Silverhill Winchester Number 1 Ltd Silverhill, Winchester Volume 1: Environmental Statement - Non-Technical Summary

Transcription

1 Volume 1: Environmental Statement - Non-Technical Summary REP/218699/EIA1 Issue 21 July 2014 This report takes into account the particular instructions and requirements of our client. It is not intended for and should not be relied upon by any third party and no responsibility is undertaken to any third party. Job number Ove Arup & Partners Ltd 13 Fitzroy Street London W1T 4BQ United Kingdom

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3 Contents 1 Introduction 1 2 Environmental Impact Assessment methodology 2 3 Site context 4 Page 3.1 The site Surrounding environment 6 4 The proposed development Introduction Residential Retail Transport Miscellaneous uses Roof garden and green roofs Public realm Alternatives Construction 18 5 Air Quality 20 6 Archaeology 21 7 Daylight and Sunlight 23 8 Ecology 24 9 Environmental Noise and Vibration Ground Conditions and Contamination Socio-economics Transport Waste Water Resources Townscape, Heritage and Visual 34

4 Tables Table 1: Residential units in the proposed development Figures Figure 1: Assessment methodology for the Environmental Impact Assessment Figure 2: Cumulative schemes assessed Figure 3: Site location plan including the site boundary Figure 4: Existing uses on the street level of the site Figure 5: Tanner Street, Silverhill, the bus station and multi-storey car park on the site Figure 6: Recent flooding on the River Itchen in January 2014 Figure 7: Friarsgate, a central transport route to the north of the site Figure 8: The Brooks Shopping Centre to the north-west of the site Figure 9: Residences on Eastgate Street to the east of the site Figure 10: Overlay of the proposed development (in red) on the 2009 consented scheme Figure 11: Outline of the building block and open space in the proposed development Figure 12: Floor uses in the proposed development Figure 13: Transport infrastructure in the proposed development Figure 14: Proposed roof plan showing green roofs and roof garden on Building A Figure 15: Layout of strategic trees and green hubs in the proposed development Figure 16: The proposed development Figure 17: Plan of the 2009 consented scheme Figure 18: Location of amenity areas included in the assessment Figure 19: Cycle network in Winchester

5 1 Introduction This document forms Volume 1: the Non-Technical Summary of the Environmental Statement that has been prepared to accompany the Section 73 application for the proposed development, known as. The application has been submitted to Winchester City Council. Silverhill is a mixed-use urban regeneration scheme to develop a large area of Winchester town centre to redefine the urban fabric into a more historical form. The planning application proposes residential, commercial and retail space alongside community and transport uses. Planning consent (Reference 06/01901/FUL) was originally granted on 9 February 2009 for: Major comprehensive redevelopment for approximately 2 hectares mixed-use site to include the erection of nine new buildings and the retention and conversion of the Woolstaplers Hall; providing 287 no. dwellings (including affordable housing); 20 no. live/work units, retail units with associated service areas, offices, the provision of medical or health services alternatively to offices in Building B, bus station, youth centre, shopmobility office, public toilets, ROAB club, with associated car/cycle storage, landscaping and associated works. This section 73 application seeks a rearrangement of the provisions set out above, but does not seek to change the type or quantum of development. The proposed development therefore comprises the consented development as varied by the section 73 application. The Environmental Statement that accompanies the planning application sets out the findings of the environmental assessment process in accordance with Environmental Impact Assessment Regulations 1 and relevant guidance. 1 Town and Country (Environmental Impact Assessment) Regulations 2011 Page 1

6 2 Environmental Impact Assessment methodology The scale of the development is such that an Environmental Impact Assessment (EIA) is required to be undertaken. The EIA process has been carried out in a series of stages as shown in Figure 1. Figure 1: Assessment methodology for the Environmental Impact Assessment Consultation was undertaken to determine the range of environmental effects that might arise from the construction and operation of the proposed development. The scope of previous Environmental Impact Assessments for the site was used to identify the likely significant environmental effects associated with the development, as the types of effects were unlikely to change within this urban environment. An understanding of the baseline i.e. the current environmental conditions on and around the site, has been obtained through data gathering from: site survey information; photographs, plans and elevations of the existing site; published documentary information on environmental designations and constraints in the vicinity of the site; and environmental data on the site and surrounding area provided by consultees such as the Environment Agency and English Heritage. Predictive techniques are then used to assess likely significant environmental effects during the construction and operation of the proposed development in accordance with recognised methodologies and significance criteria. An assessment has also been made of the effects from the combination of the proposed development and other developments not yet constructed in the area, Page 2

7 Silverhill Winchester Number 1 Ltd termed the cumulative effects. The cumulative schemes included, as noted in Figure 2, were determined according the proximity of the cumulative scheme to the site and the effects being assessed within the EIA. Figure 2: Cumulative schemes assessed Interactive effects have also been considered where the likely significant effects in one topic assessment are accumulated with the likely significant effects of another topic assessment. Where the effects are assessed to be significantly adverse, mitigation measures have been proposed to avoid, reduce or offset the environmental effects to acceptable levels. Measures to enhance beneficial environmental effects have also been proposed where relevant. This process enables the design to be modified and takes into account the views of stakeholders such as statutory consultees and the general public. Residual effects are those that remain after mitigation and enhancement measures have been implemented. Page 3

8 3 Site context 3.1 The site The site for the proposed development is approximately 2 hectares in size and is located in the north-east area of Winchester city centre as shown in Figure 3. Figure 3: Site location plan including the site boundary The site contrasts to the late medieval and Victorian buildings in Winchester. The site itself is predominantly comprised of late 1950 s and 60 s buildings. Buildings on-site include a warehouse, electrical substations and retail as shown in Figure 4. Two older early 20th century buildings also exist on the site, the Woolstaplers Hall (currently used as storage for Marks and Spencer) and the Antiques Market Building. Page 4

9 Figure 4: Existing uses on the street level of the site Silverhill and Tanner Street run through the centre of the site. The bus station and multi-storey car park are also located to the south-east and north-west of the site respectively. In addition to the multi-storey car park there is an ongrade car park central to the site. Figure 5: Tanner Street, Silverhill, the bus station and multi-storey car park on the site The highest area of the site is to the north-east and falls to the south-west. The site is underlain by the Abbey Mill Stream, the Lower Brook Culvert and the Middle Brook Culvert which contributes to a high risk of flooding on the site as shown in Figure 6. Page 5

10 Figure 6: Recent flooding on the River Itchen in January Surrounding environment The site is located in an urban environment placed centrally to Winchester. The bus station is located on the site and Friarsgate to the north of the site is the main route through Winchester city centre as shown in Figure 7. Figure 7: Friarsgate, a central transport route to the north of the site Page 6

11 The site is also adjacent to the shopping area of Winchester which centres around the Brooks Shopping Centre and High Street to the west and the Cathedral to the south. Figure 8: The Brooks Shopping Centre to the north-west of the site The site is also located close to nearby residences on Eastgate Street and Lawn Street to the north and east of the site respectively. Figure 9: Residences on Eastgate Street to the east of the site Page 7

12 4 The proposed development 4.1 Introduction The proposed development would differ from the previously consented scheme in a number of ways as shown in Figure 10 and set out below. Figure 10: Overlay of the proposed development (in red) on the 2009 consented scheme The alterations would see the proposed Stagecoach bus station on Friarsgate replaced with an on-street solution. Friarsgate would become a tree-lined boulevard with a series of bus stops alongside the scheme to create a muchimproved entrance into the city for those arriving by car, accessibility by bus and on foot. The area which would have contained the bus station would have additional retail space. Silverhill would become a natural extension to the city centre, complementing the shops and services already provided while attracting new visitors. Page 8

13 To complement the larger residential properties, the ratio of car parking spaces would be increased to 1:1 from 1:2. The design of the retail would suit the latest market requirements. This includes optimising the size and depth of the retail units, and updating the servicing arrangements. One key improvement is that the main service access would be relocated from Tanner Street to Friarsgate. The proposed development would comprise a number of building blocks and open space as shown in Figure 11. Figure 11: Outline of the building block and open space in the proposed development Page 9

14 There would be a mix of residential, commercial and retail space alongside community and transport uses over different floors of the proposed development. The publicly owned areas of Silverhill, Tanner Street and Lawn Street would be improved through the provision of shops and restaurants at the lower levels and residential accommodation above as shown in Figure 12. Page 10

15 Figure 12: Floor uses in the proposed development Page 11

16 4.2 Residential The proposed development would provide 287 residential units totalling 19,822m 2 Gross Internal Area. The housing mix, as shown in Table 1, would comprise studios, one, two and three bedroom units. Table 1: Residential units in the proposed development Building A B C D F G/H J Total Total units Studio units Live/work units bed units bed units bed units Residential units would be located on the upper floors above car parking and retail units to alleviate flood risk and allow for active frontages at the street level. Around Middle Brook Street, Tanner Street and Lawn Street residences would face onto public streets and shared courtyards on the upper levels. There would be one and two storey flats and maisonettes with shared residential entrances. To the south of Silverhill residential units would focus around smaller entrance courtyards that are integrated into the retail below to replace the desolate yards and loading bays. To the east of the site there would be two terraces of housing around the brooks. 4.3 Retail Retail would dominate the ground floors so that active frontages would open onto pedestrian streets. The retail units around the site would vary in size as shown in Figure 12. There would be larger retail units along Middle Brook Street and in Building B. The shops along Silverhill would be smaller and provide a mix of retail, restaurants, cafes and bars. 4.4 Transport There would be public and private parking provided in a large multi-storey car park located in Building A with a series of smaller discrete car parking areas for public and private use integrated into the proposed development. There would be 304 private bicycle spaces, 10 public motorcycle spaces, 179 residential car parking spaces provided on the first floor of Building A and on the ground floor of Buildings C, D and J. 279 public parking spaces would also be provided on the first and second floor of Building A. There would be new bus facilities, new loading bays and provision for taxi stands within the proposed development. The following proposals would also be made to the highway network: Page 12

17 Buses would be removed from sections of the High Street, Middle Brook Street and St George's Street. A series of new bus stops would be added along the southern side of Friarsgate, located in layby zones to allow full lanes of traffic to be maintained along Friarsgate. New bus stop facilities would be introduced on Upper Brook Street, replacing existing bus stops in Middle Brook Street and St George's Street. To accommodate the new bus stops it is proposed to widen the highway along the eastern side of Upper Brook Street and to locate the new bus stop facilities just to the north of the junction with St. George s Street. The junction of St. George s Street with Upper Brook Street would become priority controlled. New treatment in the Broadway to provide improved public realm whilst maintaining facilities for tourist coaches, taxis and disabled parking together with local servicing access requirements. Bus stopping arrangements in The Broadway will be reconfigured and new bus stops provided. Figure 13: Transport infrastructure in the proposed development 4.5 Miscellaneous uses Other facilities would also be provided in Building B. This would include a Royal Antediluvian Order of Buffaloes (ROAB), a youth centre, medical centre, shop mobility, public toilets and telecommunications equipment on the ground floor. Approximately 1,200 m 2 of commercial office space and approximately 885 m 2 of live/work accommodation would also be provided. Page 13

18 4.6 Roof garden and green roofs Green roofs and a roof garden (on Building A) would be incorporated as part of the proposed development as shown in Figure 14. The roof garden on Building A would cover an area of 792m 2 and the green roofs would cover an area of 323m 2. The green roofs would cover an area of 1,193m 2. Figure 14: Proposed roof plan showing green roofs and roof garden on Building A Page 14

19 4.7 Public realm There would be improvements to the public realm through carefully designed buildings, streets, market stalls and open spaces within the proposed development. The redeveloped streets would extend from the existing streets to provide a revitalised city centre. Public realm improvement would include a new market area in Silverhill Square, Lawn Street and the Broadway to increase pedestrian use along the High Street and the Broadway. New shared landscaped courtyards and the integration of Silverhill Square, Cross Keys Square and Tanner Square with outside seating would respond to the various activities and retail proposed around the site. The proposed development would also include green hubs and the placing of new key trees in a way that they indicate junctions and are visible from some distance. The layout of the strategic trees is shown in Figure 15. In total there would be 16 trees removed and 20 new trees planted, excluding roof gardens which are yet to be confirmed. Figure 15: Layout of strategic trees and green hubs in the proposed development The currently concealed Abbey Mill Stream would be opened up. The brook next to St Johns Alms and the proposed Building C and D would also be opened to the public and there would be extensive green landscaping on the surrounding boardwalk. This would provide a new open space and flood alleviation to allow for overflow in exceptional circumstances. Page 15

20 Figure 16: The proposed development Page 16

21 4.8 Alternatives As required by the EIA Regulations, an outline of alternatives have been considered as part of the design process, taking into account environmental factors. The alternatives considered include: alternatives considered within the assessment of the consented scheme; the implementation of the consented scheme; and the no-development option, which assumes the consented scheme is not implemented and that no further planning applications are submitted. As this assessment is in support of a Section 73 application, alternative locations for the development have not been considered and neither has a development mix other than that described in the existing planning permission Consideration of alternatives within the consented scheme The 2006 Environmental Statement considered an alternative that would not require the demolition of the Antiques Market building (which it is proposed to demolish as part of the consented scheme), however the demolition of the building was deemed necessary to interpret the medieval street pattern in an appropriate manner and to achieve viable, high quality retail accommodation. Alterations were also made to the elevations of the proposed Building A to Middle Brook Street, Tanner Street and Friarsgate such that the car parking areas were not visible Implementation of the consented scheme Figure 17: Plan of the 2009 consented scheme Page 17

22 The consented scheme (Figure 17) is another alternative, however it is unlikely that there would be significant changes to the environmental effects as reported in the 2006 ES No development option Should no redevelopment of Silverhill occur, it would be expected that recent environmental trends and existing issues would continue. These would include the following as the likely environmental considerations: Air Quality: Continuance of air quality management procedures within Winchester Town Centre. Likely that emissions would gradually decrease due to enhancements in engine technology; Archaeology: Due to a lack of ground-breaking work, archaeological remains would be preserved, undisturbed, in situ. However, knowledge relating to these remains would be limited; Daylighting and sunlighting: There would be no change in daylighting and sunlighting issues within, or on in proximity to, the site unless development occurred. Ecology: No identifiable impacts are predicted and local policies for the protection and enhancement of biodiversity would be implemented; Environmental noise and vibration: No significant change likely to existing baseline levels unless other development or traffic management procedures are implemented. Contamination: Unlikely that any existing contamination would be an issue as there would be no disturbance. Site operations would pose a negligible / minor risk in terms of additional contaminants affecting ground conditions; Socio-economic: Current demands on education provision would be maintained and existing on-site employment would continue; Townscape: Continuing fragmentation of the urban fabric that is out of context with the medieval history of the city; Traffic: Existing issues relating to congestion within the am / pm peak hours and access to shops and parking. Policy documents have been implemented as a way of easing these problems, but no physical alterations to infrastructure would be made available; Waste: No foreseeable increase in waste produced due to lack of additional development within Winchester City Centre and continued implementation of local waste reduction policies; and Water: The site is in Flood Zone 3 (high risk) and would therefore remain at rick from flooding during a 1% annual probability event (1 in 100 year return event). 4.9 Construction The construction of the proposed development is anticipated to take approximately 42 months between 2014 and The construction process would be planned and managed in accordance with a Construction Environment Management Plan to ensure that the town centre and on-site activities suffer minimal disruption. The construction process is likely to include the following activities: Page 18

23 utilities diversion; site establishment; demolition; site clearance; excavations; piling; building construction; highways works; and hard and soft landscaping. These activities will be undertaken in a phased approach across the site, which will allow for a sequential fit-out and release of buildings for occupation. These phases are: Enabling works (pre-start): utilities diversion. Phase 1 (week 1-14): Demolition to NHS offices at Coitbury House, the Friarsgate medical centre and bus station. Various infrastructure works at Friarsgate; Phase 2 (week 15-21): Diversion of services at Lawn St. Demolition of Building G and construction of Buildings D and J. Implementation of archaeology mitigation at bus station location; Phase 3 (week 22-25): Major services diversion. Demolition of the multi car park and King s Walk in the location of Building A; Phase 4 (week 26-39): Demolition of St. Clements Surgery and existing buildings on the site of Building F. Relocation of existing sub-station and diversion of services; Phase 5 (40-45): Building A construction. Services diversion at Silverhill; Phase 6 (week 46 65): Service diversions and culvert diversion. Buildings D and J completed. Phase 7 (66 109): Building A construction. Building B completed, whilst Building G commences construction; Phase 8 (week 110 to 126): Building A undergoes retail fit out and car park opens. Building B is completed. Construction of Building G started; Phase 9 (week ): Demolition of buildings on site of Building E. Phased construction Block C Pedestrian works to the Broadway Page 19

24 5 Air Quality An assessment of the likely significant environmental effects of the proposed development on local air quality has been undertaken. The assessment has been undertaken in accordance with relevant guidelines and standards and it comprises: an assessment of the potential changes in air quality arising from the construction of the proposed development; and an assessment of the potential changes in air quality arising from the operational phase of the proposed development in A review and assessment of air quality has been taken throughout the borough by Winchester City Council. As a result an Air Quality Management Area has been declared as objectives for nitrogen dioxide and fine particles are expected to be exceeded. The majority of monitoring sites have exceeded the annual mean nitrogen dioxide objective in recent years. The proposed construction activities were reviewed to identify the types of potentially adverse effects at nearby sensitive receptors, such as houses and designated ecological sites. The assessment of operational air quality effects was undertaken in relation to two key vehicle-generated air pollutants namely nitrogen dioxide and fine particles, known as PM 10 or PM 2.5. Atmospheric dispersion modelling was used to predict air pollutant concentrations at sensitive receptors. The significant effects of the proposed development during construction would be caused by demolition, earthworks and construction activities that generate dust. These adverse effects would be controlled by applying site specific mitigation measures according to the Institute of Air Quality Management guidance. This would result in a negligible residual effect on air quality during construction. No significant effects have been identified from the operation of the proposed development, as such no mitigation measures are proposed. Page 20

25 6 Archaeology The archaeology assessment considers the results of a desk-based assessment of archaeological potential and presents the likely impacts of the proposed development on identified resources. The residual impacts are then reassessed following the implementation of an archaeological mitigation strategy. A desk-based assessment was undertaken in the 2006 Environmental Statement to review recorded archaeological and related information held within readily accessible public archives. This allowed for the compilation of a catalogue of known features and deposits within and around the site and a reconstruction of the recent history of land use in the area. Archaeological features are not susceptible to change over short time periods, therefore this information remains valid. The site is located to the north-east of Winchester within the Roman and Medieval walled town. The archaeological resources at the site, both known and predicted, are to be regarded as of major heritage value. There has been a high density of discoveries reported in Winchester City Council s archaeological database and there have been several excavations on the site and nearby. The discoveries were, and remain, important at national level. Most data in the baseline study is related to the middle and western part of the site. Relatively less is known about the eastern part of the site and this reflects on the lack of ground-penetrating work at the bus garage which has been a stable landscape for many decades. However, there are two historic watercourses in the eastern part of the site that should also be regarded as integral components of the historic landscape. The overall archaeological value has been confirmed by excavations and analysing of historic documents. In the absence of mitigation there would be permanent, major adverse effects during construction. Mitigation measures to reduce the physical impact by design such as foundation design would reduce these effects to permanent moderate adverse, therefore offsetting has been proposed. A programme of archaeological excavation and community outreach to engage the local population would therefore be drawn up. Page 21

26 In the absence of mitigation, damage to the archaeological sequence within the site would cause a permanent, major adverse effect. Through careful design and the selection of material this would reduce to a permanent, moderate adverse effect. A programme of long-term monitoring would therefore be drawn up to assess the nature and scale of changes to offset effects. Page 22

27 7 Daylight and Sunlight The proposed development has been assessed with respect to the potential effects on daylight and sunlight availability to properties surrounding the site as well as to future occupiers of the proposed development itself. A 3D computer model of the proposed development and the surrounding buildings was used to determine significant effects. The height and massing of the buildings are the principal factors that influence potential daylight and sunlight effects to surrounding buildings and amenity spaces as well as those within the development. Figure 18: Location of amenity areas included in the assessment Recognised industry guidance from the Building Research Establishment and a British Standard for daylighting have been used in the assessment to determine the significance of sunlight and daylight changes to facades surrounding the proposed development. There are not expected to be any significant effects during the construction of the proposed development. There would be minor adverse effects on future users of the proposed development as properties on the lower levels do need meet recommended levels. It should be noted that these levels are typical of a high density development in a city centre. Page 23

28 8 Ecology An Ecological Impact Assessment of the impacts of the proposed development on resources of ecological interest in the site and surrounding area has been undertaken in accordance with guidelines developed by the Chartered Institute of Ecology and Environmental Management. The assessment identifies the scale at which impacts are significant and proposes measures as necessary to reduce significant adverse effects. Ecology has been considered in the design of the proposed development as ecological and landscaping measures have been integrated. These measures include an increase in river habitats through the opening of the Abbey Mill Stream, the incorporation of green roofs, the use of native species in landscaping the provision of bat cavities and bird boxes in the building envelope. There would also be protection measures incorporated into the Code of Construction Practice. The existing conditions have been determined by undertaking site habitat surveys in January 2014 and undertaking a desk study for a 2.5 kilometre radius around the site using survey data for the site from the 2006 Environmental Statement, the online research tool Multi Agency Geographic Information for the Countryside website MAGIC ( and data provided by Hampshire Biodiversity Information Centre. The site does not contain any designated sites, however the River Itchen to the east of the site is legally designated and considered to be of international value. There are also opportunities for fauna to breed on the site such as the eastern branch of the Abbey Mill Stream and these habitats are of site value. There is potential for disturbance on the Abbey Mill Stream and River Itchen from the release of sediment and pollutants. However with the Code of Construction Practice measures in place there are expected to be no significant effects during construction. It is expected that the creation of new habitats during the operation of the proposed development would have a positive effect. Page 24

29 9 Environmental Noise and Vibration An assessment of the effects of changes in noise and vibration arising from the construction and operation of the proposed development has been undertaken. The construction phase, traffic effects and the operational plant and equipment installed as a result of the proposed development are particularly relevant to the assessment. Design measures have also been integrated into the proposed development to improve the environmental performance of the proposed development such as: mitigation measures appropriate to the level of noise risk as a result of the construction and demolition at the proposed development; and mechanical ventilation along Friarsgate. Noise and vibration effects have been assessed at surrounding sensitive receptors using a likely worst-case scenario. The quantitative assessment is based on forecast traffic data, construction activities and target noise criteria for plant noise in accordance with industry standards. Demolition and construction activities associated with the proposed development would have a temporary significant noise and vibration effects on local receptors. The use of best practicable means, the enforcement of noise and vibration control measures on contractors, noise and vibration monitoring and the consideration of temporary rehousing where necessary, will be implemented to reduce the vibration effects to not significant. However, the potential for noisy demolition and construction activities impacting on local receptors still remains as a temporary significant effect. There are not expected to be any significant effects from the operation of the proposed development. Page 25

30 10 Ground Conditions and Contamination An assessment has been undertaken to determine the potential implications of the proposed development arising from any existing ground contamination and measures to reduce adverse effects where required. Adverse environmental effects associated with ground contamination principally concern: pollution of groundwater or surface waters; human health and safety, on and off site; deterioration of construction materials; and limitations to plant growth. The existing conditions have been established by a desk study to identify sensitive receptors and features. The site is generally flat with a gentle slope towards the south and the majority of the site is within the River Itchen flood plain. The soils underlying the site are classed by the Environment Agency as highly vulnerable. The alluvial deposits associated with the River Itchen flood plain are underlain by Chalk which are classified as a principal aquifer by the Environment Agency. In the absence of mitigation there is the potential for short term minor adverse effects to human health if contamination is encountered during the removal of made ground and to ecological receptors if contaminants migrate into the River Itchen. There is also the potential for short term moderate adverse effects as there is a risk of contaminants migrating to controlled groundwater (the principal aquifer) during piling works and overland to surface water (the Abbey Mill Stream). However, mitigation measures have been proposed to reduce all significant adverse effects to negligible. It is expected that the development of a Construction Environmental Management Plan by the contractor would reduce the risk to human health and that a detailed ground investigation and hydrogeological risk assessment and the subsequent treatment and source removal of contamination where necessary would reduce all other significant adverse risks. There are not expected to be any significant effects to ground conditions and contamination during the operation of the proposed development. Page 26

31 11 Socio-economics This section describes the likely significant effects of the proposed development on social conditions and the economy at the Winchester, South East and national level. The assessment covers socio-economic effects relating to employment, local community effects and wider incremental effects on the socio-economic offer of the area and uses quantitative economic assessment and qualitative social assessment techniques. The assessment of significance has been based on professional experience and subjective judgement and considered quantitative (where applicable) and qualitative evidence as well as consideration of key socio-economic characteristics from the existing conditions. Winchester is a relatively affluent area and one of the least deprived local authorities in England. There is a high proportion of families, a low proportion of lone person households and a skilled workforce represented by an economically active population with low levels of unemployment. There is a wide range of services and vacancy rates suggest that it has not suffered a similar decline to other town centres, however there is a limited supply of medium to large scale retail units. In terms of community facilities, primary schools had a shortfall in capacity and secondary schools were at capacity in There is adequate primary care capacity across Winchester for most services and a range of leisure facilities were located within 1km of the site. Crime in Winchester is lower than the average for local authorities in the Hampshire Police Force area. The proposed development would create 382 net additional full time equivalent jobs supported at the South East level during construction which would be a significant temporary beneficial effect. During the operation of the proposed development there would be an overall reduction in the net operational jobs supported at the Winchester level estimated at 116 full time equivalent jobs which would be a significant, permanent adverse effect. It is recommended that opportunities to promote training and recruitment should be explored to mitigate these effects. There would also be increasing demand on school places in Winchester town, estimated at 33 primary school places and 23 secondary school places and this is a significant permanent adverse effect in the context of exiting shortfall in capacity. However it should be noted that it is expected that the local education authority would put a strategy in place to rectify the existing shortfall in capacity prior to the operation of the proposed development. The provision of residential, retail and commercial uses in Page 27

32 Winchester Town Centre is expected to create winder regeneration effects which would be significant, permanent beneficial effect. Page 28

33 12 Transport This section presents an assessment of the likely impacts of the proposed development on transportation during the construction and operational periods of the proposed development. This assessment addresses accessibility to the site by all transport modes and the likely significant impacts of the proposed development on the existing transport network. A separate Transport Assessment report has been prepared which accompanies the planning application. The Transport Assessment contains the technical assessment of the proposed development and informs the environmental assessment of transport effects. The assessment has been undertaken in accordance with recognised guidance from the Department for Transport, Hampshire County Council, the Institute of Environmental Management and Assessment and the Highways Agency. The assessment of the likely environmental effects of the proposed development has been carried out based on the following scenarios: A baseline scenario reflecting existing conditions in 2013; A future without development scenario, reflecting future conditions without the proposed development; and A future with development scenario reflecting the introduction of the proposed development. The site is at the centre of an extensive transport network in Winchester City Centre. The site is bounded by Friarsgate to the north, Broadway to the south and Middle Brook Street to the west. The existing transport networks are as shown in Figure 19. Figure 19: Cycle network in Winchester Page 29

34 During construction there are no significant effects on transport and as a result no mitigation is required. The operation of the proposed development would result in significant beneficial effects due to the replacement of pedestrian routes, improvements to public spaces and pedestrian prioritisation. This would therefore have moderate beneficial effects in terms of pedestrian severance, delay and amenity. Page 30

35 13 Waste This assessment looks at the types and quantities of solid waste that would be generated during the construction and operation of the proposed development and solid waste that would require disposal to landfill and the resultant effect on the waste management infrastructure in the area. There is no recognised methodology or waste significance criteria to assess the likely significant environmental effects of solid waste generation and management. The approach used is based upon professional judgement and experience of similar projects. Waste predictions have been made using calculations on waste generation associated with the different types of land use proposed. Assumptions have been made regarding the quantities of solid waste that would be generated during construction and the quantities that require off-site disposal to landfill during construction and operation. The significance of effects from the proposed development has been based on: the net change in solid waste arisings overall as a result of a proposed development; the availability of landfill disposal capacity in the local and regional area; and the magnitude of the quantity of solid waste requiring landfill disposal. The existing activities on-site are not expected to create any construction-related solid waste and operational waste activities are estimated to create approximately 2,500 tonnes of commercial and industrial waste. It is not known how much of this waste is sent to landfill for disposal. It is expected that there would be an availability of all classes of landfill disposal capacity throughout the proposed construction period and during the first full year of operation. It is expected that solid waste generated as a result of construction, demolition and excavation activities would have a minor adverse effect. Further design iterations to reduce waste, the use of energy recovery and measures in the Code of Construction Practice would reduce these quantities further however a minor adverse effect remains as a result of the construction of the proposed development. During the operation of the proposed development there are expected to be beneficial effects as there would be a reduction in waste requiring disposal to landfill in comparison to the existing operational waste. Page 31

36 14 Water Resources The water resources assessment considers the effects during construction and operation of the proposed development on surface water and foul drainage, water supply (potable and irrigation), flood risk and water quality. A Flood Risk Assessment and Water Framework Directive assessment has also been prepared and considered in the assessment. The assessment has been undertaken in accordance with the relevant legislation, policies and guidance as the site is located in the Environment Agency Flood Zone 3a which has a high probability of flooding. The site is to the north of the River Itchen and the majority of the site is covered by hard standing. Three water courses, the Abbey Mill Stream (open in part and part culvert), the Lower Brook Culvert and the Middle Brook Culvert also run in parallel across the site. The Environment Agency are currently undertaking a feasibility study for flood alleviation measures along the River Itchen after the floods in 2014, however it should be noted that water quality is classified as very good. In the absence of mitigation there would be a number of minor adverse effects during construction. Increased runoff to watercourses could impact on drainage, however the early installation of adequate temporary drainage and good construction practice would reduce the residual effects to negligible. Sediment and pollutants could be discharged to the water courses during the localised dewatering of the aquifer and the exposure of soil. However, mitigation measures such as appropriate controls and discharge to the foul sewer will reduce the residual effect to negligible. There would be a number of minor beneficial effects as a result of the operation of the proposed development. The incorporation of green/brown roofs would lower Page 32

37 the peak rate of runoff and the opening of the Abbey Mill Stream would improve maintenance and associated flooding caused by blockages. There would also be an increase in floodplain storage, a higher setting of houses above the 1% flood level and decrease in the use of basements which would reduce flood risk to the site and provide an obstruction to groundwater, resulting in minor beneficial effects. An increase in storm flows and peak flows could, in the absence of mitigation cause minor adverse effects during operation of the proposed development. However, the provision of storm water attenuation where necessary, along with the green roofs, appropriate controls and the regulation of foul peak discharge will reduce the residual effects to negligible. Page 33

38 15 Townscape, Heritage and Visual The Townscape, Heritage and Visual Impact Assessment considers the effects of the proposed development on surrounding receptors including distant views, conservation areas, listed buildings and significant townscape. 24 viewpoints were agreed for assessment with Winchester City Council and English Heritage as part of the 2009 consented scheme. The proposed development constitutes minor amendments to the consented scheme and therefore these viewpoints have been re-assessed through the overlay of the proposed development on new base photographs in order to assess how it would look from the viewpoints. The assessment of each viewpoint evaluates the sensitivity of the individual view, owing to the nature of the townscape in the view and the people who experience it along with the magnitude of change the proposed development would give rise to. These evaluations are combined to determine the significance of the effect of the proposed development in each view and a qualitative assessment is undertaken. The site is within the Winchester Conservation Area and there are two buildings of historic interest on the site Woolstaplers Hall, the principal element of which is being retained and refurbished, and the Antiques Market Building, which is being demolished. These works were granted consent in There are also a number of listed historical buildings close to the site, notably Winchester Cathedral, the Guildhall and other buildings on the High Street, The Broadway and Eastgate Street. The assessment identifies that the height and form of the proposed development does not dominate the city, though it is marginally taller than the 2009 consented scheme. It would be visible in many of the views, however the fragmented profile would enable it to take its place as a new phase of the city s growth and to be integrated with the existing townscape. The design and architecture of the proposed development would alleviate the effect on the setting of listed buildings and the Conservation Area. In many of the views the proposed development enhances the setting of Listed Buildings in Winchester. The varied roofscapes help to blend the proposed development into the wide ranging types which are a feature of the city. The proposed development would not dominate buildings of importance such as the Cathedral or the Guildhall. The mix of uses, varied architectural detailing, materials and open spaces also assist integration into the historic fabric. The proposed development has been arranged around a newly revived street pattern. This revived pattern, which reflects the Saxon and Medieval template of Winchester, would improve the existing conditions which currently contain a number of structures that do not relate to the historic layout. Page 34

39 The effects of the proposed development on local townscape, Listed Buildings and the Winchester Conservation Area have been assessed generally as beneficial effects. The effects on the character areas within the Winchester Conservation Area closest to the site would be major or moderate beneficial. Effects on the setting of the Cathedral and the Guildhall would be moderate beneficial. There are some specific views of the Cathedral tower from the north, notably on Middle Brook Street and from North Walls where effects are assessed as either beneficial or neutral. No adverse effects on the setting of the Cathedral or views towards it were recorded. Most other effects on Listed Buildings or structures would not be significant, although a moderate adverse effect was noted on the setting of the Grade II Listed No. 36 Middle Brook Street. A moderate beneficial effect was also recorded in respect of the setting of the Grade II Listed Nos Eastgate Street. The assessments of the views undertaken shows that there is a predominance of significant beneficial effects, some neutral effects, though the majority of these are non-significant, and very few, indeed only one, adverse effect, which is subject to seasonal change. Page 35