Exeter Gateway Phase 2 Environmental Statement Volume 1

Transcription

1 Our trading name has changed to Lichfields. During the transition to Lichfields you may still receive documents in the previous template format. Our legal name, Nathaniel Lichfield & Partners Ltd, remains the same and all existing arrangements will not be affected in any way. Exeter Gateway Phase 2 Environmental Statement Volume 1 Non-Technical Summary (February 2017) Church Commissioners for England 23 February /SSL/EE

2

3 Contents 1.0 Introduction 1 Purpose of the Document 1 The EIA Process 1 Background to the Scheme Site and Surroundings Description of Development 5 Alternatives Considered 7 Consultation and Design Evolution Transportation Landscape and Visual Socio Economic Archaeology and Built Heritage Ground Conditions Water and Flood Risk Ecology Air Quality Noise Soils Cumulative Effects and Summary of Findings Availability of the Environmental Statement Scheme Plans References 36

4

5 Figures Figure 2.1 Aerial Image showing the extent of the Exeter Gateway Phase 2 Site (outlined in red) 3 Figure 14.1 Exeter Gateway Phase 2 EIA Cumulative Development Sites 25 Tables Table E6.1 Summary of impacts 13 Table 14.1 Cumulative Development Schedule 23 Table 14.2 Summary of Effects with Mitigation in Place 29 Table 16.1 Plans assessed in the Exeter Gateway Phase 2 ES (February 2017) 35

6

7 1.0 Introduction Purpose of the Document 1.1 This document is a summary in non-technical language of the Environmental Statement (ES) that has been prepared on behalf of the Church Commissioners for England (CCfE ). It accompanies a planning application for the development of a Storage and Distribution development within a site north of the B3147 (London Road), Clyst Honiton, Exeter. The proposals form the second of two phases of development within the allocated site and is known as Exeter Gateway Phase An Environmental Impact Assessment (EIA) has been undertaken because the proposed development falls within Part 10(a) (Industrial Estate Development) of Schedule 2 of the Town and Country Planning (EIA) Regulations 2011 (as Amended) (the EIA Regulations): Part 10(a) relates to industrial estate development where the area of development is more than 5 hectares. 1.3 For development proposals that meet (or are above) this threshold, EIA is required where it is possible that the development could have significant effects on the environment. What makes an effect significant or not has been defined on a topic-by-topic basis. 1.4 This Non-Technical Summary (NTS) of the main ES includes the following information: Section 1.0 sets out the background to the assessment process and the scheme; Section 2.0 describes the site and its surroundings; Section 3.0 describes the development, outlines the construction methodology and also sets out how the design has evolved; Sections provide a topic-by-topic review of the findings of the EIA; Section 14.0 reviews whether other impacts may happen when the scheme is considered with other reasonably foreseeable developments in the area; Section 15.0 provides details of the availability of the document; and Section 16.0 provides key plans that are of most relevance to the EIA. The EIA Process 1.5 The ES that has been submitted with the planning application sets out the findings of an EIA of the proposed storage and distribution development at Exeter Gateway Phase The EIA process aims to make sure that any significant effects arising from a development are systematically identified, assessed and presented to help the relevant local planning authority, statutory consultees and other key stakeholders understand the impacts arising from development. If measures 1 are required to minimise or reduce effects then these are clearly identified. 1.7 For Exeter Gateway Phase 2, EIA has been carried out to consider the likely significant effects that may occur during the (temporary) construction period and during the operational phase, when the development is finished and the proposed employment unit(s) are being used. The EIA also looks at the potential relationship between Exeter Gateway Phase 2 and future developments in the area. It has been undertaken having 1 These measures are known as mitigation P1

8 taken into account best practice and relevant legislation and has addressed the following topics that were agreed with East Devon District Council (EDDC): 1 Transportation 2 Landscape and Visual 3 Socio Economic 4 Archaeology and Built Heritage 5 Ground Conditions 6 Water and Flood Risk 7 Ecology 8 Air Quality 9 Noise 10 Soils 1.8 Likely effects have been identified based on knowledge of the site and surroundings, desk top assessment, survey and fieldwork and other information available to the EIA team. All matters that could be reasonably needed to assess the effect(s) of the proposed development are set out in the ES. 1.9 The EIA team has worked closely with the design team to make sure that the development that has been submitted for planning permission includes the changes that are thought necessary or appropriate to avoid or reduce any significant adverse environmental effects that were identified by the EIA Consultation has also informed the EIA process in relation to the methodology, as a way to gather environmental data, to review the effectiveness of any identified mitigation measures and as a way of keeping interested parties informed on the process of EIA undertaken. Background to the Scheme 1.11 The development proposals have been developed in a collaborative way. The project team has worked closely with EDDC and other bodies (such as Exeter Airport, Devon County Council and nearby Community Councils) in agreeing the development principles and in making sure that any impacts are minimised. P2

9 2.0 Site and Surroundings 2.1 The Exeter Gateway Phase 2 site is approximately 30 hectares in size. An aerial image showing the extent of the development site is provided in Figure 2.1 below. The site is currently used as farmland, though part of it has been dug up to lay a sewer for the Cranbrook new town and part has been used as a temporary working area for the construction of Exeter Gateway Phase 1. In the southeastern corner of the site is a restored sand and gravel quarry and in the south west of the site are a number of unused farm buildings (Hayes Farm). Figure 2.1 Aerial Image showing the extent of the Exeter Gateway Phase 2 Site (outlined in red) 2.2 The site is broadly surrounded with the following: 1 To the south, beyond London Road (the B3174), by Skypark Business Park, the E-ON Energy Centre and Exeter Airport; 2 To the north the main Exeter St David s to London Waterloo railway, beyond which is farmland; 3 To the east by an established hedgerow, beyond which is a strip of farmland and properties on Station Road (and the Cranbrook new town); and 4 To the west by the Exeter Gateway Phase 1 development, which is currently under construction and will provide a large storage and distribution warehouse for retailer Lidl. 2.3 Junction 29 of the M5 is approximately 3.5km to the south west of the site and Exeter City Centre is approximately 9km to the west. 2.4 Other settlements that are close to the site include Clyst Honiton village (approximately 520 m south west); Shermoor (approximately 330m east); Dog Village and Broadclyst (approximately 1,500 m north) and a number of isolated dwellings/farm houses next to to and in the immediate locality of the site boundary. 2.5 With regards to environmental features: P3

10 1 The site does not contain any listed buildings (the closest listed building is a milestone on the north side of the A20, around 350 metres from the site). 2 The site is not located in a Conservation Area. 3 The site does not contain any streams or water features the Rivers Clyst and Cranny run along the northern and eastern boundaries of the site. 4 The site is mostly within Flood Zone 1 (having a less than 1 in 1,000 annual probability of flooding), although a small area of land in the north of the development is in Flood Zones 2 and 3 (Flood Zone 3 has a 1 in 100 or greater annual probability of river flooding, or 1 in 200 or greater annual probability of flooding from the sea in any year). 5 The site does not have any statutory nature designations and there are no County Wildlife Sites, Other Sites of Wildlife Interest or Ancient Semi-Natural Woodlands within the site. 6 The northwestern corner of the site is a small (approximately 1.5 hectares of a 438 hectare designation) part of Broadclyst Moor Dymond s Bridge Marsh Unconfirmed Wildlife Site. P4

11 3.0 Description of Development 3.1 The description of the proposed development is as follows: Outline planning application with all matters reserved for the provision of up to 110,000 sq. m of Use Class B8 development with ancillary Use Class B1 and associated parking, servicing, yard areas, landscaping and engineering works including demolition of existing structures within the site. 3.2 As the planning application is submitted in outline a Parameters Plan has been prepared to show the potential development that could be delivered within the site and to allow this to be assessed within the EIA. Indicative Masterplans have also been prepared to show how the development could be accommodated within the parameters, however these have been provided for illustrative purposes only. 3.3 Notwithstanding this, the Indicative Masterplans show one way in which the maximum and minimum amount of development could be delivered within the limits of the Parameters Plan. At the request of EDDC, the EIA assessed both scenarios because it was felt that the impacts (and any necessary mitigation) could differ. The planning application is, however, seeking planning permission for the Parameters Plan and not the Indicative Masterplans. 3.4 Ultimately, the proposed development is for up to 110,000 sq m of Storage and Distribution uses. It has been assumed that 5% of this floorspace will provide offices for the storage/distribution business(es) that occupy the finished development. Within this, the minimum and maximum parameters are: Scenario This represents the minimum number of units that can be delivered within the limits of the Parameters Plan. Scenario 1 is based on a 2-unit scheme and provides a total of around 108,000 sq m (gross internal area) of floorspace, as well as 540 car parking spaces. Scenario This represents the maximum number of units that can be delivered within the limits of the Parameters Plan. Scenario 2 is based on a 13-unit scheme and provides a total of around 90,500 sq m (gross internal area) of floorspace, as well as 528 car parking spaces. 3.7 For both scenarios, as well as the storage/distribution with ancillary office floorspace and car parking, the development also includes an estate access road, Sustainable Drainage Systems, sprinkler tanks and a pump house, and a Green Infrastructure/Landscaping Strategy. 3.8 No development is proposed in the far north of the site, on land next to the railway line. 3.9 The height limit for each development zone is defined as a maximum building height above ground level (ordnance datum). This varies between 21m in the main Zone A, to give maximum flexibility for large single buildings, and 12m in the smaller Zone B, to reflect the much smaller scale of potential development here Access into the site will be from London Road. It is proposed to use the existing junction into the site that was constructed as part of the Clyst Honiton Bypass works. This junction will be signalised. P5

12 3.11 A 20 metre wide landscape buffer will run along the northern, eastern and southern boundaries of the site; and a 10 metre wide landscape buffer will run along the western boundary where the Exeter Gateway Phase 2 site joins the Exeter Gateway Phase 1 development Some hedges will need to be lost to accommodate the internal access road. In Scenario 1 around 450 metres will be lost and in Scenario 2 around 390 metres will be lost, though 300 metres of both scenarios is of low quality (it is classified as defunct and species poor) The Green Infrastructure Strategy for both scenarios includes balancing ponds and swales, as well as tree and wildflower grassland planting. This will have ecological benefits as well as being part of the Drainage Strategy. Together these make sure that runoff from the site is limited to greenfield rates and that the risk of flooding is not increased within the site or elsewhere With regards to foul drainage, the development proposes to connect to the local combined sewer network A Lighting Strategy and Sustainability Strategy have also been developed. Full details are included within the ES, however in summary, these make sure that the lighting will not have a significant impact on residential or ecological receptors, and that the development is energy efficient and reduces CO 2 emissions. This includes connecting to the nearby E- ON Energy Centre. Construction Methodology 3.16 A series of construction assumptions have been set out that form the basis of the assessment for potential significant environmental effects to arise during the construction phase of the development. It has been assumed for the purposes of the assessment that the construction of the proposed development will take around 208 weeks, from early 2018 to early The development will be constructed in response to market demand. Reserved Matters applications will then be submitted to secure planning permission for the details of each unit, in accordance with the Parameters Plan. The sequence of works will be: 1 Site Preparation and Enabling Works including setting up the site and diverting services and utilities (if required), undertaking any additional site surveys that are needed and erecting hoarding around the site; 2 Demolition remove the derelict farm buildings/structures in the south west of the site; 3 Levelling site levelling will be undertaken to form the required development plateau(s), spine road base and other features (e.g. drainage features). This will be done by earth moving vehicles; 4 Access installation of the main spine road through the site; 5 Sub-structure foundations and slabs on which the building(s) will sit; 6 Superstructure the most likely solution at this stage will be conventional frame building(s). A fixed tower crane will be used to erect steelwork and move materials; 7 Envelope Cladding to the building(s) will be metal, brick and glass, with a tower crane used to lift pieces into place. The contractor will plan deliveries to minimise the need to store materials on site; and P6

13 8 Fit-out and External Works as the building envelope(s) are completed the tower crane will be dismantled The expected core construction working hours will be as follows: 08:00 18:00 hours on weekdays; 08:00 13:00 hours on Saturdays; and No working on Sundays, Bank or Public Holidays The contractor will be required to produce and agree a Construction Environmental Management Plan (CEMP) to describe how the construction phase will be managed to avoid, minimise and mitigate any construction effects on the environment and existing surrounding communities. Alternatives Considered 3.20 As part of the EIA, alternative locations and forms of the development have been considered. This also helps to clarify the main advantages for taking forward the current scheme, taking account of the environmental effects Consideration of a situation where the development does not happen and the site remains in vacant use has been dismissed as this is an unrealistic scenario for an important site that is allocated warehouse and distribution uses as part of the West End development within the adopted East Devon Local Plan Due to the site allocation alternative site locations have not been considered. The location of the site is also well-placed for the growing New Community at Cranbrook and other nearby developments at Exeter Gateway Phase 1, Skypark Business Park and the E-ON Energy Centre The location of the storage/distribution units within the Exeter Gateway Phase 2 site has not been set as the Parameters Plan allows for a range of different layouts. The EIA does, however, look at the potential effects of the development that could be delivered within the Parameters, by assessing Scenario 1 and Scenario 2 separately, where relevant. Consultation and Design Evolution 3.24 Having chosen the development site, the design of the proposed development has gone through a number of versions as a result of consultation with key stakeholders, EDDC and the initial findings of the technical assessments Ways in which the proposed development has evolved as a result of consultation include: 1 Removal of land in the far north of the site from the development area, to take account of the flood zone; 2 Reduction in the maximum number of units that can be accommodated within the development; 3 Inclusion of swales within the Green Infrastructure Strategy to provide ecological and drainage benefits; 4 Reduction of maximum building heights to minimise visual impact and amendment in the presentation of building heights at the request of EDDC; 5 Amendment of the landscape strip to ensure that there is a consistent 20 metre wide Green Infrastructure zone on the northern, eastern and southern site boundaries; 6 Incorporation of noise attenuation; and P7

14 7 Preparation of a Lighting Strategy. P8

15 4.0 Transportation 4.1 The Transportation chapter of the ES was prepared by WYG. 4.2 The Transport Assessment (TA) that has been undertaken considers the potential impact of traffic arising from the proposed Exeter Gateway Phase 2 development as described within Chapter An assessment has been completed to estimate the likely impacts of traffic associated with both the construction of the development and the day to day use of the site when it is up and running. The focus of the transport work is based on the day to day impact once the site is built as it is expected that this will generate higher volumes of traffic. Furthermore the characteristics of site traffic are expected to be largely comparable under development scenarios 1 and 2, given that the land will be occupied by distribution and warehousing units where freight (HGV) traffic is commonplace. 4.4 The TA of the Exeter Gateway Phase 2 development has made use of approved traffic data in order to forecast the potential for, amongst other things, driver and pedestrian delay. This is based on agreed environmental assessment guidelines that are set so as to determine the likely scale of impact that road traffic may have on the highway, road users and, where relevant, nearby communities. 4.5 Overall the scale of impact on other road users is concluded as being negligible or, in laymans terms, is likely to have limited impact upon travel time or the safety of the highway network in the area around the site. P9

16 5.0 Landscape and Visual 5.1 The Landscape and Visual Impact Assessment (LVIA) was prepared by EDP and considered a 5km radius study area with a 2km radius detailed assessment area. This involved a desk study, field based assessment, photography works and wire frame computer modelling. 5.2 Following an assessment of the existing landscape sensitivity and providing feedback into the early site masterplanning and design exercises, the overall effects of the proposed development were assessed for Scenario 1 and Scenario 2. This assessment was undertaken in accordance with current guidelines by a professional Chartered Landscape Architect. 5.3 The LVIA also considered the possible cumulative effect arising from the proposed development alongside other proposed, approved and consented developments in the local area. LVIA Findings Landscape Effects 5.4 During construction of the proposed development there would be some unavoidable significant effects on the landscape of the site that would occur from the construction phase including noise, movement of machinery and the delivery of materials with associated vehicle movements and temporary lighting. However these effects would be mainly experienced at the site and would stop after the construction phase has ended. Some of these construction effects would have a limited effect on landscape receptors immediate to the site but would not extend across the wider landscape due to the nature of the surrounding open countryside and built form along the London Road (B3147). 5.5 Once operational the assessment concludes that, while a few significant effects will occur, given the nature of the proposal these would be restricted to locations within a relatively limited area and would avoid the majority of sensitive locations including protected landscapes such as the Rockbeare Registered Park and Garden. 5.6 The residual effects of the proposed development are those effects experienced in the long term after the landscaping planted within the site as part of the development has matured (approximately 15 years). In these situations there would be no significant effects to the landscape by either Scenario 1 or Scenario The only significant effects would relate to how the proposal would be perceived i.e. perceptual and sensory effects, which is expected because the development will change the site from agricultural use to commercial industrial development. There will therefore be significant effects on the immediate character of the site although this is unavoidable and would be the same for any development on the site. In the long term the proposed planting will soften views towards the development from within the wider landscape, further limiting the perception of the development within the immediate landscape and ultimately the proposal would not be out of context within this landscape. Visual Effects 5.8 There would be some significant visual effects during the construction stage of the proposed development; however, these would be temporary and short term and only experienced from a few locations. Consequently these short term effects would be limited P10

17 to local receptors on the London Road (B3147), the immediate residences and villages to the east and south west and elevated landform to the west of the site. Beyond this the proposal has taken advantage of the in-built filtering and screening that already exists in the local landscape (i.e. through landscaping and the landform) which give considerable protection to key visual receptors. 5.9 The development would also take advantage of its location close to other commercial industrial development situated on the London Road (B3147) and the Lidl distribution centre next door to the site s western boundary therefore avoiding views to and from the wider landscape that is more open. In this sense the residual visual effects of the proposed development is mainly not significant from a number of visual receptors in the surrounding landscape In the round the residual effects of Scenario 2 are not significant; however, there are a limited number of receptors that would receive significant residual visual effects from Scenario 1. These receptors are situated where the bulk of the proposed largest building is seen side on In the long term, Scenario 1 would become an established part of the character of the area which is already classified as Mixed farmland with other land uses, possibly extractive industry or commercial development. Ultimately the proposal would not be experienced as out of context within this landscape. Consequently the view at Year 15 is likely to be similar to Year 1. However, the proposed planting along the southern boundary between the site and the receptors will have matured, and will provide a greater screen, and a greater physical and perceptual buffer. Overall LVIA Summary 5.12 Ultimately any new commercial industrial development of any scale in the UK will result in some significant effects, including effects outside the site itself Whilst some significant effects on the fabric of the landscape are anticipated these largely relate to the construction stage and mostly due to the replacement of an open agricultural field with commercial units and associated features. However, such development is nonetheless considered to be consistent with the existing employment development found along the London Road (B3147) and Exeter International Airport, which is also reflected in the key characteristics of the host landscape character area Moreover there are some beneficial effects on landscape fabric, ecology and biodiversity and green infrastructure associated with each development scenario that could be delivered within the limits of the Parameters Plan and would lead to an overall gain in ecological habitats and bio-diversity The combination of a shallow undulating topography, small to medium field boundaries, mature field hedgerows and robust tree components and tree groups has a fundamental bearing on the proposed development and these combine to screen each of the scenarios in the round, albeit with some views of the upper roof lines and elements discernible. Consequently, these factors combine to filter and screen the development from most of the visual receptors in the close to medium range. From the elevated landform to the southwest and west of the site both development scenarios are visible but the visual effects of the proposals are only significant for Scenario In summary, it is the professional view of the Chartered Landscape Architect that both development scenarios are compatible with the landscape, and that the levels of effects identified are relatively modest such that these are neither unusual nor excessive for this P11

18 type of development in this location. Fundamentally, commercial industrial development forms part of the views in this area and the proposals would not introduce a wholly new feature to the landscape or views. P12

19 6.0 Socio Economic 6.1 The Socio-Economic chapter of the ES was prepared by Lichfields. The key features of socio-economic conditions in East Devon and Exeter can be summarised as follows: 1 The resident population in 2015 amounted to 138,141 in East Devon and 127,308 in Exeter. 2 The age profile of the population of East Devon is older than the wider area and much older than Exeter. 3 Very limited growth is expected in the working age population (aged 18 to 64) from 2015 to 2031 in both local authorities (3.0% overall) but particularly in East Devon (0.8%). 4 The transport and storage sector is a key provider of employment in East Devon, accounting for 6.4% of jobs in the local authority area. 5 Median weekly wage levels in 2016 for those working within the transport and storage sector in the South West were higher than average wages for all jobs in East Devon and the South West. 6 East Devon is a net exporter of labour and Exeter is a net importer of labour. The self-containment rate within both of these local authority areas decreased between 2001 and 2011, as a result of increases in the levels of total out-commuting. 7 According to the 2015 IMD, East Devon District has relatively low levels of deprivation. However, there are a small number of areas of localised deprivation in East Devon and several deprived areas in Exeter, some of which are significantly deprived. Potential Effects 6.2 The key socio-economic impacts of the proposed development are summarised in Table E6.1. Indicative Masterplan Scenarios 1 and 2 have been set out separately because the impacts will change depending on the development that is built. Table E6.1 Summary of impacts Construction phase Scenario 1 Scenario 2 Capital investment 43.0 million 36.1 million Person-years of construction employment 426 personyears Direct construction jobs (FTE positions) per annum 107 jobs (43 FTE jobs) Indirect and induced jobs (FTE positions) per annum 161 jobs (64 FTE jobs) 358 person-years 89 jobs (36 FTE jobs) Direct GVA per annum 6.8 million 5.7 million Indirect GVA per annum 9.5 million 8.0 million Gross income per annum earned by direct FTE construction workers National Insurance and PAYE tax revenue per annum from direct construction employment 3.1 million 2.6 million 975, , indirect and induced jobs (54 FTE jobs) P13

20 Operational phase Direct jobs (FTE positions) Indirect/induced jobs (FTE positions) in the South West Scenario 1 Scenario 2 1,817 jobs (1,672 FTE jobs) 799 jobs (736 FTE jobs) Indirect/induced jobs (FTE positions in the local area 527 jobs (485 FTE jobs) 1,530 jobs (1,408 FTE jobs) 673 jobs (620 FTE jobs) 444 jobs (408 FTE jobs) Direct GVA per annum million 89.1 million Indirect GVA per annum million million Gross income per annum earned by direct FTE workers National Insurance and PAYE tax revenue per annum from direct employment 42.1 million 35.4 million 12.1 million 10.2 million Business rates per annum 9.1 million 7.7 million Source: Lichfields analysis 6.3 The total population of East Devon and Exeter is expected to increase by 10.8% from 2015 to 2031, but the number of working age people (aged 18 to 64) is anticipated to increase by only 3.0%. The provision of more jobs within Phase 2 of Exeter Gateway could help to keep resident working age people in these areas in order to support continued economic growth for the two local authority areas and the wider region. 6.4 The proposed development will provide significant employment opportunities, which could help to reduce unemployment levels in East Devon and Exeter (currently 3.9% for both authorities combined). The provision of employment opportunities within the proposed development will match the aspirations of many job seekers. Of the 1,200 people claiming JSA in East Devon and Exeter in April 2016, a total of 120 people (10%) were seeking work within the elementary trades, plant, storage, transport and distribution sectors, and another 60 people (5%) were seeking work in administrative occupations. 6.5 It is likely that the type of jobs to be created at the proposed development will be better paid than the average salary for East Devon and will therefore help to address the issue of low paid employment identified by the East Devon Local Plan. 6.6 Were the proposed development not to proceed, this could have adverse impacts in social and economic terms. A do nothing option would not generate any socio-economic benefits for the area of assessment and would also fail to make any contribution towards key local economic issues such as the loss of working age population and the high levels of net out-commuting. 6.7 The proposed development therefore represents a significant new capital investment in the area, which will help to enhance the profile of East Devon and the wider Exeter area and will raise the overall level of economic growth and expenditure in the area. P14

21 7.0 Archaeology and Built Heritage 7.1 The Archaeological and Built Heritage Chapter of the ES, prepared by Cotswold Archaeology, discussed the physical impacts on the proposed development on the below ground archaeological remains ( heritage assets ). 7.2 The technical assessment, which was informed by a number of previous and recent assessments and investigations, has identified the presence of archaeological remains within the site. The recorded archaeological remains within the site include three ring ditches, probably representing the remains of Bronze Age barrows and buried archaeological remains associated with prehistoric and Roman settlement and/or agricultural practices. There is also the potential for the presence of further prehistoric remains within the northern section of the site, and buried remains associated with Roman settlement and/or agricultural practices in the south. 7.3 With regard to built heritage, the assessment has established, through a settings assessment, that the proposed development would not affect the significance of designated assets located within the surroundings of the site through an alteration to their setting. 7.4 Ground disturbance associated with the construction works will remove archaeological remains that are present within the site. Due to the character of the proposed development, it is considered that mitigation through preservation in situ is not possible. National and local planning policy requires archaeological recording of assets that will be harmed by the proposed development. Therefore, a programme of archaeological investigation will be undertaken which will preserve by record the heritage assets within the site. It is proposed that archaeological excavation will also be undertaken within the areas of known archaeological remains, with further investigation (i.e. controlled strip, map and sample exercise) in areas considered to be of high archaeological potential. The remainder of the site would be subject to further a watching brief during ground works. Such measures will partially offset the loss/disturbance of the archaeological remains as the excavations will increase our knowledge of the resource, with potential for further benefits through a community engagement programme, enhancing the appreciation of Exeter s historic past. P15

22 8.0 Ground Conditions 8.1 The Ground Conditions assessment was undertaken by WYG and assessed potential impacts following a baseline assessment of the current conditions at the site. 8.2 During the construction stage potential significant environmental effects include the following; mobilisation of previously unidentified contamination; exposure of construction workers to ground contamination; increased water run-off from bare soil; potential for leaks and spills of fuels and the import of material that is chemically or geotechnically unsuitable. During the operational phase, the potential significant environmental effects include the following; potential for leaks and spills of fuels; the accumulation of landgas and the reduction of infiltration rates due to the presence of prominent hard standing. 8.3 With respect to mitigation, during the construction phase, the following measures have been proposed: 1 Adoption of appropriate working practices, method statements and proper use of appropriate personal protective equipment (PPE) and respiratory protective equipment (RPE); and 2 Implementation of a Construction Environmental Management Plan (CEMP), a Materials Management Plan (MMP) and a Reactive Remediation Strategy. 8.4 The following mitigation measures are proposed during the operational phase of the development: 1 Any potentially contaminated runoff be routed to the drainage system via an oil water interceptor to prevent the mobilisation of hydrocarbons into the proposed Sustainable Drainage Systems; 2 Above ground fuel storage tanks (if required) should be operated under good management. Tanks should be installed with appropriate bunding to contain any leaks; and 3 Installation of landgas protection measures in line with the recommendations outlined in BS8485:2015 within buildings constructed in the area of the former sand and gravel pit in the east of the site. 8.5 In conclusion, after assessment of the potential impacts to the ground conditions and consideration of appropriate mitigation measures, the majority of the residual effects are considered to have a neutral or minor beneficial impact on Ground Conditions within the site. P16

23 9.0 Water and Flood Risk 9.1 The Water and Flood Risk technical assessment was prepared by WYG. A site specific Flood Risk Assessment was undertaken with the aim of determining existing flood risk to the site, and proposing mitigation where necessary to minimise flood risk on site and to ensure flood risk is not increased off site as a result of the development. 9.2 The site is predominantly located in Flood Zone 1 (areas at little or no risk of flooding), with some areas in the north west of the site within Flood Zones 2 and 3 (areas that could be affected by flooding). All development will be located outside Flood Zones 2 and 3 to ensure that the development is flood free in rainfall events up to the 1 in 1000 year event. 9.3 Infiltration at the site is possible, so all surface water from the newly constructed impermeable areas will be routed, using swales where possible, to infiltration basins which will allow the rainwater to be absorbed into the ground. This Sustainable Drainage System (SuDS) will also help water quality by treating the runoff. 9.4 The introduction of water storage on site and infiltration to the ground will reduce runoff from the site to the local watercourse network, dealing with all surface water at source. 9.5 All drainage features have been designed to function during a 1 in 100 year storm (which is defined as having a 1% chance of occurring each year) with an allowance of 40% added on for climate change. 9.6 During events more extreme than the design storm, overland flow paths would form in the swales and highways, with water running to the existing watercourse network. This would mimic the effects of such a storm occurring pre-development, though would likely reduce total runoff slightly due to the storage of basins and swales on site. 9.7 Implementation of SuDS as outlined will reduce any significant effects to the water environment during both the construction and operation phase to negligible, apart from the minor beneficial impact that is expected on the (Groundwater) Principal Aquifer from a reduction in infiltration rates reducing the mobilisation of polycyclic aromatic hydrocarbons (PAH) in made ground. P17

24 10.0 Ecology 10.1 The Ecology technical assessment was prepared by EDP. To assess the application site for its ecological value a desk study and extended Phase 1 Habitat survey were carried out, combined with detailed surveys for bats and reptiles along with a pilot breeding bird survey The Exe Estuary Special Protection Area (SPA)/Ramsar site is situated 5.5km to the south of the development site and is of international importance for wintering wildfowl. It is ecologically connected to the Application Site by a series of drainage ditches that are connected to the River Clyst, which flows into the Exe Estuary The East Devon Pebblebed Heaths SPA/Ramsar/Special Area of Conservation (SAC) is situated 7.3km southeast and is of international importance for wet and dry heathland habitats and populations of southern damselfly (Coenagrion mercurial). This site is susceptible to effects from air pollution and air-borne pollutants The only non-statutory designated sites of local importance that could potentially be affected by the proposed development are: Broadclyst Moor - Dymond's Bridge Marsh Unconfirmed Wildlife Site (UWS) and Venn s Marsh UWS, which are both potentially of importance for the presence of floodplain grazing marsh. The Application Site includes a 1.5ha area of Broadclyst Moor UWS (which covers 438ha) within the northwest corner. Venn s Marsh UWS is situated adjacent to the River Clyst and lies downstream of the development site The Site contains the following Important Ecological Features (IEFs), comprising: species-rich hedgerows, a small assemblage of breeding birds, roosting and foraging bats, and two species of reptile Without mitigation, it is likely the Proposed Development will have adverse effects on IEFs at the Application Site, such as habitat damage, loss and fragmentation, disturbance from lighting and human activity, and death or injury of protected species. Therefore a combination of embedded and specific mitigation measures will be implemented, including: 1 Implementation of pollution prevention and dust suppression measures during construction; 2 Creation of Sustainable Drainage Systems (SuDS), infiltration systems and upgrading of sewerage network (where required); 3 The retention and protection of the majority of existing hedgerows and boundary features, which will be enhanced by additional hedgerow and tree planting. The retained and created landscape features will be included within the Green Infrastructure (GI) strategy for the Site; and 4 Sensitive timing of works and working methods, taking into account legislative considerations for breeding birds, roosting bats and reptiles Legislative and planning policy considerations regarding protected species and habitats will be complied with by the implementation of appropriate mitigation strategies along with the long-term management of retained and created habitats for nature conservation benefits. The mechanisms to ensure an integrated approach to manage effects during the construction and operation phases will be through the implementation of: 1 A Construction Environmental Management Plan; P18

25 2 A Landscape and Ecological Management Plan/Framework; 3 A GI strategy; and 4 A sensitive lighting strategy. P19

26 11.0 Air Quality 11.1 The Air Quality Assessment took into account the potential effects during the construction phase to include dust emissions from site activities such as earthworks and construction. The impacts during the operational phase take into account exhaust emissions from additional road traffic generated During the construction phase, it is anticipated that dust sensitive receptors will potentially experience increased levels of dust and particulate matter before using any mitigation and control measures. However, these are predicted to be short term and temporary impacts. Throughout this period, the potential impacts from construction on air quality will be managed through site specific mitigation measures. With these mitigation measures in place, the effects from the construction phase are not predicted to be significant The assessment of the significance of the effects associated with the proposed developments with respect to nitrogen dioxide (NO 2) exposure is determined to be negligible for all existing receptors and the proposed receptors. With respect to predicted particulate matter (PM 10) exposure, the significance of the proposed development is determined to be negligible for all existing receptors The impact of emissions from vehicles at the development to East Devon Pebblebed Heaths: Special area of Conservation (SAC) is minimal and the proposed operations are considered acceptable for the protection of vegetation and Ecosystems Based on the assessment undertaken and data, methodology and assumptions used within this assessment it is concluded that the site is suitable for the proposed development in air quality terms. P20

27 12.0 Noise 12.1 A noise assessment has been undertaken with regard to assessing the potential noise impacts of the proposed development scheme during both the construction and operational phases. The baseline noise environment has been established with existing and proposed receptors identified. A supplementary Noise Technical Report has been provided Assuming a worst case scenario, potentially significant environmental effects associated with the proposed development scheme during the construction and operational phases could occur with regard to noise. During the construction phases, following the adoption of suitable mitigation, potentially significant noise effects can be reduced to minimise potential adverse impacts and it is not anticipated that significant impacts would arise With regard to the operational phase noise, road traffic has been assessed; the change in noise level as a result of the development in 2017 has been assessed as well as the cumulative effects relating to other committed developments. The change in road traffic noise level as a result of the proposals is expected to be negligible. Due to the very low change in road traffic noise level, it is considered that the effect will not be significant No significant effects were identified for operational use of the site for either layout options in context of noise intrusion, subject to the mitigation measures in the form of a 4.0m high acoustic barrier in Scenario A noise assessment has also been undertaken with regard to the impact of potential future noise generation at existing receptors in order to demonstrate that acceptable levels of amenity can be achieved and a significant impact is not predicted. P21

28 13.0 Soils 13.1 An Agricultural Impact Assessment (AgIA) has been conducted to assess the potential impacts of the proposed development on agricultural receptors at the site during both the construction and operational phases. This included assessing the impact on Best and Most Versatile (BMV) agricultural land. BMV land is defined as agricultural land classified as Grades 1 (Excellent), 2 (Very Good), or 3a (Good) according to the Agricultural Land Classification (ALC) of England and Wales. It is the agricultural land that is the most flexible in terms of the range of crops that can be grown, the level and consistency of yield and is therefore classed as a national resource During the construction of the development there will be a significant loss of approximately 33 hectares of BMV agricultural land, although this is an unavoidable consequence of development on agricultural land. It should be noted, however, that the site is allocated for development within the East Devon Local Plan and therefore the principle of the loss of BMV land within the site is established. Once the development is operational it is considered that agricultural soils that are to be lost will have been lost during construction, therefore no additional impacts are predicted Whilst direct mitigation for the loss of agricultural land is not practical within the development area, the loss of this resource will be partially mitigated through the adoption of a Soil Resource Plan. This plan will detail measures to ensure that the soils are stripped and stored in a way to minimise degradation for future use either on or off site. This will require that following removal of vegetation, the existing topsoil resources are stripped and stored in stockpiles for future use, for example in the landscaped areas. It will also detail good practice on soil handling, management and the remediation of any soil damage (e.g. compaction) caused during the construction phase. P22

29 14.0 Cumulative Effects and Summary of Findings 14.1 The table overleaf reviews whether the inter-relationship between effects arising from the development may give rise to additional impacts not previously identified. It also considers whether effects may arise when the development is considered alongside other schemes or proposals in the surrounding area, the likelihood of the other developments proceeding and the ability or need for the applicant to mitigate any effects for those other sites. The cumulative developments that have been assessed were agreed with EDDC and are: 1 Exeter Gateway Phase 1 (Lidl Distribution Centre); 2 Cranbrook New Community (including the expansion areas); 3 Mosshayne Residential Development; 4 Tithebarn Green; 5 Exeter Science Park; and 6 Skypark Table 14.1 provides further information on the various cumulative development schemes. Table 14.1 Cumulative Development Schedule Ref. Location Description of Development Current Status 1 Exeter Gateway Phase 1 (Lidl Distribution Centre) 2 Cranbrook New Community 49,757 sq m distribution warehouse including 330 car parking spaces, 218 lorry parking spaces, and a holding area with capacity for 70 heavy goods vehicles. Maximum ridge height 18.5 metres. 500 jobs created at full capacity. Cranbrook currently has planning permission for circa 3,500 houses: 2,900 dwellings, a town centre and local centre including retail, residential and employment; assembly and leisure uses; nonresidential institutions (including 2 primary schools and 1 secondary school); sports and recreation facilities, a Country Park, railway station and associated landscaping, infrastructure, engineering works and car parking. c.600 dwellings Outline planning application 10/2184/MOUT granted September Planning application 16/0693/MRES Approved July Outline planning application 03/P1900 granted October Subsequent reserved maters applications coming forward in accordance with the approved Local Plan. Planning application 13/1751/MFUL granted November Cranbrook New 1,750 dwellings, 1 primary school, Outline planning application P23

30 Ref. Location Description of Development Current Status Community (Eastern Expansion Area) 4 Cranbrook New Community (Western Expansion Area) 5 Cranbrook new Community (Southern Expansion Area) (Not allocated) 6 Mosshayne Residential Development local centre with retail/commercial and business uses, sports and recreation facilities, green infrastructure, community uses, assembly and leisure, landscaping and allotments. 820 dwellings, 1 primary school, a cemetery, sports and recreation facilities, an extension to the country park, green infrastructure and community uses. 1,550 dwellings, 40,000 sq m employment, 1 primary school, a local centre with retail and commercial/business use, sports and recreation facilities, community uses and assembly and leisure uses. 900 dwellings, 1 primary school, landscaping, open space and infrastructure. 7 Tithebarn Green 930 dwellings (350 at Monkerton, Exeter and 580 at Redhayes, East Devon), a new link road, employment area, park and ride facility, local centre with recreation facilities, car and cycle parking. 8 Exeter Science Park 76,450 sq m B1(a-c) commercial floorspace, a 150-bed hotel and conference facility. 9 Skypark 138,167 sq m net office/ industrial floorspace, complementary 150- bed hotel, A1 retail, café, leisure and conference facilities, relocated football ground and strategic open space. 15/0047/MOUT submitted March The application is under determination. Outline planning application 15/0045/MOUT submitted March The application is under determination. Outline planning application 15/0046/MOUT submitted March The application is under determination. Outline planning application 14/2761/MOUT granted August Outline planning application 12/1291/MOUT granted October Outline planning application 09/1107/MOUT granted March The development is coming forward through numerous reserved matters applications. Outline planning application 06/3300/MOUT granted June Figure 14.1 shows the location of the above cumulative development sites on a plan. It should be noted that all of the sites are either under development or are allocated for developed in the adopted East Devon Local Plan, with the exception of the Cranbrook New Community Southern Expansion Area. P24

31 Figure 14.1 Exeter Gateway Phase 2 EIA Cumulative Development Sites Source: EDDC Local Plan Proposals Map Extract (Annotated) P25