Former MOD Site Hempsted Lane, Gloucester

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1 FORMER MOD SITE, HEMPSTED LANE, GLOUCESTER NON-TECHNICAL SUMMARY Introduction Bovale Ltd proposes to undertake the redevelopment of the former MOD site, Hempsted Lane, Gloucester. The redevelopment will involve the demolition and removal of all existing structures on the site and the construction of a mix of residential units types and sizes, including houses and apartments. An Environmental Impact Assessment has been undertaken for the proposed redevelopment of the site to identify, assess and mitigate the impacts of construction and operation on the existing environment, and also identify, assess and mitigate for impacts that the existing environment may have on the future residents of the development. The EIA also looks at the need for the project and its design. This document is the Non Technical Summary (NTS) of the Environmental Statement (ES) and provides a brief description of the proposed development and the findings and conclusion of the EIA. Further copies of the NTS are available free of charge on written request from the following address: Simon Blakeley Planning Consultant Harris Lamb Ltd Grosvenor House Francis Road Edgbaston Birmingham B16 8SP Hardcopies and CD-ROM copies of the ES Volumes are available for purchase from the above address, also upon written request. The cost for a hardcopy of the ES is , and for CD-ROM. The Proposed Development The Former MOD site at Hempsted Lane, Gloucester is situated to the Southwest of Gloucester approximately 1km from the City Centre (National Grid Reference SO ). See Figure 1. Bovale Ltd propose to redevelop the site at Hempsted for residential uses with 127 units (109 houses and 18 apartments) and areas of landscaping including an outdoor recreational space (or Local Equipped Area of Play), footpaths/cycleways, habitat area, balancing pond and lake. The units will be accessed from Hempsted Lane, via a T-Junction, access to individual driveways via a series of cul-de-sacs. A gated access to the site, for emergency vehicles only, will be provided from Honeythorn Close. This will be screened from the existing development by a landscape buffer. The site was used for agriculture until it was developed circa 1940 with the construction of a purpose built facility for the bulk storage of petroleum hydrocarbons. The site was operated by Shell Mex on behalf of the Ministry of Defence (MoD) until Since 1970, the site has been operated by Transco Ltd for the MOD until the decommissioning of the site circa No military occupation or use of the site has been identified, except for fuel storage. MWH NTS Page 1 DH06/RT242

2 Figure 1: Site Location Plan Planning Issues The ES has taken into account the relevant policies contained within the Regional Planning Guidance for the South West, Gloucestershire Structure Plan and the Gloucester City Council Local Plan. From the relevant Structure and Local Plans the following items are particularly relevant to this development: 0.9 hectares of the site is allocated for 30 dwellings within the Local Plan; The whole site is subject to a residential allocation of 30 units within the Draft Gloucester Local Development Framework; The site is located in the Landscape Conservation Area ; The site is located adjacent to an area of principal archaeological interest; MWH NTS Page 2 DH06/RT242

3 The site is also partially located within a flood risk area; Adjacent land uses include an operational landfill site and household recycling centre site, to northern site boundary. Physical Environment The site is situated above Made Ground and Alluvial Deposits (Superficial Deposits) overlaying the Lower Lias Clays. Due to the former use of the site as a depot for fuel storage, it is anticipated that some contamination will be locally present within certain parts of the site. These are associated with the bulk storage tanks, the internal fuel distribution pipelines, and the above ground fuel storage tank. However, these potential areas are located within clearly defined parts of the site and any contamination present within the ground surrounding these areas can be expected to be limited. Intrusive site investigations undertaken at the site encountered some evidence of hydrocarbon contamination, although there was no evidence of any widespread leakage from the Tank Farm Area. Environmental risk assessments indicate that there is a low risk of future site users within the residential dwelling being exposed to contamination at the site, however the risk slightly increases with regard to future garden and landscaped areas. The risk of exposure by development/construction workers is also slightly increased, although these risks will be mitigated for by the use of appropriate personal protective equipment (PPE) and good hygiene procedures. An environmental remediation strategy for mitigating the risks posed to human health and controlled waters has been prepared, which outlines the appropriate management options. With the implementation of this remediation strategy, it is considered that any contamination, if present, will be of limited extent and will be of only minor adverse significance locally. The presence of asbestos has also been confirmed on site. All asbestos will be disposed of by a licensed contractor to an appropriate disposal site. Water Resources The River Severn is located at a distance of approximately 800m to the north-west of the site whilst the Gloucester and Sharpness Canal is located approximately 300m to the east of the site. The site sits within the River Severn floodplain. The site lies above superficial deposits, classified as a Minor Aquifer of intermediate vulnerability. The underlying and near surface geology: Lower Lias Clays are classified as a Non Aquifer. These underlying clays afford some protection from any leaching and migration within the superficial deposits, the potential for which is considered to be low. No surface water abstractions or groundwater abstractions are located within 770m of the site. Throughout construction, impacts on surface water and groundwater systems will be controlled and managed, to negligible levels, through the implementation of a Construction Environmental Management Plan, incorporating construction environmental best practice techniques. MWH NTS Page 3 DH06/RT242

4 Surface water run-off at the site is towards the north and west, where the run-off will be collected within the surface water ditch located along the low point of the site. The ditch itself drains towards the southwest and eventually into the River Severn. Severn Trent Water Ltd have confirmed that both existing foul and storm water drains are present in Hempsted Lane, and that the existing infrastructure will be sufficient to cope with the demands of the proposed development. Although characteristics of the site make it difficult, the concept of Sustainable Drainage Systems (SUDS) will be incorporated into the development, and discussions and negotiations are continuing with the Environment Agency and Gloucester City Council to ensure that they are appropriate to the site. The incorporation of these features is anticipated to result in impacts of minor positive significance in terms of drainage and ecology. Flood Risk The lower elevations of the proposed development site at Hempsted Lane, along the northern and north eastern boundaries, are within the 1:100 year fluvial event and 1:200 year tidal event floodplains, as indicated by the Environment Agency Flood Maps and confirmed by modelling and historic flood events. As such, a number of units within the proposed development are at risk of flooding. However, mitigation measures are proposed that will ensure that no persons or properties are at risk of flooding and that the functioning of the flood plain and flood flows are not effected. Proposals include: The raising of ground levels and finished floor levels to at least 600mm above the worst historic flood level of 11.18m AOD. This will mean that no units lie within a flood risk area; The provision of a emergency access which is located above the level of the floodplain to provide safe access and egress during flood conditions, as the main proposed vehicular access to the development will be located within the floodplain; The provision of flood plain compensation on a level-for-level, volume-for-volume basis, mimicking the existing flooding mechanism. This will mean that there will be no loss of flood storage and the functioning of the flood plain and flood flows will not effected; The incorporation of the SUDS concept into the proposed development to control storm water run-off to pre-development rates. With the implementation of the above measures, the proposed development is considered to be safe for the lifetime of the development, in accordance with the requirements of PPS25. Ecology No statutory designated sites were identified in close proximity to the application site. However, several non-statutory designated sites were identified near to the site. The fringe of Hempsted Village is designated as a Site of Nature Conservation Interest and is situated immediately adjacent to the application site. Church Farm Hams, situated approximately 1 km south-west of the application site, is currently being managed as a wetland habitat for seasonal migratory birds. MWH NTS Page 4 DH06/RT242

5 Habitats at the site include species-rich grassland, trees and scrub both within the site and around its boundaries, tall-herb vegetation around structures and boundary fences, and wetland and waterside vegetation is located within the north of the site. A number of protected animal species were recorded within or immediately adjacent to the site including Great Crested Newts, Badgers, Water Voles and Bats. Potential impacts at the site resulting from the proposed development include the temporary and permanent loss of habitat due to the construction of the development, the temporary loss of grassland and permanent loss of trees due to construction of a Flood Compensation Area, the temporary and permanent displacement of species, the fragmentation of habitats or severance of ecological corridors during construction; and the temporary and permanent impacts, as a consequence of works, on adjacent habitats and the species that use them. Figure 2: First Aid and Decontamination Unit used by Bats In order to mitigate for these potential impacts, a series of measures have been built into the design and will be put in place on completion. In addition to generic measures to address design and construction impacts, measures include: The re-seeding of grassland areas with mixes of similar composition and local provenance, together with suitable management (mowing) regimes; The protection of valuable trees during construction to ensure their retention within the site, plus the supplementary planting of additional native trees and shrubs to reinforce the existing habitat, wildlife corridors and flight-lines; The creation of at least one hibernaculum for Great Crested Newts, using material salvage from the trees felled, in addition to works undertaken under licence from Natural England; and The creation of replacement bat roosts, such as a bat bungalow, and the erection of bat boxes within the site, at locations to be determined following further survey, in addition to works undertaken under licence from Natural England; MWH NTS Page 5 DH06/RT242

6 In general, it is considered that, with the implementation of the proposed mitigation measures and the creation of habitat features such as the lake, balancing pond and habitat area, residual impacts will generally range from insignificant to significantly positive in terms of the habitats and the species they support. Figure 3: Oak Tree with Tree Preservation Order Archaeology An archaeological desk-based assessment was undertaken, covering the development site and a 500m radius around it. Information was obtained from a number of sources including Gloucestershire Sites and Monuments Record, Gloucester Museum, English Heritage National Monuments Records and the Gloucester Record Office. The remains of medieval ridge-and-furrow land management, the site of a former lodge house and drive, a pit or pond and twentieth century structural remains were identified within the area of the proposed development, in addition to the derelict buildings and installations of the wartime fuel depot. The surrounding area includes the remains of Llanthony Priory: an important medieval monastic site; Newark: a house originally belonging to the priory; and Newark Camp: a Roman and medieval earthwork site. As a result of the assessment, the potential for discovery of previously unknown Roman and medieval remains within the area of the proposed development is judged to be moderately high. Within the development area itself, all the identified remains are of relatively minor significance, and the impacts of the proposed development will be managed by an appropriate programme of mitigation. An archaeological survey of the site will be undertaken prior to construction, with the programme of works discussed and agreed with the City Council s Archaeologist prior to its commencement. Landscape and Visual Impact The landscape and visual assessment identified features of local landscape value as well as features within the development site. This information was also used to establish the baseline landscape character of the area, against which changes resulting from the proposed development could be compared. The proposed development site is situated within a landscape conservation area. However, the landscape conservation area to the north and -west of Hempsted has been heavily modified and degraded by recent land use including the land fill operation and commercial and industrial uses. The significance of visual change as a result of the proposed development is considered to be moderately adverse from views in the near distance (under 1 km). Visual impacts in the long distance (3-15 km) and middle distance (1-3 km) are considered to be neutral. The significance of landscape change as a result of the proposed development was considered for both the local landscape and the wider landscape. Overall impact on the local landscape MWH NTS Page 6 DH06/RT242

7 character is considered to be a moderate to minor adverse impact, whereas the impact on the wider landscape is considered to be neutral to minor adverse. During construction, it is proposed that hoarding may be used to screen the construction site and mitigate against minor to moderate visual impacts. Following construction, both Newark House and residential properties to the south and south east of the site would experience an adverse visual impact. In order to mitigate against this, the existing fence and vegetation, plus new planting of a species that would grow to a maximum height of 10m, will be used to screen the southern and south eastern boundary. Figures 4 and 5: Views of the site Traffic and Transport An assessment of the transport issues associated with the development has been undertaken. The proposed access arrangements and pedestrian/cycle routes are considered. The traffic generated by the development, the effect on the surrounding road network, the accessibility of the site to facilitate use by non-car means of transport and the suitability of those are assessed. The impact on the road network, road users and pedestrians will be minimal during both construction and operation. It is concluded that there would be no residual impacts upon sensitive receptors and pedestrian amenity, a positive residual impact on pedestrians and no material impact on the safety conditions following the proposed development. Good working practices and traffic management measures would be identified in a construction Traffic Management Plan. The applicant would be willing to make a financial contribution towards the Highway Authority future improvement work at Monk Meadow roundabout junction. As part of the Travel Plan the developer would provide Personalised Travel Planning to all new residents of the site. These packs would include relevant information available on walking, cycling and public transport opportunities in the area. The development would also make suitable connections with the existing pedestrian and cycle network. Noise and Vibration The main residential areas, and hence nearest sensitive receivers to the proposed application, are to the south and south-east of the application site. There is the potential for these residences to be disturbed by noise from the proposed development during construction and to a lesser degree once the proposed development has been built. MWH NTS Page 7 DH06/RT242

8 The closest existing residential properties to the proposed development site are numbers 28 and 33 Honeythorn Close, which are located approximately 10m from where the dwelling units will be constructed. No commercial premises with potential to be disturbed by noise are located in the proximity of the proposed development, and no particularly sensitive receivers (e.g. Schools) are located in the proximity of the proposed development. Existing dominant noise sources at the site include: Road traffic along Hempsted Lane and the Secunda Way interchange, which runs parallel to the eastern site boundary and carry s a large volume of traffic; The landfill site to the north, operated by Cory Environmental, which receives a steady stream of traffic throughout the day, ranging from container lorries and refuse lorries to cars. In addition, a distinct humming and whirring sound can be heard emanating from the site; and Industrial estates to the north-east and east, including a haulage depot to the immediate north-east, which is in 24-hour operation, and a vehicle dismantler s yard to the east, which produces noise from the machinery used to crush and move vehicles. An assessment of the development site has been undertaken to determine the noise and vibration impacts arising from construction and operation of the proposed development on existing and proposed noise sensitive receivers, i.e. the future inhabitants. Mitigation measures proposed for the control of noise during construction include a variety of best practice techniques, including the shutting down of plant machinery when not in use, the use of silencers (where possible), the careful siting of stationary plant to minimised noise nuisance, the erection of site hoarding and the scheduling and unloading of deliveries to minimise noise. The application of the principle of Best Practicable Means, as defined in Section 72 of the Control of Pollution Act 1974, will also be encouraged. With respect to construction activities, it is predicted that with mitigation measures in place, (including the erection of site hoarding and consideration of Best Practicable Means) impacts will be of Moderate Adverse significance, and temporary in nature. However, in certain locations and despite the implementation of the above mitigation measures, the impacts are considered to remain considerable, i.e. Substantial Adverse, but of a highly localised and temporary nature The results of the noise assessment indicate that the proposed residences adjacent to the Secunda Way / Hempsted Lane roundabout will fall within Noise Exposure Category (NEC) B during both the day and night-time periods, meaning that an adequate level of protection against noise is required within these properties. In this location, the noise climate is dominated by road traffic, and it is proposed that mitigation measures with either include the provision of thermal double glazing with trickle vents or passive through-wall ventilators, or the detailed design of the internal layouts of these properties will locate the habitable rooms, such as living rooms and bedrooms, along the opposite façade which is screened from the noise source. The remainder of the site and the majority of the development area will fall within NEC A during both day and night-time periods, indicating that noise need not be considered as a determining factor in granting planning permission. The operational noise from the development itself has been assessed as negligible. With the mitigation measures described for the design of the development, noise impacts from the MWH NTS Page 8 DH06/RT242

9 existing environment are likely to have a negligible effect upon the new residents of the proposed development. It has been determined that the site is suitable for residential development, including the area of the site in the vicinity of the Hempsted Lane / Secunda Way roundabout with the implementation of the proposed mitigation. Figure 6: Noise Monitoring Locations Emissions There will be several major sources of emissions arising from the construction, commissioning and operational phases of the project. During construction emissions include: dust and exhaust emissions, mud, sewage and waste water, solid wastes and light emissions. The completed development will largely produce solid waste and liquid effluent. All wastes from construction activities will be appropriately recycled or disposed of in accordance with the Waste Management: the Duty of care A Code of Practice (1996) or the Hazardous Waste Regulations (2005). Therefore, it is anticipated that there should be no residual impacts from the construction of the project. A Site Waste Management Plan will be produced which will identify potential wastes as well as appropriate handling and disposal methods. For the completed development, a Waste Minimisation Strategy, a requirement of the Gloucestershire County Council Supplementary Planning Document on Waste Minimisation in Development Projects, will set out how waste arising during the occupation of the development is to be minimised and managed, and how recycling during the occupational life of the development will be incorporated. With regard to the site itself, future residents are anticipated not to be affected by impacts of lighting or air emissions arising from existing sources, although intermittent odours from the existing landfill site may be experienced. Socio-economic The Westgate area and the areas surrounding the proposed development are predominantly comprised of mature families living in suburban semi-detached housing. Family incomes and levels of education are around the national average, with the majority of people employed in office or clerical jobs. MWH NTS Page 9 DH06/RT242

10 The proposed housing site is located within an area of mixed development, comprising residential housing, agricultural land, an operational landfill and commercial industrial properties. The construction phase of the development has the potential to result in short-term beneficial impacts in terms of its anticipated employment generation. These impacts may be direct or indirect. Direct impacts relate to the number of full-time jobs generated and employed in the construction of the development itself, and indirect impacts relate to, for example, the local sourcing of supplies, materials etc. and other support services, and local spend by on-site construction workers. It is expected that there will be an average of 40 staff working on site on the construction of the project. Once occupied the housing development will have an impact on local facilities, suppliers and services, through increased use. This can have minor positive and negative benefits on the local economy and on community facilities which may already be over subscribed. There will potentially be an increase in demand for the use of health and education services in the area, such as Meadowside Primary School and Beaufort Community School, both located in close proximity to the proposed development. The development will include the provision for affordable housing which will help to create balanced communities in Gloucester. Project Environmental Management The production of this environmental statement forms one stage of the environmental assessment process. Environmental assessment will continue throughout the detailed design and construction phases. This will include undertaking a range of detailed environmental surveys, the need for which had been identified as a result of the ecological, archaeological and geotechnical surveys undertaken to date. This will help ensure that the environment is appropriately protected before, during and after the implementation of the project. During the course of this project the Contractor will continually assess the environmental implications, working within the framework of their own Environmental Management System. Training will be undertaken in order to achieve competency to fulfil specific environmental duties and responsibilities will be maintained throughout the project life cycle. Following on from the construction management plans, maintenance measures will be put in place to ensure the proposed mitigation measures remain effective in the long term. MWH NTS Page 10 DH06/RT242