energy, environment & design aterman Poniel, South Lanarkshire Environmental Statement: Non-Technical Summary

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1 aterman energy, environment & design Poniel, South Lanarkshire

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3 Poniel, South Lanarkshire Non-Technical Summary INTRODUCTION SRG Estates Limited (SRGE) (hereafter referred to as the Applicant ) is seeking to obtain planning permission in principle for the construction of a mixed-use and employment focussed development (hereafter referred to as the Development ) on land at Poniel, South Lanarkshire, to the west of Junction 11 of the M74 (hereafter referred to as the Site ). Land to the east of the M74 is also included within the Site boundary. FIGURE 1: SITE LOCATION An Environmental Impact Assessment (EIA) of the proposed Development has been undertaken. The methods used in carrying out the EIA, and its results and conclusions, are reported in an Environmental Statement (ES), which has been prepared to accompany the application for planning permission in principle. The ES describes the likely significant beneficial and adverse environmental impacts of the Development, together with a range of mitigation measures that would be implemented to prevent, reduce or offset any adverse environmental impacts. This document provides a summary of the revised ES findings in non-technical language. March

4 Non-Technical Summary Poniel, South Lanarkshire EIA METHODOLOGY The purpose of the EIA is to ensure that the potential environmental impacts of the proposed Development, which may be adverse or beneficial, are taken into account when considering the planning application. The EIA was undertaken in accordance with the Environmental Impact Assessment (Scotland) Regulations, 1999 (as amended) (hereafter referred to as the EIA Regulations ) using established methods and criteria, and involved site visits and surveys, data reviews, computer modelling and specialist assessments by a qualified, experienced team of consultants. The first stage of the EIA process involved undertaking a scoping study to identify the key environmental issues to be covered by the EIA itself. The scope of the EIA was subsequently agreed with South Lanarkshire Council (SLC) and all relevant environmental bodies (including Scottish Natural Heritage (SNH) and the Scottish Environment Protection Agency (SEPA). The EIA subsequently focused on these key issues, and the following sections of this document summarise the findings. SITE LOCATION AND SETTING The Site is located in rural South Lanarkshire, Scotland (refer to Figure 1) and extends to a total area of approximately 230 hectares, though the actual proposed developable area is significantly smaller (approximately 168ha) (refer to Figures 2 and 3). Vehicular access from the north is via Junction 11 of the M74 with access from the south via Junction 12. The village of Douglas is situated approximately 2km to the south, the village of Coalburn is located approximately 2.5km to the west and the village of Rigside is located approximately 2.5km to the east. FIGURE 2: SITE BOUNDARIES 2 March 2010

5 Poniel, South Lanarkshire Non-Technical Summary The Site is surrounded predominantly by low quality agricultural land and woodland. A number of current and former open cast mine-workings are located in the wider area, reflecting the underlying geology of the region. The nearest designated ecological site is the Coalburn Moss Site of Special Scientific Interest (SSSI), which is located approximately 1km to the north of the Site. In terms of landscape designations, much of the southern half of the Site is contained within the Douglas Valley Area of Great Landscape Value (AGLV). PREVIOUS LAND USES Previous land use on the Site and within the wider area has largely comprised engineering-related activities such as coal, sand and gravel extraction, and associated uses such as an access road and former mineral railway. Parts of the Site and its surroundings can therefore be considered to be disturbed brownfield land although much of the Site, particularly to the east of the M74, remains greenfield (i.e. previously undeveloped). EXISTING LAND USE AND ACTIVITIES For ease of reference given the Site s large area, it has been divided into four areas for the purposes of the EIA and planning application, namely; Areas A, B, C and D, as shown on Figure 2 and described in turn below. Area A generally comprises rough grazing land. However, land in the north of this area is currently being extracted for sand and gravel and contains a series of associated large lagoons. Most of Area A comprises land already restored to rough pasture following completion of extraction activities. A group of redundant farm buildings are located at Poniel Farm in the south-east corner of Area A, with the remainder of the area comprising small plots of mixed woodland and rough grazing/pasture. The northwestern boundary of Area A is formed by a 50m buffer zone associated with overhead electricity pylons. The B7076 and M74 are situated to the east and north-east, and a private access road and disused railway embankments mark the boundaries to the south and south-west. Area B forms an irregular L-shape and currently comprises rough grazing land. The south-eastern part of Area B and land immediately to the south is currently occupied by an ongoing surface coal mine known as Poniel Surface Mine. The south-western part of the area is being used for overburden storage for Poniel Surface Mine and also contains coal preparation and site support infrastructure. Area B is bounded to the east by the M74 motorway and to the west and north by the Dewar s bonded warehousing redevelopment site. Area C is currently occupied by coniferous plantation forestry through which an access road for HGVs to Poniel Surface Mine has been created. Area C is surrounded to the south by woodland, to the east by the Dewar s bonded warehousing site and by Area B, and to the north and west by rough grazing and pasture. Area D is situated on the eastern side of the M74 motorway and occupies an approximately triangular plot of land. Area D is predominantly covered by peaty soil and mixed woodland. The topography of the area rises from west to east. This area is bordered on the west by the B7076, to the east by an unclassified road and to the north by the course of a disused railway. DESCRIPTION OF THE DEVELOPMENT Figure 3 presents the parameter plan of the proposed Development. It shows the maximum developable area of land within the Site, taking into various constraints to development (e.g. steep topography, proximity to watercourses or overhead powerlines, ecological constraints, etc.). The parameter plan also notes the maximum amount of floorspace which would be built out. For the purposes of EIA it is generally these maximum parameters which are assessed in the ES, thereby providing worst-case assessments. Figure 4 provides an illustrative masterplan, i.e. an illustration of what the fully completed and operational Development could look like, within the confines of the maximum parameters being applied for. It is important to note, however, that the EIA cannot assess illustrative material and was therefore based solely on the maximum parameters of the Development. Areas B and D would be the first parts of the Site to be developed. Area B would contain a series of storage and distribution warehouses with associated office space and car parking. Area D would contain a hotel providing approximately 60-beds, together with flexible business units, restaurants and retail outlets. There would be no development of the north-eastern part of Area D due to ecological constraints. March

6 Non-Technical Summary Poniel, South Lanarkshire FIGURE 3: PARAMETER PLAN Area A would be developed once the current quarrying operations have been completed in the north of the Site. This area would provide further storage and distribution facilities. The northern and northwesternmost parts of Area A would not be subject to development due to constraints posed by existing overhead powerlines and the proximity to the Poniel Water. The full build-out of the Site would be likely to require the demolition of Poniel Farm and its associated out-buildings. For the purposes of this EIA, it was assumed that these buildings would be demolished, in order to provide a worst-case assessment of predicted environmental impacts. No built development is proposed within Area C, other than the upgrading the current quarry access road to a standard suitable for HGV access to Area B. 4 March 2010

7 Poniel, South Lanarkshire Non-Technical Summary FIGURE 4: ILLUSTRATIVE MASTERPLAN PROGRAM OF WORKS The phased construction programme across the entire Site is expected to span up to 10 years. Areas B and D would represent the first phases of the proposed Development (over approximately 5 years), followed by Area A (over a further approximately 5 years). No new built development is proposed within Area C. While details regarding construction and phasing have not been finalised at this relatively early stage of the design process, it is possible to provide general information about the likely construction activities within each Area. The programme can be divided into the following main stages for each phase of the build-out: Enabling works; Site preparation (possibly including a small amount of demolition on Area A); Foundation works; Construction of substructures; Construction of superstructures; and Fit out. ALTERNATIVES In accordance with the EIA Regulations, the ES includes a discussion of the alternative development options considered by the Applicant. These options included no development, whereby the Site would be left in its current condition, a consideration of alternative site locations, and an appraisal of alternative designs of the proposed Development. March

8 Non-Technical Summary Poniel, South Lanarkshire NO DEVELOPMENT ALTERNATIVE The no development alternative would entail the Site remaining in its baseline state, i.e. largely undeveloped but with some areas subject to reinstatement following mineral extraction operations. This is not considered desirable for a number of reasons, as outlined below: It is contrary to the aspirations of the Local Plan which gives support to employment diversification through the Rural Investment Area designation for the Douglas Valley as a whole; There would be a loss of potential benefits from economic growth due to the proposed inward investment on the Site; and There would be a loss of potential increased employment opportunities in a number of sectors, particularly hotel, distribution and retail. ALTERNATIVE SITE LOCATIONS The Applicant s landholding is located within a Rural Investment Area, as defined in the Local Plan, which allocates the area for a mix of employment uses including tourism, commercial and industrial development. The provision of this major land allocation reflects the limited availability of suitable land within nearby communities including Douglas, Rigside and Coalburn. As the Applicant s landholding is entirely within the Rural Investment Area, no alternative sites were considered for the purposes of this EIA. ALTERNATIVE DESIGNS In 2004 Scottish Coal submitted an outline planning application for employment uses including tourism, commercial and industrial development. The development included provision for a 60-bed hotel, tourist retail outlets, business pavilions, storage and distribution units and plant depots, workshops and yards. Outline consent for these proposals was granted in However, it was decided not to proceed with these proposals as, in the interim, alternative proposals for part of the 2004 application site had emerged. These proposals resulted in the Dewar s bonded warehouses (adjacent to the current application Site; refer to Figure 2) being developed on part of the 2004 application site. The construction of these bonded warehouses therefore necessitated a redesign of the Poniel masterplan proposals. The Applicant then devised proposals for a mixed use development with the intention of applying for outline planning permission in These proposals comprised office space and studio/rural business units, a hotel, commercial and retail development, storage and distribution facilities, a garden centre and nursery and associated infrastructure. However, these proposals have since been subject to redesign. The current proposed Development has undergone significant design evolution since 2008, including the following key factors: Additional areas of the Applicant s landholding have been included within the boundary of the Site, including Happendon Wood to the east of the M74. It is felt that the inclusion of this additional area best suits development delivery, practical separation of uses, and integration with existing services and infrastructure; The northern boundary of the Site has been altered in order to provide a suitable stand-off distance from the overhead powerlines for health and safety reasons; The northern boundary of the Site was further altered to provide a buffer zone along the course of the Poniel Water to avoid areas of potential flood risk and to minimise potential impacts to protected species, particularly otter and water vole; The proposals for the eastern part of the Site (Happendon Wood) would protect and enhance the existing locally valuable wet and dry heath habitat in this area; The developable area of the Site and the proposed phasing of construction takes full account of the existing quarrying activities in the north and south of the Site; and The proposed mix of uses and the location of these uses within the Site have been significantly altered since the 2008 proposals in order to provide the optimum employment and retail mix. 6 March 2010

9 Poniel, South Lanarkshire Non-Technical Summary SOCIO ECONOMICS The regional (South Lanarkshire) economy has benefited from growth in income and employment levels in recent years. However, the area s economy is based on a relatively narrow range of employment sectors and has an over-dependency on those that are traditional and declining. The area also has relatively low levels of public sector employment, which has affected its ability to weather the effects of the current economic recession. The local (Clydesdale) economy is structured around lower value primary and secondary industries, particularly agricultural, and has witnessed significant increase in unemployment. The area has not benefited from the growth in key employment sectors that has been experienced elsewhere in Scotland. It is considered that prioritising new infrastructure and employment opportunities would help to address the significant, and worsening, adverse economic and social issues in settlements close to Poniel. The recent Dewar s development (adjacent to the Site) is a key investment and offers the local area economic activity and employment. It is important that measures are put in place to ensure local people are able to benefit from planned infrastructure investment and employment opportunities. Construction of the proposed Development is predicted to provide a total of approximately 84 full-time equivalent (FTE) jobs with approximately 67% of these jobs being sourced locally. This would represent a substantial beneficial impact to local employment levels. The operation of the fully built-out storage and distribution element of the proposed Development has been calculated to contribute approximately 1,300 FTE jobs nationally, with the hotel, retail and business element of the Development contributing approximately a further 360 FTE jobs at a national level. The bulk of these jobs would be created in the local area. When considered in conjunction with the adjacent Dewar s warehouse development, this employment creation represents moderate beneficial impacts to the local job market. The scale of overall Development and the current nature of the local employment market suggest that appropriate measures, including a more in depth assessment of the local labour market and the formation of suitable employability and training schemes for local people, would be required to ensure the local communities benefit from the predicted construction and operational employment opportunities. TRANSPORTATION AND ACCESS A Transport Assessment has been undertaken for the Development. This showed that the road network surrounding the Site, comprising the B7078 and M74 (incorporating Junctions 11 and 12), is relatively lightly trafficked and currently operates well below capacity. Construction traffic from the Development would result in increased flows on local roads. However, the existing network could easily accommodate the number of vehicles likely to be generated. The Development would be built out over a significant length of time (approximately 10 years). Therefore, the likely impacts arising from construction traffic flows would be negligible. Construction traffic could, however, result in impacts on nearby receptors from noise, dust and the deposition of debris onto the local highway, although these would be controlled to acceptable levels through the implementation of the CEMP. The operation of the Development would result in a significant percentage increase in traffic flows. However, the existing roads in the vicinity of the Site carry very little traffic and in capacity terms, the impacts would be negligible. In addition, existing junction and slip road arrangements associated with the M74 motorway were assessed as having sufficient capacity to accommodate the predicted traffic from the Development. ECOLOGY Owing to the inherent seasonal constraints for certain ecological surveys, full ecological assessments of the Site have not been completed ahead of the planning application being submitted. Therefore, once all ecological surveying has been completed, an assessment of the likely ecological impacts of the Development will be submitted at later date in the form of an ES Addendum. This document will also be available for review and comment by the general public. March

10 Non-Technical Summary Poniel, South Lanarkshire LANDSCAPE AND VISUAL IMPACT The Site and its surroundings display many landscape characteristics that are distinctive of this area of lowland Scotland. Notable landforms of river valley and moorland are prominent within the area. Quarrying activity, both present and past, and the development of settlement and industry has resulted in the gradual degradation of the landscape in places. The uplands surrounding the Site form a natural bowl, limiting its visibility. Coupled with the undulating lowland terrain, complex river valleys and scattered of woodland, the Site is often obscured from view from its surroundings. The presence of quarry workings and other industrial activities is noticeable in most views. Impacts to views experienced by nearby residences, pedestrians, cyclists and road users have been assessed. There would inevitably be disruption caused to the landscape character of the Site and its environs as a result of the demolition and construction phase of the proposed Development. This is anticipated to range from no impact to distant receptors, to moderately adverse impacts to those closer to the Site. During temporary worst-case conditions, views from within the Site would experience high adverse impacts during construction works. The completed Development would see buildings extending into a currently predominantly greenfield Site. This would inevitably have an impact on the landscape character within the Site, transforming it from relatively natural to developed and managed and creating, in combination with the adjacent Dewar s development, which comprises a commercial/industrial character in its own right. However the presence of existing industrial features such as the Dewar s development, quarrying activities, the M74 motorway and Birkhill Commerce Park mean that the Site and its landscape context should not be regarded as a pristine or totally rural environment. As such, the completed Development cannot be considered to be incongruous or alien to this environment, although it is acknowledged that it would add further to the sense of industrialisation within the overall landscape context. The overall impact to landscape character and visual receptors within the locality as a result of the completed Development would range from no impacts to distant receptors, to minor adverse impacts for those closer to the Site. The most significant impacts would occur to receptors close to the Site. Increasing boundary vegetation and creating natural areas in the western and northern areas of the Site would be encouraged, and the completed Development would be assimilated into the local landscape character through landscaping and sensitive colour façades. ARCHAEOLOGY AND CULTURAL HERITAGE There is some potential for the preservation of archaeological deposits within parts of Areas A, C and D. As noted above, however, Area C and the north-eastern part of Area D would not be subject to built development as part of the proposals and would, therefore, not be disturbed. It is currently envisaged that the buildings of Poniel Farm, which is the part of Site with the highest archaeological potential, would be demolished. However, demolition of the Poniel Farm buildings would have a negligible impact to any below ground archaeological remains. Although the proposed Development would not be likely to involve deep excavations, such as basements, it should be assumed that the proposed combination of piled foundations and landscaping, together with associated construction activities such as heavy machine tracking, would impact upon any sub-surface archaeological deposits to some degree. However, future archaeological evaluation of those parts of the Site that have not been previously impacted by mineral extraction would identify whether any significant deposits survive. Measures would then be implemented to ensure that impacts to archaeological remains would be negligible. The proposed Development would not adversely affect the setting of any designated structures (i.e. listed buildings, scheduled ancient monuments, etc.) in the area. The farm buildings at Poniel represent an unremarkable example of a post-medieval courtyard farmstead, with the majority of the farm structures not deemed to be of any great architectural or historical interest. However, it appears that at least some of the farm buildings may date back to the 17 th century, with the existing farmhouse possibly representing an altered version of a fairly basic architectural form, perhaps suggesting a relatively early origin, although of no more than local importance. In the event that Poniel Farm is to be demolished, a summary programme of standing building recording should be sufficient to preserve these structures by record. Impacts to cultural heritage features would, therefore, be negligible. 8 March 2010

11 Poniel, South Lanarkshire Non-Technical Summary NOISE AND VIBRATION A noise and vibration assessment has been undertaken, which revealed that the existing Site noise levels are predominantly influenced by road traffic associated with the M74 and B7078. The nearest off-site sensitive receptors comprise isolated residential dwellings, located at a distance of between approximately 50 metres and 660 metres from the Site. Measures to control the impact of construction noise have been proposed that are capable of ensuring that the criteria adopted for the assessment are achieved and that construction noise impacts are, at most, of temporary minor adverse significance. The assessment revealed that noise conditions at potential hotel locations on the Site are such that mitigation measures would be required to ensure the provision of a good to reasonable standard of internal noise for hotel bedrooms, regardless of where the hotel is constructed. Further consideration would be given to the precise location, layout and design of the hotel at the detailed design stage; to ensure that noise levels are controlled in so far as is reasonably practicable. The likely change in traffic noise levels as a result of the Development indicate that the majority of receptors would experience barely perceptible increases in road traffic noise of between 1 and 3 decibels. One location is predicted to experience a larger increase of 3.3 decibels, but even this increase is unlikely to be noticeable in reality, given existing levels road traffic noise and that predicted increases would occur gradually over a period of approximately 10 years. Limiting noise levels have been set for any operational activities and fixed plant, such as air conditioning units, within the Development. Complying with the proposed limits would ensure that complaints would be unlikely and that the noise impact of such plant would be of negligible. GROUND CONDITIONS AND WATER RESOURCES Potentially contaminative land uses associated with the Site include a number of quarrying and mining operations and associated mineral railways dating back to at least the mid 19 th century. These activities correlate with the underlying geology, which includes sands and gravels underlain by limestone deposits with occasional coal seams. The soils at the Site are not classed as prime agricultural land and ongoing sand and gravel extraction has further reduced soil quality. The nearest surface water course to the Site is Poniel Water, which meanders in a roughly north-easterly direction along the northern boundary of Area A. The Poniel Water is classified by SEPA as being of moderate quality. According to SEPA s flood map, the northern extent of Area A adjacent to the Poniel Water is located within an area at risk from river flooding. However, there are no reported historic instances of flooding associated with the Poniel Water. Due to the primarily agricultural nature of the Site, there is limited potential for the Site to be significantly contaminated. However, the sand and gravel operations within Area A have the potential to be a source of contamination due to the fuel used for both machinery and vehicles, because spillages and leaks may have occurred. Nevertheless, the majority of the Site is considered to be at low risk of contamination, with slightly higher risks in areas such as the sand and gravel quarry. Potential pollution impacts to watercourses and groundwater during construction would be controlled by the adoption of good site working practices and appropriate construction methods, which would be specified within the CEMP. In addition, potential pollutant sources identified during the works would be treated and/or disposed of in accordance with relevant legislation and guidance to remove potential for impacting water resources. Once the Development is operational, pollution from on-site sources such as car parks and fuel storage would be minimised through the installation of an appropriately designed surface water drainage system. In addition, the inclusion of a new sewage treatment works, built to best practice standards, would reduce the impacts of sewage and wastewater effluent on watercourses and groundwater. Any potential contamination sources such as tanks and pipe work would be treated or removed prior to the onset of works and in accordance with current best practice legislation in order to minimise the risk of spillages. Contaminated soils at the Site would be removed for appropriate off-site disposal and/or subjected to remediation, where feasible. In the event that additional contaminated soils and/or groundwater are identified during site works, these would be subjected to appropriate testing, treatment and/or removal in accordance with current legislation and guidance, and subject to agreement with the relevant authorities. March

12 Non-Technical Summary Poniel, South Lanarkshire Impacts to human health and nuisance to surrounding residences due to dust creation during demolition and construction activities would be controlled through best practice measures implemented through the CEMP. There are few residential receptors in the vicinity of the Site, with the majority located at distances in excess of 100 metres. Therefore, any dust impacts would likely be minimal. Temporary impacts on soils during demolition and construction works would be reduced, wherever feasible, through the adoption of a Soil Management Strategy. While some agricultural land within the Site would be lost, the restoration to agricultural usage of the open cast coal site to the south of the Site boundary and within the southern portion of Area B would be of benefit. A Flood Risk Assessment would be carried out during the detailed design stage of the Development and all new buildings would be suitably sited so as to avoid areas of greatest flood risk. The implementation of Sustainable Drainage Systems (SUDS) infrastructure as part of a Site-wide surface water drainage strategy would ensure suitable discharge rates from the Development to Poniel Water and Douglas Water. CUMULATIVE IMPACTS An assessment of the impacts of the Development in combination with four consented schemes within the surrounding area has been undertaken. These cumulative schemes comprise a new substation (2.75km north east), a leisure development including hotel, campsite and chalets (adjacent to Area D), industrial park (2km north east) and a new bio-gas facility (2km north east). In assessing the cumulative impacts, two types of impact have been considered: Type 1 impacts: Combined impacts of individual impacts, for example noise, dust and visual impacts from the proposals on a particular receptor; and Type 2 impacts: Impacts from several developments, which individually might be insignificant, but when considered together could amount to a significant cumulative impact. For Type 1 cumulative impacts, it is anticipated that during demolition and construction works, dust, noise and visual intrusion could arise in combination. However, these impacts would be reduced through effective Site management practices, implemented via a CEMP for the proposals. For Type 2 impacts, it is considered unlikely that significant adverse impacts will occur, either during construction or operation, with the exception of minor adverse impacts on landscape character (LCA1) and certain strategic/long range views. These will arise due to the inclusion of further built development within the landscape. In terms of beneficial impacts, significant economic benefits would be afforded by the cumulative schemes, in conjunction with the Development, through the creation of direct and indirect employment. ES AVAILABILITY AND COMMENTS The ES, together with the associated documents, are available for viewing at SLC s offices. Additional copies of the NTS are available free of charge, and printed copies of the full ES and Technical Appendices are available for purchase at a cost of 100 each or on CD at a cost of 20. For copies of these documents, please contact: Gavin Spowage Waterman Energy, Environment and Design Cumbrae House 15 Carlton Court Glasgow G5 9JP Tel: Fax: g.spowage@waterman-group.co.uk 10 March 2010