Central Park Mixed Use Development

Transcription

1 Central Park Mixed Use Development Environmental Statement Non Technical Summary June 2012

2 Contents Section A Introduction Part 1 Part 2 Part 3 Background Environmental Assessment Site Description Section B The Proposals Part 1 Part 2 Part 3 Part 4 Background and Need Alternatives Description of the Development Construction Section C Consultation Section D Environmental Impacts Part 1 Part 2 Part 3 Part 4 Part 5 Part 6 Part 7 Part 8 Part 9 Part 10 Part 11 Climate Traffic Noise Air Quality Landscape and Visual Impact Archaeology and Cultural Heritage Geology, Soils and Hydrogeology Hydrology Socio-economics Ecology Waste Figure 1.1 Site Location Figure 1.2 Site Layout Figure 1.3 Master Plan

3 Section A Background Introduction This document summarises the Environmental Statement (ES) which accompanies the planning application by CKY (Commercial Estates Group, Keep Moat, Yuill Homes) for the proposed Central Park development. The development will contribute substantially to the growth and economic development of Darlington. This document is a summary of the Environmental Impact Assessment (EIA) process in non technical language. The main Environmental Statement (ES) (Volume 1) and the supporting Appendices (Volume 2) contains more detailed information on the project and each of the environmental topics considered. Environmental Assessment EIA is a formal process by which the environmental impacts of a project are assessed, and where there is potential for a significant impact that cannot be avoided, works are identified to lessen the impacts (mitigation). The ES reports on the findings of the EIA and sets out those areas where potentially significant environmental effects have been identified and the mitigation proposed to remedy predicted effects. It forms an important part of the planning application decision making process. The development is considered to fall under schedule 2 (section 10b urban development projects) of the EIA Regulations (The Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999). The development is likely to encourage more intensive activities on site, and due to the site s close proximity to environmentally sensitive habitats, and its location being partially within a World Heritage Site (WHS), an EIA is required. The topics to be included within the ES were based upon the ES previously completed for this site in This ES identified that the following topics should assessed as part of this EIA: Archaeology and Cultural Heritage Landscape and Visual Impact Ecology Hydrology and Flooding

4 Geology, Ground Contamination and Hydrogeology Air Quality Noise and Vibration Traffic and Transport Socio-economics Climate Change Waste The EIA project team has been led by WYG consultants, with input from other specialists within the company Site Description The Central Park Mixed Use Development site lies at site lies between the B6279 Haughton Road to the north and the B6280 Yarm Road to the south. The east boundary of the site is formed by existing housing along Hundens Lane, with the East Coast Main Line railway forming the west boundary of the site. As shown on Figure 1.1 The site is located adjacent to the B6279 Haughton Road and the B6280 Yarm Road in Darlington, approximately 1 km to the northeast of the Town Centre. The site covers an area of 22.5 hectares as shown on Figure 1.2. The site has been previously developed as railway sidings and industrial use and is considered to be a Brownfield site. The majority of the site is now cleared except for an area in the northwest which is currently being used by Darlington Borough Council as a depot which will be relocated within the proposed development. This Council yard is predominantly hard standing with brick built office and storage buildings. The site is relatively flat with a minor fall from north to south.

5 Section B The Proposals The Proposals Background and Need The development at Central Park is one of a number of major projects in Darlington which make up the Darlington Gateway scheme, and must be able to create recognition and interest in the Tees Valley region on a national level. It is important that it is also able to portray an exciting and positive image that can help breakdown some of the existing perceptions of the Tees Valley, particularly for the estimated 15,000 people who pass this site on the railway each day. Alternatives Darlington was identified as the Gateway to the Tees Valley as it is believed that the town has the locational and quality of life advantages which, if capitlaised upon, can generate economic development and activity which may not go elsewhere in the Tees Valley. Subsequently, a number of sites were considered within the Darlington area which are located around the main line rail station, in the town centre, close to the A66 and close to the A1(M). These sites included 4 strategic sites which were over 40ha in size. The sites are as follows: Haughton Road Faverdale (including land to the east of the Strategic Reserve Site) Yarm Road North (Darlington Great Park) Town Hall Plus Feethams East Feethams West Yarm Road South (Morton Palms Extension Land) Site South of Ring Road Railway Station West and East Three sites were taken forward on their ability to meet the requirements of the market and whether the balance of uses determined for the site was workable in

6 terms of sustainability of economic activity and deliverability of new development: Haughton Road Faverdale Great Park The Haughton Road site was then chosen from the 3 remaining sites due to its town centre location, and direct rail access, and was named Central Park. Other sites considered will be taken forward to accommodate a series of other developments which will join together with Central Park to establish Darlington as a business location and gateway to the Tees Valley. Description of the Development The development needs to deliver 500 residential units to ensure that housing land supply and locational strategy set out in the Core Strategy is not undermined. The limitations and thresholds for retail development are as follows: Local Centre (LC): 1x400sqm food retail, up to 3x100sqm other A1 retail plus A3 and A4 uses Overall scheme: No more than 1,000sqm retail throughout (with limit of 100sqm per unit with exception on the food retail unit identified above). A1, A3 and A4 uses should not exceed 1,700sqm throughout the development, although there is more flexibility surrounding the A3 and A4 uses especially in terms of individual unit size. The site Master pan is shown in Figure 1.3.

7 Section C Consultation The Central Park Design Team utilised a Workshop approach in order to evolve the Masterplan design. Workshop sessions were held in the Dolphin Centre at Darlington, and within Darlington Civic Centre, as well as preparatory Design Team Workshops at IDP s studios at St Jude s, Barker Street, Newcastle upon Tyne. The Workshop approach enabled work shops to capture the widest possible input in the shortest possible time. Workshops were informal in nature, but captured all contributions on the basis of marked-up drawings, diagrams and sketches. This information was then updated on a freehand 1:500 overall Masterplan document which was then used specifically for specialist Workshops involving landscape design, highway design, infrastructure and remediation. A Best Practice visit was organised on 7th February 2012, to Royal Quays to examine the two Linear Parks within the development. The field trip examined both Linear Parks and provided a critique of good elements and bad elements. These issues were then fed into the subsequent design Workshops. They are identified below: Referred to central spine running through the development as unifying feature. The position and form of the development cells flow from this. Substantial areas of planting proposed / need to create attractive spaces and living environments Want to create attractive public spaces incorporating existing greenery where possible Proposed to locate local centre within northern part of site Traffic calming elements will be provided Longer term ambition to allow for pedestrian / cycle crossing of railway line to promote accessibility to and from the site. Proposal for 500 dwellings in total between dwellings per hectare. Propose 2 parking spaces within each plot Green swathe with water envisaged in early part of development. Construction to be started in the northern part of the site. The evolution of the masterplan has sought to explain in detail the community and stakeholder consultation undertaken as part of the pre-application process for the submission of this hybrid planning application on the land at Central Park, Darlington.

8 Section D Archaeology and Cultural Heritage Environmental Impacts A detailed assessment was undertaken on behalf of Keep Moat of the likely significant effects of the proposed Central Park development on the archaeology and heritage of the application site and the surrounding area. The assessment was informed by previous baseline studies and Environmental Statement undertaken for earlier iterations of the scheme, supplemented by recent data searches. The proposed development lies on the outskirts of Darlington and away from the main focus of historic settlement. The development site is anticipated to have been agricultural from the early medieval period until the mid 19 th century. Previous evaluation on the site of Darlington College identified ridge and furrow (remains which provide evidence of medieval ploughing techniques) from the medieval period supporting the assumption that it lay on the outskirts of the town. These remains will not be affected by the development. Two locomotive sheds and railway sidings have been identified within the western and central areas of the development site. These sheds were associated with the development of Bank Top Station to the south of the site. The sheds were demolished in the 1960s. They are considered to be of low heritage value and may be removed by development. To mitigate the effects on these remains a programme of archival research and evaluation excavations is planned. If required further excavation may take place. The development will have an intermediate-minor beneficial effect on the setting of the Grade II* Listed St John s Church to the south of the site by improving the surrounding environment through the introduction of high quality design. It has also been recommended that the railway heritage of the site is reflected in the design of the development through the incorporation of interpretation, historic landscape features or public artworks. None of these effects are considered to be significant in EIA terms.

9 Landscape and Visual Impact A Landscape and Visual Impact Assessment (LVIA) has been carried out in accordance with national guidelines in order to determine the potential landscape and visual impacts that may arise as a result of the proposed Central Park development. Following a desk based study, site visit and verification of views, 16 Receptor Groups, 1 Viewpoints and 1 Sequential Route were identified within the study area; these locations form the basis of the LVIA. The development will be constructed over a 10 year period. This will mean that construction impacts, which are generally considered temporary in nature, will occur in varying locations and for varying periods. Due to the type of development and construction operations required there would be significant adverse effects during construction. Although lasting for several years these are considered temporary in nature. The proposed development would result in a notable change in the landscape features and character of the site and in views gained from the surrounding area. In general, landscape and visual impacts throughout the construction phase are considered to be adverse in nature due to the presence of construction plant, machinery and site operations and the change in visual appearance from grassland with native scrub and structure planting to residential, retail and commercial uses on the perimeter with the landscape spine in the centre of the site. The impact during construction, at completion and 10 years post completion on views from residential properties located to the east and south east towards the site are considered significant adverse in EIA terms due to the degree of change in the views anticipated. The residual effects do however reduce four of the five significant effects to not significant as a result of the proposed additional mitigation. The identified landscape impacts are either not significant or beneficial due to the overall improvements that would be experienced through the comprehensive regeneration of the site and creation of a central landscape spine and ecology reserve creating a green link through the site from north to south. Landscape management for the site will be procured through a Management Company incorporating local residents. The company will be funded by a nominal contribution on an annual basis from each home owner of the development. The implementation of such a management company should ensure the future long term management and maintenance of the site to a high standard..

10 Ecology and Nature Conservation This site is currently dominated by three main areas a council depot that is a predominantly hardstanding, a central area (partly former allotments) covered in a mixture of scrub and grassland and an industrial estate in the south. Previous ecological surveys had found that the site had the potential for protected or notable flora and fauna and therefore a desk study of the site. This was then subsequently followed by a series of botanical and species surveys. These included dedicated surveys of the habitats as well as for bats, breeding birds, reptiles, great crested newts and badgers. These surveys only found a small area of locally notable grassland and also a good number of breeding birds being present within the site. Therefore it is not currently necessary for any protected species translocations or dedicated mitigation areas to be created to facilitate the development. Instead, it is proposed to enhance the proposed site by including a large number of bat and birds boxes within either the retained vegetation, or on the newly created habitats and structures. The main key feature of the site will be the central spine area, which will focus on a number of waterbodies and wetland areas that form part of a sustainable drainage system. These new features will be designed and planted to maximise their value for wildlife by encouraging invertebrates, amphibians, birds and bats to use the new site. In addition, following the granting of planning permission, an Environmental Management Plan will then be produced, which will detail the management, maintenance and monitoring procedures that will be carried out on the ecologically sensitive areas in the future, to help maintain their ecological value. Hydrology Surface Water Quality The River Skerne is approximately 600m to the west of the site, given this distance from the development and the absence of any direct pathways. It is considered unlikely that either the construction process or completed development will adversely impact upon this water course.

11 Drainage The proposed foul sewerage and surface water runoff discharge for both the construction and operational phases will adopt the existing discharge routes where possible. The proposed Sustainable Urban Drainage System will be based upon using the ponds within the central green corridor to retain water on site before discharging into the existing surface water system. The principals of this drainage scheme will be to retain surface water on site, to reduce the impact of downstream flooding during extreme weather events. Flood Risk The site lies within Flood Zone 1, which is considered to be outside the flood plain of the River Skerne. Geology, Ground Contamination and Hydrogeology The potential effects of the development on the ground and groundwater (underground water) have been assessed following a baseline assessment of the current conditions at the site. At the construction stage, the potential significant environmental impacts mainly arise from the disturbance and movement of contaminated soil around or onto the site, the use and maintenance of the equipment used to carry out such operations, disturbance of existing ground contamination and disturbance to the local groundwater. Overall, the potential effects at the construction stage include several potential impacts and risks that are likely to be significant or unacceptable, but the measures that will be implemented to control the construction operations will in the majority of cases reduce these effects to a tolerable, or non-significant level. Such measures are likely to include clean up or remediation strategies and plans governing the movement or storage of soil, the quality of the soil retained on or brought to site with respect to contamination, the storage of fuels and other chemicals used in the construction operations etc. Post construction, the potential effects of the development on ground and groundwater are expected to be non-significant and tolerable.. Air Quality An air quality and odour assessment has been undertaken that included a review of the sources of potential pollution in the vicinity of the site and an examination of

12 predicted background air pollutant concentrations. Sites and locations that may be sensitive to changes in air pollution during the construction and operational phases of the proposed scheme have also been identified. An assessment was made of potential air quality impacts associated with the construction of the proposed development. These were considered to include the generation of dust from construction phase activities and exhaust emissions by construction phase road traffic and plant on-site. Providing that good practice measures are implemented, the most significant air quality impacts potentially arising as a result of the construction phase are identified as dust generation in close proximity to sensitive users or occupiers e.g. residential areas. Residual impacts associated with all other identified construction phase activities are not predicted to be significant. An assessment was made of potential air quality impacts associated with the operational phase of the proposed development. Impacts of the operational phase road traffic in terms of air quality were predicted using a computer model for the opening year of The assessment predicted no exceedances of any relevant Air Quality Objective at any identified receptor locations within the vicinity of the proposed development Noise and Vibration An assessment of the potential impact of the proposed development scheme with regard to noise and vibration during both the construction and operational phases has been undertaken as part of the EIA. Potential receptors to noise and vibration include nearby residential properties, principally those located to the east of the proposed development site, and Darlington College. In terms of off-site road traffic noise, consideration of receptors at greater distances from the proposed development site have also been considered. During construction there is the likelihood that noise attributable to specific works will be audible at the nearest receptors to the site although such occurrences will be temporary and of a short term duration. For periods of this phase it is anticipated that noise levels from construction works will be inaudible at the identified receptors. Through standard measures implemented by the Contractor, noise and vibration levels will not be unacceptable. During the operational phase, potential noise generating sources associated with the proposed development include building services plant and deliveries. At this outline stage specific details, for example the exact type and location of plant, are not available. It is widely accepted that if it is determined that an unacceptable impact could occur, the impact from such sources can be controlled to an acceptable noise

13 level, through consideration within the detailed design and Planning consent conditions. With regard to off-site road traffic, a negligible noise impact is predicted. There will be no operational vibration impacts associated with the proposed scheme. Traffic and Transport The traffic and transport assessment for Central Park has considered the potential impacts of the development on traffic and transport at the construction and operational phases of the development. For the operational phases; the potential impacts of development on severance, driver delay, pedestrian delay, pedestrian amenity, fear/intimidation and accidents/safety are assessed. Traffic survey data has been used for the purpose of the assessment, as well as injury accident data. In terms of goods vehicle construction traffic it is considered that there is sufficient capacity on the highway network to accommodate the level of predicted movements and the traffic will not have a significant impact. Temporary provision will be made within or near to the development site or off site to accommodate parking for construction workers. A package of off-site transport improvements is proposed as part of the development. The emphasis will be on improvements to walking, cycling and public transport connections. There will however, be some improvements which will benefit general traffic although there will be no new carriageway construction as part of Central Park. Taking into account the proposed transport improvement works outside the site which are assumed to be in place as the development comes forward, the development is estimated to have a low beneficial impact on severance, pedestrian delay, pedestrian amenity, fear/intimidation and accidents/safety. The emphasis of the transport strategy is on improvements to walking, cycling and public transport. Priority may therefore be given to these modes first and as such, the development is estimated to have a minor adverse impact on driver delay. Socio-economics The proposed development is expected to be seen as a positive socio economic benefit, through the creation of approximately 2000 jobs and the provision of 500 new homes of which 15% will be classed as affordable. Waste The design of the Central Park development will ensure that waste is minimised, as far as is practicable. The use of structural repetition, pre-fabricated structures and durable construction materials will minimise the amount of waste generated during

14 the construction phase. However, a key aim of the development will be to manage wastes sustainably where they do arise. The Central Park development will generate a wide range of wastes both during the construction phases and the operation of the development. The types of waste generated during construction will include demolition waste, soils, steel, cladding, timber, inert waste such as concrete and brick, together with packaging, most of which will be re-used or recycled. The types of waste generated once the site is operational will be a mixture of household and commercial waste. There are number of waste management facilities within the local area which can manage the wastes produced during all phases of the development, including municipal waste. These facilities will enable wastes to be re-used or recycled, where this is possible, and therefore only non-recyclable residual waste will be sent for landfill disposal. It is considered that the waste which will be generated from the proposed development, during both the construction and post-construction phases, can be adequately managed within the local area and will not therefore give rise to any significant environmental impacts.

15 Section E The complete ES can be viewed during office hours at Darlington County Council Offices :

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