment including reduced peak storm water runoff, reduced sediment loading and remediation or containment of historical contamination. It is considered that benefits outweigh any minor adverse impacts that may arise Landscape and Visual Assessment The proposed development at Tanhouse Lane will lead to the redevelopment of vacant, brownfield land, located in an urban context. Generally the potential landscape effects have been assessed as being positive and good design quality in the proposed development will contribute to the PAGE 6

10 surrounding area, producing an attractive environment to live and work, replacing the postindustrial land. No significant effects are predicted in relation to the townscape character area that the site is located within or the two townscape/landscape character types defined within the surrounding study area. Proposals will change the baseline conditions in terms of direct effects, townscape / landscape character and visual amenity. The landscape/townscape effects are also generally predicted to be positive, due to the redevelopment of a vacant brownfield site that currently detracts from the local landscape character. No significant effects have been identified in relation to surrounding designated landscapes or townscapes e.g. the Area of Special Landscape Value associated with the Mersey Estuary and local Conservation Areas. Some localised significant adverse visual effects have been identified, however overall visual impacts are predicted to be positive and the key elements of the proposed development will result in beneficial changes Socio-economics The overall socio-economic impact of the proposed development at Tanhouse Lane will be major beneficial. This is because proposals will transform a currently vacant former industrial site into a balanced, strong, vibrant and sustainable neighbourhood. New residents and workers on site will create a healthy community which will help strengthen the local economy. Proposed land uses, especially aspirational and family housing, and modern offices, meet identified local needs and other commercial land uses will not adversely impact on Widnes town centre. Overall, the new community, and associated development will contribute towards achieving the long-term vision and objective of the Council to contribute towards regeneration and general improvement of the Widnes Waterfront area Access, Traffic and Transport Overall although the proposed development will generate some additional traffic, most notably during the weekday AM and PM peak hours, the resulting residual effects will be minor overall given the mitigation proposed. Therefore, there are no predicted significant traffic and transport effects. The introduction of mitigation measures at the A557/A562/Earle Road Gyratory will reduce the traffic impact and the predicted increases in queuing and delay to acceptable levels. The residual effect on accidents and road safety is minor as the additional traffic is unlikely to increase the potential for accidents on the network of interest. The residual effect on pedestrian amenity, fear and intimidation is minor due to the likely composition of the development generated traffic and the quality of the existing pedestrian infrastructure. PAGE 7

11 5. Cumulative Impacts Cumulative impacts are discussed in each ES chapter. Overall there are no significant impacts expected as a result of the assessment of the six projects set out below: 11/00368/OUT Morbaine Retail Development; 11/00231/OUT P&O Retail Development; 06/00883/FUL Retail development at the former Windmill Centre; 10/00446/EIA Proposed development and operation of Waste Resource Park; 08/00355/REM Light industrial/warehouse units with ancillary offices at Easter Park; and, 13/00175/FUL Proposed new food manufacturing facility on Gorsey Lane. These sites are described and mapped in Chapter 2 of the ES. The key potential impact relates to the development of the Waste Resource Park to the east of the site. It is important to note that planning conditions attached to this permission (Condition 22 with regard to noise) acknowledge the Routledge site (proposed development at Tanhouse Lane) and therefore it is assumed the potential development takes account of the 2005 application for mixed used development at Tanhouse Lane. The conditions in the Decision Notice include a requirement that noise emissions from the waste resource park shall be at least 10 db below the background noise levels on the proposed development at Tanhouse Lane. Key potential cumulative impacts might take place if during the construction phase the Waste Resource Park and Tanhouse Lane are developed simultaneously. Potential cumulative impacts would be expected in relation to vehicle movements, odours, dust, pollution pressure on the canal and potential loss of habitats. Long term cumulative impacts are positive. For example the remediation of sites along the Widnes Waterfront regeneration area would lead to a net improvement in the local land, groundwater and surface water quality and conditions. The water environment will benefit due to the stabilisation of land, better management of historic pollution and improved drainage control. Any potential loss of habitats would be expected to be offset by off-site enhancements. All projects are considered to be complementary by providing a mix of commercial retail (A1) and offices (B1) and light industrial (B2, B8) activities. They will work together to help deliver regeneration, and new homes and jobs, along the Widnes Waterfront and to the south of the town centre. PAGE 8

12 6. Conclusion The ES has presented an up-to-date assessment of agreed environmental receptors to support the re-submission of the outline planning application for mixed use development at Tanhouse Lane, Widnes. The detailed environmental assessment of the potential effects of the proposals indicate that significant environmental effects on contaminated land, ecology, air quality, noise, flood risk and hydrology, landscape and townscape, socio-economics and transport are unlikely to occur after mitigation measures have been implemented. The overall residual impact of the proposed development will be positive and long-term. PAGE 9