SHARPNESS DOCKS ESTATE Environmental Statement Volume 0: Non-Technical Summary MARCH 2017

Transcription

1 SHARPNESS DOCKS ESTATE Environmental Statement Volume 0: Non-Technical Summary MARCH 0

2 CONTACTS KATE TOMOS Principal EIA Consultant dd +44 (0) m +44 (0) e Kate.Tomos@arcadis.com Arcadis. Arcadis Cymru St Mellons Business Park, Fortran Road Cardiff CF3 0EY United Kingdom Arcadis Asset Management is a Limited company registered in England and Wales, registered number 480, registered office Arcadis, 34 York Way, London, N 9AB. Part of the Arcadis Group of Companies along with other entities in the UK. Copyright 05 Arcadis. All rights reserved. arcadis.com

3 Version control Issue Revision No. Date Issued Description of Revision: Page No. Description of Revision: Comment Reviewed by: 00 R0 4/03/0 st Draft 00 R0 8/03/0 nd Draft 00 R First Issue updates following first review Updates following second review Updates following client review Kate Tomos Leslie Walker Leslie Walker This report dated 3 March 0 has been prepared for The Canal Trust (the Client ) in accordance with the terms and conditions of appointment (the Appointment ) between the Client and Arcadis Consulting (UK) Limited ( Arcadis ) for the purposes specified in the Appointment. For avoidance of doubt, no other person(s) may use or rely upon this report or its contents, and Arcadis accepts no responsibility for any such use or reliance thereon by any other third party.

4 CONTENTS INTRODUCTION Project Context Environmental Impact Assessment Scoping and Consultation... EXISTING SITE AND SURROUNDINGS... 3 NEED AND ALTERNATIVES The Need for the Proposed Development Alternatives to the Proposed Development... 4 DESCRIPTION OF THE DEVELOPMENT POTENTIAL ENVIRONMENTAL EFFECTS Ecology and Nature Conservation Landscape and Visual Assessment Flood Risk and Surface Water Quality Air Quality Noise and Vibration Ground Conditions and Contamination Cultural Heritage Transport and Access Waste Land Use Socio Economics and Recreation Effect Interactions... CONCLUSION... FURTHER INFORMATION... 8 REFERENCES...

5 FIGURES Figure Figure Figure 3 Figure 4 Figure 5 Figure Site Location Existing Site Layout Land Use Regulatory Plan Heights Regulatory Plan Access Regulatory Plan Landscaping Regulatory Plan

6 Introduction. Project Context.. The Canal & River Trust (the Applicant ), is seeking to obtain outline planning permission with all matters reserved from Stroud District Council for a mixed-use development on land at the Sharpness Docks Estate, Gloucestershire. The proposed mixed use development is hereafter referred to as the proposed Development... The application site occupies an area of 4.4 hectares and is located on the eastern bank of the Severn Estuary in between Gloucester (km north east) and Bristol (30km south west) (see Figure Site Location Plan). The town of Berkeley lies approximately.3km to the south of the site. The existing land uses within the application site are predominantly undeveloped greenfield land adjacent to the existing Sharpness Docks. The proposed Development would include up to 300 dwellings, industrial and distribution development, two new marinas, ancillary retail/ food and drink uses, office and light industrial floorspace, up to 00 holiday lodges/camping pitches, hotel, visitor parking, public open space, landscaping, a new access road and associated infrastructure. A full description of the proposed Development is provided in Section As part of the outline planning application, an Environmental Impact Assessment (EIA) has been undertaken by Arcadis Consulting (UK) Ltd. The relevant legislation which determines the requirement for EIA is the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations, 0 (the EIA Regulations) as amended in 05 (Ref -) the EIA Regulations...4 The findings of the EIA are reported in an Environmental Statement (ES), which has been prepared to accompany the outline planning application. The likely significant environmental effects of the proposed Development, during the construction stage, and once the Development is completed and operational, have been considered, together with any measures necessary to reduce or minimise any adverse effects identified during the assessment process...5 This document provides a summary of the findings of the EIA in non-technical language. It is provided to allow a wider public understanding of the proposed Development and the potential environmental effects, both beneficial and adverse.. Environmental Impact Assessment.. EIA is a process through which the likely significant environmental effects of a proposed Development can be identified, assessed and, wherever possible, avoided or mitigated (reduced). This process and its outcomes are then reported in the ES to be considered in full by the decision making authority (in this instance Stroud District Council) prior to determining the application... In summary, the EIA has: Gathered information on the existing environment and identified environmental constraints and opportunities which may be affected by the proposed Development; Identified and assessed potential effects that may arise from the construction and operation of the proposed Development, and identified whether the effects are considered significant with respect to the EIA Regulations; and Outlined measures and/or design criteria that may be pursued to mitigate (reduce) potential concerns or environmental effects.

7 .3 Scoping and Consultation.3. The scope of the ES was agreed with Stroud District Council through a scoping process that defined the study area, the environmental topics to be included in the EIA, and how they should be assessed. A Scoping Report was issued to Stroud District Council in December 04 outlining all aspects of the proposed Development with potential to generate environmental effects. It proposed the key issues to be addressed in the ES based on the likelihood of significant environmental effects..3. In response to the above a formal Scoping Opinion was issued by Stroud District Council in February 05. The Scoping Opinion takes account of consultation with a wide range of statutory consultees and stakeholders, including Natural England, Historic England and the Environment Agency. The Scoping Opinion confirmed that the following topics should be studied in detail within the EIA: Ecology and Nature Conservation Landscape and Visual Flood Risk and Hydrology Air Quality and Odour Noise and Vibration Ground Conditions and Contamination Archaeology and Heritage Transport and Access Waste Land use Socio Economics and Recreation Cumulative Effects.3.3 The findings of the assessments for each of these environmental topics is summarised in Sections of this Non-Technical Summary..3.4 Consultation with key statutory and non-statutory bodies is recognised as being critical to the preparation of the ES. It focuses attention on key environmental issues, and opens a dialogue to discuss methodologies for undertaking further investigations and identifying possible mitigation throughout the proposed Development. As such, consultation has formed a key part of the EIA process and has continued through all stages of the proposed Development design..3.5 The appropriate bodies, including Stroud District Council, Natural England, Historic England and the Environment Agency have been consulted in order to obtain views on the proposed Development. In addition, the Canal & River Trust has undertaken comprehensive engagement with key organisations and consultees, including the public, on the emerging design of the proposed Development. This has included a series of public exhibitions Existing Site and Surroundings.. The existing site layout and the boundary of the application site is shown on Figure. The site is located within the Sharpness Docks Estate and totals approximately 4.4 ha, of which 34.8 ha of land is located to the north of the working dock area (referred to as the northern parcel) and. ha of land is located in two parcels adjacent to the working Sharpness docks and industrial area (referred to as the south western and south eastern parcels).

8 .. The Gloucester and Sharpness Canal passes through the application site flowing south west through the working dock area where links to the River Severn via lock gates and a tidal basin. Further north the canal splits forming a section of water known as the Old Arm Basin which includes the existing Sharpness Marina. The settlements of Sharpness and Newtown lie immediately to the east of the Sharpness Docks Estate. Sharpness at its most northern extent borders the eastern boundary of the application site...3 The northern parcel of the application site includes a large proportion of Sharpness island which can be accessed via two bridges that cross over the canal. The island site includes areas of vacant grassland, single storey industrial buildings the Sharpness Marina on the canal, the site of a former merchant navy camp and the Dockers Club Hotel. The north eastern area of the northern parcel is mainly of open farmland...4 The south western parcel is undeveloped grassland located to the south of the Sharpness Tidal Basin. The south eastern parcel also comprises undeveloped grassland however there is a small building along the southern boundary. 3 Need and Alternatives 3. The Need for the Proposed Development 3.. As the landowner of the Sharpness Docks Estate, the Canal & River Trust has produced a strategy to direct the future development of the Estate, and this was incorporated into the adopted Stroud District Local Plan (Ref. 3-), under Site Allocations Policy SA5. Local planning authorities are required to develop a Local Plan to set out the strategic priorities for development of an area and cover housing, commercial, public and private development, including transport infrastructure, along with protection for the local environment. 3.. Policy SA5 was drawn up in response both to Stroud District Council s needs for additional housing and employment land (including tourism uses). The policy states that the Sharpness Docks Estate, within which the application site is located, should be regenerated to provide up to 300 new homes in association with a leisure and recreation strategy for the north of the Docks and intensified and upgraded employment provision on existing sites within the commercial Docks to the south. 3. Alternatives to the Proposed Development 3.. In line with the EIA Regulations (Ref. -), the ES provides a description of the main alternatives to the proposed Development considered by the Applicant. These include: The No Development alternative; Alternative sites; Alternative uses; and Alternative scheme designs. 3.. The no development alternative would leave the site in its current state. This would result in a shortfall of 300 houses as set out in Policy SA5 of the adopted Stroud District Local Plan (Ref. -). In addition, recreation, tourism and employment uses in accordance with Policy SA5 would not be delivered. This option was therefore discounted on the basis that it would not achieve the necessary planning policy objectives for the site With regards to alternative sites, Stroud District Council have undertaken a detailed site selection process, including a sustainability appraisal and strategic environmental assessment, to identify

9 development sites for inclusion within the Stroud District Local Plan (Ref. -). The process has determined the Sharpness Docks Estate to represent an appropriate location to contribute to the delivery of required development within Stroud District. The application site only forms part of the Sharpness Docks Estate, however it is considered that the chosen location of the site within the estate offers the best opportunity for meeting the objectives of Policy SA5 whilst ensuring the commercial docks can continue to operate as normal With regards to alternatives uses, as aforementioned, the site has been allocated within the Stroud District Local Plan (Ref 3..) under Policy SA5 to deliver a mix of employment, residential, leisure and tourism uses. The proposed Development is consistent with the site allocation requirements. No alternative uses have been considered beyond those for which the site is allocated The proposed Development has responded to the key environmental opportunities and constraints of the site, which include: The sensitivity of the Severn Estuary and its European/National level designations for Nature Conservation; Local ecological designations, the potential for protected species on the site and the presence of ancient and mature trees; Current vehicle access, notably how existing access routes could be incorporated for use within the masterplan; Potential for contamination of parts of the site from historic uses; Existing operational use of the 4-hour dock and associated traffic and noise; and Preservation and enhancement of the Old Dock Conservation Area and the setting of the listed and other significant buildings and structures. 3.. Following feedback received at the public consultation events and subsequent environmental baseline work, changes to the proposed Development layout / design have been made: Altered layout of housing parcel/road structure to minimise the amount of earthworks required and to create a more pedestrian friendly area; Increased housing density to maximise the areas of accessible green space within the residential part of the site; Addition of dedicated visitor parking for the Marina to remove the potential for on-street parking; and Re-design of camping area to reduce vegetation removal. 4 Description of the Development 4.. The proposed Development described in the planning application form is as follows: 4.. Mixed use development which includes up to 300 dwellings (C3), industrial and distribution development (B, B & B8) on. hectares of land, no. marinas, up to 50 m of ancillary retail/ food and drink uses (A, A, A3 & A4), up to,000 m of commercial floorspace (B office/light

10 industrial), up to 00 holiday lodges/camping pitches, hotel, public open space, landscaping, visitor parking, new access road and associated infrastructure The planning application for the proposed Development is in outline, with all matters reserved. This means that the Applicant is seeking to establish the principle of developing the site for the above uses, but that the exact details regarding the access, scale, layout, external appearance and landscaping of the proposed Development will be the subject of later applications, known as reserved matters applications Where an EIA is required for an outline planning application, the description of the proposed Development within the ES must be sufficient to enable the requirements of the EIA Regulations to be fulfilled, and in particular, to enable the likely significant effects of the proposed Development to be identified. A series of Development parameters have therefore been set to determine the broad extent and locations of the different elements of the proposed Development and to provide the context for the subsequent detailed design. These parameters are shown on a series of regulatory plans which define the extent of the proposed Development. The regulatory plans are included as Figures 3 -. Land Uses 4..5 As shown on Figure 3, the majority of the proposed residential development would be located in the eastern part of the northern parcel of the application site. Up to 300 dwellings would be provided in this area. It is assumed that the majority of dwellings would be a mix of 3, 4 and 5 bedroom houses, with a smaller number of and bedroom apartments, however the exact housing mix would be determined at reserved matters stage. A proportion of the new dwellings would be affordable. The residential element of the proposed Development would be up to three storeys, with the majority being two storeys. 4.. Two mixed use marina areas would be provided adjacent to the Gloucester and Sharpness Canal in the centre of the northern parcel of the application site. The locations of the marina areas are shown on Figure 3. The marina areas combined would provide up to,50 m of commercial floorspace up to three storeys in height and up to,000 m of office floor space. In addition, up to 8 residential units could be provided in the eastern marina area which could be up to four storeys in height. In total the marinas would provide up to 90 mooring berths. 4.. As shown on Figure 3, two areas of industrial employment use, totalling. hectares in size, are proposed to the south of the working dock area. Up to,50 m of employment floor space would be provided in the south-western land parcel and 4,900 m would be provided in the south-eastern land parcel. Buildings for industrial use to the south of the working dock area would be up to an eaves height of 5m The north western island part of the application site is proposed for leisure use. This would include the refurbishment or redevelopment of the existing Dockers Club building to provide a hotel (approximately 5 8 bedrooms) up to three storeys in height, and up to 00 holiday lodges/camping pitches in the central part of the island site (Figure 3). The remainder of the island site would be public green space, as described below The proposed Development would also include a significant proportion of open space, including enhancing existing areas of public open space on the island site, and providing new areas of public open space adjacent to the residential land parcels. In total 5.0ha of publicly accessible open space would be provided on the site. This accounts for approximately 3% of the total application site area. Existing areas of woodland would be retained along the northern boundary of the site.

11 Access and Parking 4..0 The proposed access point and circulation routes associated with the proposed Development are shown on the Figure 4, Access and Streets Regulatory Plan. It has been assumed that access to the northern parcel would be in accordance with local planning policy and would be along Oldminster Road. A network of new main streets and local streets would provide access from Oldminster Road to the various land parcels in the northern part of the application site. 4.. Access to the two employment land parcels in the southern part of the application site would be via the B40 and the internal dock roads. 4.. Parking would be dealt with at reserved matters stage but it is envisaged that residential parking spaces would be provided within the individual dwelling plots or in communal car parks. Visitor parking would be provided either on-street or in a communal parking area adjacent to the new access road. Utilities, age and Lighting 4..3 There is an underground network of existing utilities such as gas, sewerage, water and electricity, on and surrounding the application site however there is limited spare capacity within the existing utility network. A strategy for providing adequate supplies of utilities to the proposed Development would be agreed following consultation with the service providers for this area The sewer network serving the site currently consists of private and public sewer infrastructure. On the island site the private drainage network comprises an outfall to the Severn Estuary where it currently discharges, untreated. The current untreated foul discharge to the Severn Estuary would be treated in a packaged treatment plant (PTP) and would discharge treated water to the estuary. The PTP would be sized to treat all the existing development and the proposed Development on the island site. sewhere the proposed residential development would connect to the existing public sewer network which directs flows to Sharpness Sewage Treatment Works Sustainable age Systems (SuDS) would provide storm water storage and treatment, improving water quality, before discharging to the canal. 4.. A lighting strategy would be developed at reserved matters stage but would be designed to ensure safety whilst minimising any negative impacts to nearby ecology. Waste Management 4.. Stroud District Council would normally expect all development to include adequate facilities for storage and collection of waste/recyclable materials. Details of waste management would be considered at reserved matters stage. Construction 4..8 Construction of the proposed Development is due to commence in 09 and would take approximately 0 years to complete At this stage it is not known which areas of the application site would be constructed first as this would be determined by market conditions at the time. It has therefore been assumed that the proposed Development would be built in a single phase, however it is assumed that some elements of the proposed Development may be completed and occupied whilst construction works on other parts of the site are ongoing.

12 4..0 The table below provides an overview of the key activities associated with each stage of the overall construction phase. Construction Stage Pre-Commencement and Enabling Works Demolition Works Key Activities - Preparation of the Construction Environmental Management Plan (CE); - Implementation of site investigation works; - Securing of construction site boundaries; - Protection of existing trees, hedgerows and ecologically sensitive areas; - Appropriately timed tree and vegetation clearance; - Set-up of contractor welfare and site accommodation; and - Implementation of necessary service infrastructure works. - Demolition works will be required to the small building in the south western land parcel and the three industrial buildings on the Island site. - Localised re-profiling / earthworks; Site Preparation and Groundworks - Programme of archaeological investigation / mitigation; and - Contaminated land remediation works as required. - Below ground foundation construction and the installation of utilities and services; Construction Works - Above ground construction anticipated to comprise a variety of materials including brick, concrete, timber and steel. - Marina areas would excavated behind the existing canal banks. Sheet piling would be used around the perimeter of the marinas and cofferdams used to facilitate the construction of the entrances to the marinas. 4.. The hours of working would be agreed with Stroud District Council prior to the commencement of works. Typical working hours would likely to be 08:00 to 8:00 hours on Monday to Friday and 08:00 to 3:00 hours on Saturday. The site would be closed on Sundays and Public Holidays. Construction works outside of the times specified would be with prior agreement with Stroud District Council. 4.. A detailed, site specific Construction Environmental Management Plan (CE) would be prepared prior to the commencement of works. The CE would provide an manual for the development contractor and others involved in the construction of the proposed Development to avoid, minimise or mitigate any construction effects on the environment and the surrounding community. The CE would typically include the following: Details of the works to be undertaken highlighting any operations likely to result in environmental impacts, with an indication of the specific detailed mitigation measures to be employed; Prohibited or restricted operations; A framework for compliance with relevant legislation and guidance;

13 Roles and responsibilities of key staff; Details of general site management practices, including working hours, hoarding, access, lighting, site facilities, energy and water use, waste, materials procurement and storage; Details of emergency procedures to be implemented on the site; and How third parties can register complaints and the procedures for responding to complaints. 5 Potential Environmental Effects 5.. The following sections summarise the findings of the EIA by describing the impacts of the proposed Development on each environmental topic listed in paragraph.3. above. They identify any mitigation measures needed to reduce impacts, and any environmental impacts that are likely to remain after mitigation has been applied. 5. Ecology and Nature Conservation 5.. An assessment has been undertaken of the potential effects of the proposed Development on ecology and nature conservation during both the construction and operational phases. The assessment has been undertaken in accordance with Guidelines for Ecological Impact Assessment in the UK, produced by the Chartered Institute of Ecology and Environmental Management (CIEEM) (Ref. 4-). This ecological impact assessment has been informed by a desk study, consultation with Natural England (NE) and the local authority, Stroud District Council. In addition, targeted ecological surveys have also been undertaken to confirm the existing conditions present on the site. 5.. The application site is located immediately adjacent to the Severn Estuary which is designated as a Special Area of Conservation (SAC), Special Protection Area (SPA), Ramsar site and Site of Special Scientific Interest (SSSI). Primary reasons for the designations include coastal and estuarine habitats, fish species and internationally important numbers of wintering and migratory birds. Three Key Wildlife Sites (KWS) of county importance to nature conservation are also located within or in close proximity to the application site Several woodlands, a number of hedgerows and invasive plant species are located within the boundary of the application site. In addition, the following species are confirmed or considered potentially present within the application site; terrestrial invertebrates, great crested newts, common reptile species, breeding birds, bats, water voles, otters and badgers In accordance with the EIA Regulations (Ref. -), an assessment has been undertaken to establish the potential for significant effects to the designated sites, habitats and species described above during both the construction and operational phases of the proposed Development. With the implementation of a CE and the retention of areas of valuable habitat as part of the design, along with additional mitigation measures (i.e. sensitive lighting for bats and otters, timing restrictions on vegetation removal to avoid impacts to breeding birds and additional pre-construction surveys), there would be no significant effects to identified habitats or species present The proposed Development would result in the permanent loss of a small section of the Sharpness Docks KWS. As such, the impact to the KWS is considered significant. Compensatory and / or avoidance measures would be considered during the detailed design stage to review whether impacts to the KWS can be reduced / removed.

14 5.. An assessment of the cumulative effects of other planned developments coinciding with the proposed works at the Sharpness Docks Estate has been undertaken. Due to the proximity of the wider development projects as well as the mitigation measures to be implemented, it is considered that there would be no significant cumulative effects to ecology and nature conservation. 5.. Overall, with the exception of a significant impact to Sharpness Docks KWS, potential effects to ecology and nature conservation, during construction and operation of the proposed Development are considered to be not significant with respect to the EIA Regulations (Ref. -). 5.3 Landscape and Visual Assessment 5.3. A landscape and visual impact assessment (LVIA) has been undertaken in accordance with guidelines produced by the Landscape Institute (LI) and best practice approaches. The purpose of the LVIA is to consider the potential effects of the proposed Development on the landscape character and visual amenity of the application site and the wider area The application site is over 5km from both the Cotswolds Area of Outstanding Natural Beauty (AONB) to the east and the Wye Valley AONB to the west. The application site does extend within the Sharpness Old Docks Conservation Area. The surrounding land uses are predominantly dockrelated or industrial with small areas of existing housing, open water associated with the Gloucester and Sharpness Canal, farmland, open grassland and vegetation including hedgerows and ancient woodland In broad terms the application site is low lying and flat with minor variations caused by landscaping and buildings, towers and warehouses associated with the docks industrial uses. The Severn Way long distance path runs along the bank of the Severn and cuts inland at Sharpness to Oldminster Road, across to the island site and then northward along the canal Construction activities associated with the proposed Development including the movement of plant/vehicles and materials storage, would constitute temporary elements within the local landscape and views. Once complete, the proposed Development would result in a change from open land to development across the northern parcel of the site. Across the island part of the northern parcel there will be a change from open land, woodland and brownfield land to development and green infrastructure. Over the two parcels of land that make up the southern parcels of the site, the proposed development will result in a change from open and brownfield land to industrial development These new features within the landscape will inevitably have an impact on the local landscape characteristics and visual amenity. The scale of this development will result in an impact on a number of existing views within the application site and also within the wider landscape. Views from the adjacent buildings, public footpaths and the Severn Way long distance path are likely to be those most affected by the development. However, many of the assessed views will only experience minor or no impacts. Potential effects would be mitigated through retention of existing vegetation and proposed planting that would serve to help to limit visibility of the proposed Development and integrate the proposals with the surrounding landscape and views Overall, with respect to the EIA Regulations (Ref. -), the assessment has identified significant potential effects to a number of receptors including users of the Severn Way long distance path, views from other public footpaths and residential properties in close proximity to the proposed Development. The assessment has also identified the potential for a significant cumulative effect resulting from the combined effects of the proposed Development and a planned residential development to the south of the application site.

15 5.4 Flood Risk and Surface Water Quality 5.4. An assessment has been undertaken of the potential effects of the proposed Development on flood risk and surface water quality during both the construction and operational phases. The assessment has been informed by a desk study and consultation with relevant bodies, notably the Environment Agency The proposed Development is located entirely within the catchment of the River Severn which flows immediately adjacent to the application site. The Gloucester and Sharpness Canal passes through the application site flowing south west through the working dock area which links to the River Severn via lock gates and a tidal basin. Further north the canal splits forming a section of water known as the Old Arm Basin which includes the existing Sharpness Marina. The km study area defined for the assessment also contains two tributaries of the River Severn; Brookend Stream and Wanswell Stream In terms of water quality, both the River Severn and the Gloucester and Sharpness Canal within the km study area have an ecological status of Moderate and an overall chemical status of Good A CE incorporating measures to ensure the quality of the nearby water courses does not deteriorate during construction would be implemented. For example, fuels and chemicals would be stored and refuelling would take place within bunded areas away from waterbodies to prevent leakage. Similarly mounds of loose material would be located away from waterbodies and covered to reduce the potential for sediment run off It is assumed that the marina areas would be excavated behind the existing canal banks and that material would be disposed of off site. Cofferdams (structures that retain water) would be used to facilitate the construction of the entrances to the marinas. During the construction of the marinas, works would be undertaken in accordance with approved methods and in accordance with an environmental permit in order to safeguard the water environment The majority of the application sites is at low risk of flooding from rivers and the sea, with a small area at medium risk and a small area at high risk. Where areas of the site have been identified as at risk of flooding, notably some of the industrial development in the south western parcel, additional mitigation measures, such as ground raising, have been proposed to ensure the safety of the development throughout its lifetime A drainage strategy has been produced for the proposed Development to manage surface water across the application site. It is considered that measures incorporated within the strategy would improve the water quality of the River Severn and the Gloucester and Sharpness Canal during the operational phase as well as help to manage surface water flood risk. The drainage strategy includes provision of a packaged treatment plant (PTP) for the island site. The PTP would be sized to treat foul drainage from all the existing development and the proposed Development on the island site before discharging treated water to the Severn Estuary. This would replace the existing private drainage system which currently discharges untreated sewage directly into the estuary An assessment of the cumulative effects of other planned development coinciding with the proposed Development of the Sharpness Docks Estate has been undertaken. There would not be any significant cumulative effects to flood risk and surface water quality Overall, potential adverse effects to flood risk and surface water quality, during construction and operation of the proposed Development are considered to be not significant, with respect to the EIA Regulations (Ref. -). However, incorporating measures included within the proposed drainage

16 strategy has potential to result in a significant beneficial effect to the water quality of the Severn Estuary. 5.5 Air Quality 5.5. An assessment has been undertaken of the potential effects of the proposed Development on air quality during both the construction and operational phases. It considers impacts associated with dust generated during the construction phase, road vehicle exhaust emissions from traffic generated during the operational phase, and potential impacts of dust generated by existing industrial units in the vicinity of the proposed Development during the operational phase. The assessment has been undertaken in accordance with guidance from the Institute of Air Quality Management (IAQM) and Environmental Protection UK (EPUK), and informed by consultation with the principal Environmental Health Officer at Stroud District Council An odour survey and assessment was originally included within the scope of the EIA. However, a key source of odour complaints on site (a composting facility) has recently been taken out of operation. With this source of existing odour emissions removed, an assessment of potential odour effects resulting from the proposed Development has not been undertaken Existing air quality conditions in the vicinity of the proposed Development are predicted to be below the relevant air quality objectives Potential construction phase air quality impacts from dust emissions were assessed as a result of demolition, earthworks, construction activities and trackout (vehicles leaving site). Measures to control dust emissions during construction would be incorporated within the CE including the use of water sprays for dust suppression and daily on-site and off-site inspection to monitor dust. With such measures implemented, there would be no significant residual air quality effects from dust generated by demolition, earthworks, construction activities and vehicle movements Vehicle movements associated with the operation of the proposed Development will generate exhaust emissions on the local and regional road networks. The assessment identified an increase in pollutant concentrations at sensitive locations (i.e. residential properties) during the operation of the proposed Development compared to predicated future concentrations without the proposed Development. However, at all sensitive future and existing locations the predicted concentrations resulting from the proposed Development fall below the relevant air quality objectives for each pollutant Fugitive dust emissions from surrounding industrial premises also have the potential to cause impacts at the proposed Development during the operational phase. However, following assessment, impacts were determined as not being significant An assessment of the cumulative effects of other planned development coinciding with the proposed Development of Sharpness Docks Estate has been undertaken. With the implementation of appropriate mitigation measures, it is considered that there would not be any significant cumulative air quality effects Overall, potential effects to air quality, during construction and operation of the proposed Development are considered to be not significant, with respect to the EIA Regulations (Ref. -).

17 5. Noise and Vibration 5.. An assessment has been undertaken of the potential noise and vibration effects that may occur during both the construction and operational phase of the proposed Development, along with changes in road traffic noise in the wider area as a consequence of changes to traffic volumes and vehicle types as a result of the proposed Development. In addition, the assessment has determined whether the noise levels at the site are suitable for residential purposes including housing, hotel and visitor accommodation. 5.. Existing noise levels within the application site have been measured at various locations. The methodology was agreed with the local Environmental Health Officer (EHO) prior to undertaking the noise survey. Noise in the area is dominated by traffic noise from the surrounding roads, particularly vehicles accessing and moving around the docks. It was noted that whilst in general, traffic noise was the most common source of noise in the area, noise was also noticeable from commercial activities within the docks, for example the unloading of ships. Following completion of the noise surveys, a single 80m high wind turbine was installed on the island site which represents a new potential source of noise in this area and has been assessed. 5.. Noise and vibration impacts during construction of the proposed Development are expected to be relatively short-term in duration and would take place during agreed daytime working hours. A CE will set out construction methods to be approved by Stroud District Council with noise limits set within which the site will operate. Any specific construction tasks anticipated to create higher noise or vibration levels that may exceed the agreed limits will be identified. For these specific construction elements, an application for prior consent would be prepared for approval by Stroud District Council. The application would include details of the duration of the construction task and set-out measures to minimise noise and vibration. Typical mitigation measures for the construction site would include the implementation of best practice construction methods such as the selection of quieter construction plant, the use of acoustic screening around the site boundary and the location of noisy plant away from noise-sensitive receptors where possible. 5.. The effect of the predicted changes in road traffic noise during the operational phase of the proposed Development have been assessed. Within the proposed Development Saniger Lane and Oldminster Road will provide the main access to the residential element of the proposed Development. With respect to the EIA Regulations (Ref. -), along both routes the assessment has identified a potential significant adverse effect to noise levels as a result of increased traffic flows. In addition, moderate adverse impacts are predicted along the B40 South of Saniger Lane, Berkerley Bypass and Severn Road Noise from the dock activity or the wind turbine is not predicted to have significant adverse effects upon the proposed residential housing sector of the site, the proposed hotel and mixed use marina areas. Greater adverse noise effects as a result of the wind turbine are anticipated for the proposed visitor accommodation. Consequently, careful consideration of the design and layout of the visitor accommodation on the island site is required during the detailed design of these facilities An assessment of the cumulative effects of other planned development coinciding with the proposed Development of Sharpness Docks Estate has been undertaken. With the implementation of appropriate mitigation measures, it is considered that there would not be any significant cumulative noise and vibration effects during the construction or operational phases.

18 5. Ground Conditions and Contamination 5.. An assessment has been undertaken of the potential effects of the proposed Development on ground conditions and risks to human health and controlled waters (surface water and groundwater) associated with contaminated land containing polluting substances. The assessment has been undertaken in accordance with statutory guidance from the Department for Environment, Food and Rural Affairs (DEFRA) and informed by a desk study and consultation with the Environment Agency and the contaminated land officer at Stroud District Council. 5.. The desk study identified a wide range of historical and recent potential sources of contamination within the vicinity of the application site. Potential sources include an historical gas works, timber yard and chemical works. These sources are considered to have had the potential to release contaminative substances to the soil and or groundwater beneath the site as well as posing a risk to human health Published geological mapping indicates that the application site is underlain by a solid bedrock of mudstones and sandstones. The far north west of the site is shown to be underlain by younger unconsolidated (loose) sediments comprising of sand and gravel. Along the bank of the River Severn there are sediments comprising of clay, silt and sand formed by the shoreline environment. Available data indicates that some of the unconsolidated sediments (in the northern parcel) and bedrock are designated as a Secondary A Aquifer. This means that the ground in question is capable of supporting water supplies at a local scale. The rock outcrops at Sharpness Point have been designated as a Regionally Important Geological/Geomorphological Site (RIGS). Whilst there is no legal protection arising from a RIGS designation, it does draw the attention of local authorities to the importance of the site and the value in protecting its future Detailed design of the proposed Development would involve site investigation to target potential sources of contamination, detailed risk assessments based on the proposed site uses and implementation of contaminated land remediation, if required. Such measures would ensure the protection of people and the environment during the operational phase of the proposed Development A CE would be prepared incorporating measures to protect human and environmental receptors to hazardous materials. For instance, the CE would include provision for the use of appropriate Personal Protective Equipment (PPE) to safeguard construction workers, and procedures relating to the monitoring of excavation works and identification of contamination. Additional measures would be set out in the CE to ensure the containment and prevention of run-off from stored contaminated materials into controlled waters. 5.. An assessment of the cumulative effects of other planned development coinciding with the proposed Development of the Sharpness Docks Estate has been undertaken. With the implementation of appropriate mitigation measures, it is considered that there would not be any significant cumulative effects associated with ground conditions and contaminated land. 5.. Overall, none of the potential effects of the proposed Development associated with ground conditions and contaminated land are considered to be significant, with respect to the EIA Regulations (Ref. -). 5.8 Cultural Heritage 5.8. An assessment has been undertaken of the potential effects of the proposed Development on heritage assets both during both the construction and operational phases. A heritage asset

19 comprises a building, monument, site, place, area, or landscape, including archaeological remains (both known and unknown). Some heritage assets are including listed buildings, scheduled monuments and conservation areas are designated which means that they have legal protection. The assessment has been undertaken in accordance with guidance produced by Historic England The proposed Development has the potential to have both direct (physical) and indirect (setting) effects upon heritage assets. Designated heritage assets potentially affected by the proposed Development were identified as: two grade II* listing buildings, three grade II listed buildings, the Sharpness Old Dock Conservation Area, Lydney Harbour scheduled monument and Berkeley Castle grade II* registered park along with other non-designated heritage assets and undisturbed archaeological features The proposed Development will result in a variety of changes to the character of the Sharpness Old Dock Conservation Area. It is considered that the marina will relate well to the waterway and its established leisure use, and, provided the associated mixed use development is appropriately designed, will only result in a modest degree of harm to the character or significance of the conservation area. Adverse effects to the Conservation Area from the loss of its open countryside setting to accommodate the residential development will be mitigated through landscaping along the canal margin and green links within the residential area. Other elements of the proposed Development are anticipated to generate beneficial effects to the Conservation Area The assessment concludes that the ongoing presence of the proposed Development in their settings will result in a minor or minor/negligible adverse impact on the grade II listed former Harbour- Master s on the Old Dock and on the Old Severn Bridge Hotel, Lydney, the grade II* listed Purton Manor Farmhouse, Lydney, and on the non-designated Dockers Club and the Dock Company housing at Severn Road & Great Western Road. There will also be a negligible adverse impact on the Sharpness New Docks The proposed development will have a moderate/minor beneficial effect on the non-designated Viaduct within the northern parcel of the site as a result of the repairs that will be necessary to make it functional as a road access and an ongoing minor beneficial effect as a result of its ongoing use and maintenance. Similarly, there will be a minor beneficial effect on the High Level Swing Bridge as a result of the long-term use and maintenance of the structure. There will also be a moderate/minor beneficial effect on the non-designated remains of the former Pleasure Grounds as they will be improved as part of the proposed leisure development. The assessment also considers that the proposed development will result in a minor beneficial effect on the Dockers Club as a result of its conversion to a hotel The application site has already been subject to an archaeological investigation which did not identify any specific below ground features. Potential impacts to unknown archaeological features within the application site would be mitigated by a further programme of archaeological works at the construction phase Overall, none of the potential effects of the proposed Development on heritage assets, during either the construction or operational stages are considered to be significant, with respect to the EIA Regulations (Ref. -). 5.9 Transport and Access 5.9. An assessment has been undertaken of the potential effects of the proposed Development on transport and access during both the construction and operational phases. The assessment has

20 been informed by consultation with and data and information obtained from Gloucestershire County Council (GCC) The application site is accessed from the M5/A38 via the B40. The route via the B40 passes through the village of Berkeley Heath soon after leaving the A38. From the B40/Severn Road roundabout local, private roads owned by the Trust provide final access to the south western and south eastern land parcels. Existing vehicle access to the northern land parcel is provided by Saniger Lane leading to Oldminster Road, or via Bridge Road that runs parallel before bearing west over the canal to the island site via the low level bridge. Pedestrian access to the island site is also available via the high level bridge from Oldminster Road The construction phase will result in an increase in traffic, including Heavy Goods Vehicles (HGVs) accessing the Sharpness Dock area. The exact number of vehicle movements associated with the construction works i.e. deliveries, removal of waste, construction staff vehicles etc. cannot be determined precisely at this stage. Any improvement works proposed to the existing highway network will result in localised closures of vehicular lanes and footways. A temporary diversion of Severn Way may be required to facilitate any works that may be required to the high level bridge. Construction traffic impacts would be minimised through the implementation of a Construction Traffic Management Plan (CT). The CT would include a specification that construction vehicles must access the site from Bridge Road, and would not be able to use Oldminster Road The traffic assessment has identified an increase in daily average traffic flows on roads in the vicinity of the application site during the operation of the proposed Development. This increase is relative to predicted future daily traffic flows without the proposed Development. There is potential for a significant impact to traffic flows along Oldminster Road, Saniger Lane and the B40 (south of Saniger Lane junction), with respect to the EIA Regulations (Ref. -). This impact is because current traffic volumes on these roads is very low, however there is sufficient capacity on these roads to accommodate the traffic. An effective transport strategy will be developed to ensure safe and efficient operation of the proposed Development An assessment of the cumulative effects of other planned development coinciding with the proposed Development of Sharpness Docks Estate has been undertaken. The cumulative assessment has indicated potential for a significant cumulative effects to Oldminster Road, Saniger Lane, B40 (south of Saniger Lane junction) and B40 (north of Saniger Lane junction) as a result of increased operational traffic flows. 5.0 Waste 5.0. An assessment has been undertaken of the potential effects of the proposed Development associated with the generation of waste and waste management. The assessment considers the generation of waste from construction, demolition and excavation phases and the operation of the site due to the residential, commercial and leisure uses A desktop study has established existing waste capacity and management within the study area. It is predicted that the construction and demolition activities of the proposed Development would result in 3,58 tonnes of waste being produced over the total construction period. All excavation waste (except where contaminated) is expected to be reused onsite or offsite where conditions allow. The implementation of a Site Waste Management Plan (SW) and good site and specification practices would enable the minimisation, re-use and recycling of waste to avoid unnecessary landfilling during the construction, demolition and excavation phases.

21 5.0.3 It is predicted that once completed the proposed Development would generate,5 tonnes of residual waste per year. Operational waste production would impact the capacity of the existing waste management infrastructure and waste disposal facilities within Gloucestershire. The possibilities for waste minimisation during the operational phase would be considered during the detailed design of the proposed Development. It has been assumed that the proposed Development would include design measures for the adequate collection of waste materials, to maximise recycling and to comply with the Stroud District Council requirements for waste management An assessment of the cumulative effects of other planned development coinciding with the proposed Development of Sharpness Estate has been undertaken. Sufficient data is not currently available on the levels of construction, demolition, excavation and operational waste likely to arise from these developments. With the implementation of design and mitigation measures, it is considered that a significant impact would occur during the operational phases of the proposed Developments Overall, none of the potential effects of waste generated during the construction, demolition, excavation and operational phases are considered to be significant, with respect to the EIA Regulations (Ref. -). 5. Land Use 5.. An assessment has been undertaken of the potential effects of the proposed Development on land use during both the construction and operational phases. The assessment has been carried out in accordance with current guidelines and best practice approaches. 5.. The consideration of existing conditions has comprised an assessment of the quality of the agricultural land in terms of land value and the agricultural practices used on the land. The Agricultural Land Classification (ALC) system divides agricultural land into five grades (Grade Excellent to Grade 5 Very Poor ), with Grade 3 subdivided into Subgrade 3a Good and Subgrade 3b Moderate. Over 50% of the site is not used for agricultural purposes. Of the remaining land the majority is Sub-grade 3b with smaller areas of both Grade 4 and Grade 5. The quality of the land is limited mainly by either shallow soil depth or soil wetness The proposed Development would therefore not result in the loss of any best and most versatile (BMV) agricultural land; this is land classified by the ALC system as either Grade, or 3a. There would be no additional impacts on the soil resource or agricultural enterprise during the operational phase Overall, potential effects to land use during construction and operation of the proposed Development are considered to be not significant, with respect to the EIA Regulations (Ref. -). 5. Socio Economics and Recreation 5.. An assessment has been undertaken of the potential effects of the proposed Development on socioeconomics and recreation during both the construction and operational phases. The assessment has been carried out in accordance with available guidelines and best practice approaches. 5.. Conditions describing the current economic and social environment for the proposed Development area have been gathered from a range of data sources. This includes consideration of social wellbeing, employment, housing, community facilities, and tourism and recreation facilities Sharpness has a very low proportion of the local population that fall into the upper socio-economic groups. Compared to Stroud District as whole, Sharpness has a higher percentage of residents with

22 no educational qualifications and a higher proportion of residents working as process, plant and machine operatives and low skill occupations. The employment structure reflects the local industry at Sharpness Docks. Sharpness also has a higher proportion of social rented housing compared to Stroud District as whole. Across a number of measures, health and well-being compares well to the national average however analysis shows that deprivation is significantly higher in Sharpness relative to neighbouring areas There are currently two schools located within the vicinity of the proposed Development and a doctor s surgery, dental facility and hospital within 8km of the application site. Tourism employment in Stroud District equates to some % of tourism employment in the County and approximately 5% of all day visits to Gloucestershire are made to Stroud District. This reflects not only the quality of the natural environment within Stroud District, but also the presence of some significant visitor attractions. Recreational activities in the vicinity of the proposed Development are primarily focused on the Gloucester and Sharpness Canal and Sharpness Marina During the construction phase of the proposed Development, potential adverse socio-economic effects may include: gradual loss of existing employment on the site, short-term disturbance and nuisance (i.e. noise) from construction activities and temporary disruption to recreation routes such as the Severn Way long distance path. During the construction phase a beneficial effect to the local and wider economy would likely result from the creation of construction related employment. 5.. Once completed, the proposed Development has the potential for a number of beneficial socioeconomic effects including: increased housing availability, generation of employment opportunities and a net gain in open space, leisure and recreational opportunities. In comparison, potential adverse effects during the operational phase include educational provision and recreational pressure on sensitive areas such as the Severn Estuary and its associated habitats and species. 5.. An assessment of the cumulative effects of other planned development coinciding with the proposed Development of the Sharpness Docks Estate has been undertaken. It is considered that there would be a significant beneficial cumulative effect on population and housing resulting from combined effects of the proposed Development and that of other planned development in the region Overall, potential adverse effects to socio-economics and recreation during construction and operation of the proposed Development are considered to be not significant, with respect to the EIA Regulations (Ref. -). However, once completed the proposed Development has potential for a significant beneficial effect on housing availability and employment creation. 5.3 Effect Interactions 5.3. Consideration has been given to the potential for sensitive receptors to be significantly affected (adversely or beneficially) by the interaction of multiple (i.e. two or more) effects arising from the construction and operation of the proposed Development There is the potential for some effect interactions to take place during the construction works. The majority of interactions would arise from a reduction in visual amenity associated with construction activities combing with exposure to contaminated materials, water pollution, and the effects of construction traffic on the local road network. Existing residents within the vicinity of the site and users of the surrounding footpaths and local road network are most likely to be affected by these effect interactions There potential for some effect interactions to take place during the operational phase. Effect interactions would include visual impacts associated with the proposed Development combining with

23 the effects of increased levels of air pollution and noise from operational traffic associated with the proposed Development. Existing residents within the vicinity of the site are most likely to be affected by these effect interactions. However, these residents would also benefit from employment creation on the site combined with health and wellbeing effects from an increase areas in public open space and improved recreational opportunities. Conclusion.. The assessment described within this Non-Technical Summary has followed the process required by the EIA Regulations (Ref. -). It has assessed the potential environmental effects (including socioeconomic effects) of the proposed Development, both beneficial and adverse... The proposed Development does have potential to generate some significant environmental effects with respect to the EIA Regulations (Ref. -). Such effects concern permanent changes to the existing landscape of the proposed Development site and adverse effects associated with increased traffic flows during the operational phase including road traffic noise at certain locations...3 The assessment has also identified the potential for the proposed Development to result in significant beneficial effects during the operational phase in the form of improved surface water quality of the Severn Estuary, housing availability and employment creation. Further Information.. Following the submission of the outline planning application, there will be an opportunity for any interested parties to comment on the proposals. The ES and a set of documents supporting the outline planning application can be viewed on Stroud District Council s website: References Ref - Town and Country Planning (Environmental Impact Assessment) Regulations 0 (SI 0/84). Ref 3- Ref 5- Stroud District Council (05) Stroud District Local Plan. Chartered Institute of Ecology and Environmental Management (00). Guidelines for Ecological Impact Assessment in the UK.

24 Figures Figure Figure Figure 3 Figure 4 Figure 5 Figure Site Location Existing Site Layout Land Use Regulatory Plan Heights Regulatory Plan Access Regulatory Plan Landscaping Regulatory Plan

25 50mm on Original

26 Saniger Sands River Severn Mean High Water Rock and Marsh LB 0 0 Sand Saniger Sands 50mm on Original Rock and Navigational Light (fixed white) Signal Bell Pier Hinton Court 3 3.m RH m RH 55 CF 4 3 to 35 Severn View Parade 3 NEW STREET Lewisham Terr Fen Villas PO 0 9 OLDMINSTER JUBILEE WAY ROAD m RH 44 4.m RH Path 30 0 Path m RH FB 3a River Severn 0 0a Co Const, CP and ED Bdy 0 CCLW LG 5 3 LB Scattered Boulders SP and SL Dismantled Railway River Severn Co Const, CP and ED Bdy CCLW (um) Pier and Scattered Rock Allotment Gardens Tanks SEVERN ROAD The Old Engine 0.m.4m GREAT WESTERN ROAD Coastguard Station The Gloucester & Sharpness Canal Tidal Basin Shipyard 3.m Bank Severn Scattered Rock Custom Track and Sand Capstan Dry Dock Sharpness Point Rock Signal Mast Capstan Tanks 0.3m Mean High Water Tk and Sand The Ridge Sand Light Old Dock Basin The Gloucester and Sharpness Canal MHW Sand Rock, Boulders and Navigational Lock Track Lock Mooring Posts Sharpness Distribution Centre Tank B 40 Works 3.8m Mooring Post DOCK ROAD s.m Navigation Works B 40 Tintagel Water Tower (disused) Gas Gov Silo Sharpness Norway Travelling Crane Warehouses 0.5m Club Crane Central 4.m 3.8m Warehouses Well.5m Sharpness Docks Recycling Business Warehouse CS 9.m Dismantled Railway Tanks Travelling Crane Collett Quay The Gloucester & Sharpness Canal Oldminster Cottages 5.8m GP.9m PW The Venns Hall Greenacre 0.3m CCS.4m Allotment Gardens Glenette Travelling Crane Cullis Quay 0.4m Swing-bridge Swing-bridge Tennis Courts CROMWELL CLOSE GLOUCESTER ROAD Coal Yard Hall Shelter Pier View Hotel (PH) Church ESS Warehouses Viaduct 3.5m River Severn CS.m RH Sharpness Primary School Und BAYS HILL Hamfallow to 9 Court GP.m RH 0.4m Garage.m RH.m RH OAKFIELD WAY OLDMINSTER ROAD Dismantled Railway Sunnybrook Cottage 8.0m 9.4m 5.m.m BRIDGE ROAD Tk Mean High Water Path Sand The Ridge Sand The Gloucester and Sharpness Canal.m School Old Newtown Swimming Pool CRESCENT THE Sunnybrook Rivermede 5.3m The Severn Bridge 34.5m Und Terrace Farm Fairlawn (Nursing Home) Luggs Farm Sunnybrook Track Marsh 8.0m Bucketts Hill Farm 0.3m.3m.5m 9.m Tank 8.5m Path

27 Boulders Saniger Sands Sand and Scattered Rock Rock and Marsh Sluice River Severn Mean High Water LB 0 0 Sand Saniger Sands 50mm on Original Rock and Navigational Light (fixed white) Pier Signal Bell Hinton Court m RH 40 4 CF to 35 Severn View Parade 3 NEW STREET Lewisham Terr Fen Villas m RH OLDMINSTER PO 0 JUBILEE WAY 5 ROAD 53.m RH m RH Path Path River Severn Co Const, CP and ED Bdy 5.m RH FB 3a a 0 CCLW LG 3 LB Scattered Boulders SP and SL Dismantled Railway River Severn Co Const, CP and ED Bdy CCLW Marsh Panthurst Light (fixed, white) Sluice Pier and Scattered Rock Allotment Gardens Tanks SEVERN ROAD The Old Engine 0.m.4m GREAT WESTERN ROAD Coastguard Station The Gloucester & Sharpness Canal Tidal Basin Shipyard 3.m Bank Severn Scattered Rock Custom Track and Sand Capstan Dry Dock Sharpness Point Rock Capstan Tanks Signal Mast 0.3m Mean High Water Tk and Sand The Ridge Sand Light Old Dock Basin The Gloucester and Sharpness Canal MHW Sand Rock, Boulders and Navigational Lock Track Lock Sharpness Distribution Centre Tank B 40 Works 3.8m Mooring Post Mooring Posts DOCK ROAD s.m Navigation Works B 40 Tintagel Water Tower (disused) Gas Gov Silo Sharpness Norway Travelling Crane Warehouses 0.5m Club Crane Central 4.m 3.8m Saniger Farm Warehouses Well.5m Sharpness Docks Recycling Business Warehouse CS 9.m Dismantled Railway Tanks Travelling Crane Collett Quay The Gloucester & Sharpness Canal Saniger Cottages.9m The Venns GLOUCESTER ROAD 5.8m PW Hall Greenacre 0.3m Oldminster Cottages CROMWELL CLOSE Church GP ESS CCS Hall Shelter Pier View Hotel (PH) Allotment Gardens Glenette Travelling Crane Cullis Quay Swing-bridge Coal Yard.4m Tennis Courts Warehouses Viaduct 0.4m Swing-bridge 3.5m Mean High Water CS.m RH.m RH 0.4m Garage.m RH OLDMINSTER ROAD Dismantled Railway BRIDGE ROAD 8.0m The Ridge Sand Court Hamfallow to 9 The Gloucester and Sharpness Canal Path Sharpness Primary School Und BAYS HILL.m RH OAKFIELD WAY Sunnybrook Cottage 9.4m GP 5.m.m Tk.m School Old Newtown Swimming Pool CRESCENT THE Sunnybrook Rivermede 5.3m The Severn Bridge 34.5m Und Terrace Farm Fairlawn (Nursing Home) Luggs Farm Sunnybrook Track Marsh 8.0m Bucketts Hill Farm 0.3m.3m.5m 9.m Tank 8.5m

28 ders Saniger Sands Sand and Scattered Rock Rock and Marsh Sluice River Severn Mean High Water LB 0 0 Sand Saniger Sands 50mm on Original Rock and Navigational Light (fixed white) Pier Signal Bell Hinton Court m RH 40 4 CF to 35 Severn View Parade 3 NEW STREET Lewisham Terr Fen Villas m RH OLDMINSTER PO 0 JUBILEE WAY 5 ROAD 53.m RH m RH Path Path River Severn Co Const, CP and ED Bdy 5.m RH FB 3a a 0 CCLW LG 3 LB Scattered Boulders SP and SL Dismantled Railway River Severn Co Const, CP and ED Bdy CCLW Marsh Panthurst Light (fixed, white) Sluice Pier and Scattered Rock Allotment Gardens Tanks SEVERN ROAD The Old Engine 0.m.4m GREAT WESTERN ROAD Coastguard Station The Gloucester & Sharpness Canal Tidal Basin Shipyard 3.m Bank Severn Scattered Rock Custom Track and Sand Capstan Dry Dock Sharpness Point Rock Capstan Tanks Signal Mast 0.3m Mean High Water Tk and Sand The Ridge Sand Light Old Dock Basin The Gloucester and Sharpness Canal MHW Sand Rock, Boulders and Navigational Lock Track Lock Sharpness Distribution Centre Tank B 40 Works 3.8m Mooring Post Mooring Posts DOCK ROAD s.m Navigation Works B 40 Tintagel Water Tower (disused) Gas Gov Silo Sharpness Norway Travelling Crane Warehouses 0.5m Club Crane Central 4.m 3.8m Saniger Farm Warehouses Well.5m Sharpness Docks Recycling Business Warehouse CS 9.m Dismantled Railway Tanks Travelling Crane Collett Quay The Gloucester & Sharpness Canal Saniger Cottages.9m The Venns GLOUCESTER ROAD 5.8m PW Hall Greenacre 0.3m Oldminster Cottages CROMWELL CLOSE Church GP ESS CCS Hall Shelter Pier View Hotel (PH) Allotment Gardens Glenette Travelling Crane Cullis Quay Swing-bridge Coal Yard.4m Tennis Courts Warehouses Viaduct 0.4m Swing-bridge 3.5m Mean High Water CS.m RH.m RH 0.4m Garage.m RH OLDMINSTER ROAD Dismantled Railway BRIDGE ROAD 8.0m The Ridge Sand Court Hamfallow to 9 The Gloucester and Sharpness Canal Path Sharpness Primary School Und BAYS HILL.m RH OAKFIELD WAY Sunnybrook Cottage 9.4m GP 5.m.m Tk.m School Old Newtown Swimming Pool CRESCENT THE Sunnybrook Rivermede 5.3m The Severn Bridge 34.5m Und Terrace Farm Fairlawn (Nursing Home) Luggs Farm Sunnybrook Track Marsh 8.0m Bucketts Hill Farm 0.3m.3m.5m 9.m Tank 8.5m

29 Saniger Sands Sand and Scattered Rock Rock and River Severn Mean High Water Marsh LB 0 0 Sand Saniger Sands 50mm on Original Rock and Navigational Light (fixed white) Signal Bell Pier Hinton Court 3 CF.m RH 40 4 to 35 Severn View Parade 3 NEW STREET Lewisham Terr Fen Villas m RH m RH OLDMINSTER m RH PO 0 JUBILEE WAY 5 ROAD 0 4 Path 30 Path River Severn Co Const, CP and ED Bdy 5.m RH FB 3a a 0 CCLW LG 3 LB Scattered Boulders SP and SL Dismantled Railway River Severn Co Const, CP and ED Bdy CCLW (um) Pier and Scattered Rock Allotment Gardens Tanks SEVERN ROAD The Old Engine 0.m.4m GREAT WESTERN ROAD Coastguard Station The Gloucester & Sharpness Canal Tidal Basin Shipyard 3.m Bank Severn Scattered Rock Custom Track and Sand Capstan Dry Dock Sharpness Point Rock Capstan Tanks Signal Mast 0.3m Mean High Water Tk and Sand The Ridge Sand Light Old Dock Basin The Gloucester and Sharpness Canal MHW Sand Rock, Boulders and Navigational Lock Track Lock Mooring Posts Sharpness Distribution Centre Tank B 40 Works 3.8m Mooring Post DOCK ROAD s.m Navigation Works B 40 Tintagel Water Tower (disused) Gas Gov Silo Sharpness Norway Travelling Crane Warehouses 0.5m Club Crane Central 4.m 3.8m Saniger Farm Warehouses Well.5m Sharpness Docks Recycling Business Warehouse CS 9.m Dismantled Railway Tanks Travelling Crane Collett Quay The Gloucester & Sharpness Canal Saniger Cottages.9m The Venns GLOUCESTER ROAD 5.8m PW Hall Greenacre 0.3m Oldminster Cottages CROMWELL CLOSE Church GP ESS CCS Hall Shelter Pier View Hotel (PH) Allotment Gardens Glenette Travelling Crane Cullis Quay Swing-bridge Coal Yard.4m Tennis Courts Warehouses Viaduct 0.4m Swing-bridge 3.5m CS.m RH Sharpness Primary School Und BAYS HILL Court Hamfallow to 9 GP.m RH 0.4m Garage.m RH.m RH OAKFIELD WAY OLDMINSTER ROAD Dismantled Railway Sunnybrook Cottage 8.0m 9.4m 5.m.m BRIDGE ROAD Tk Mean High Water Path Sand The Ridge Sand The Gloucester and Sharpness Canal.m School Old Newtown Swimming Pool CRESCENT THE Sunnybrook Rivermede 5.3m The Severn Bridge 34.5m Und Terrace Farm Fairlawn (Nursing Home) Luggs Farm Sunnybrook Track Marsh 8.0m Bucketts Hill Farm 0.3m.3m.5m 9.m Tank 8.5m Path

30 50mm on Original