Proposed Residential Development at Land to the South of Pepper Lane. Environmental Statement: Non-Technical Summary

Transcription

1 Proposed Residential Development at Land to the South of Pepper Lane Environmental Statement: Non-Technical Summary Peter Brett Associates September Oxford Street, Manchester, M1 6EQ T: +44 () E:

2 Document Control Sheet Project Name: Report Title: Project Ref: 3 Date: September 217 Name Position Signature Date Prepared by: Duncan Smart and Various Senior Planner DS Sept 217 Reviewed by: Stefan Boss Senior Associate SB Sept 217 Approved by: Bernard Greep Partner BG Sept 217 For and on behalf of Peter Brett Associates LLP Revision Date Description Prepared Reviewed Approved This report has been prepared by Peter Brett Associates LLP ( PBA ) on behalf of its client to whom this report is addressed ( Client ) in connection with the project described in this report and takes into account the Client's particular instructions and requirements. This report was prepared in accordance with the professional services appointment under which PBA was appointed by its Client. This report is not intended for and should not be relied on by any third party (i.e. parties other than the Client). PBA accepts no duty or responsibility (including in negligence) to any party other than the Client and disclaims all liability of any nature whatsoever to any such party in respect of this report. Peter Brett Associates LLP 217 i

3 Contents 1 Introduction Project Background The EIA, ES, NTS and Related Documents Project Team Terms and Definitions Site and Surrounding Area The Site and Surroundings History of the Site... 3 The Proposed Development Key Development Characteristics Proposed Construction Works, Programme and Management Consideration of Alternatives EIA Process Introduction Overview of EIA Scope of the EIA Consultation Assessment Methodology Impact Interactions Approach to Cumulative Impact Assessment Planning & Policy Context Assessment of Effects Introduction Transport and Access Noise Air Quality Biodiversity Ground Conditions Socio-Economics Impact Interactions Mitigation and Monitoring Requirements Tables 7.1 Introduction Proposed Mitigation and Enhancement Measures Proposed Monitoring Arrangements... 2 Table NTS 4.1: Generic Significance Criteria Table NTS 4.2: Approved Cumulative Developments Table NTS 7.1 Summary of Proposed Mitigation and Enhancement Measures ii

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5 1 Introduction 1 Project Background 1 This document is the Non-Technical Summary ( NTS ) of an Environmental Statement ( ES ) prepared to accompany a full planning application submitted on behalf of Bloor Homes North West Ltd to Wigan Council ( the planning authority) seeking permission to erect a residential development ( the proposed development ) on land south of Pepper Lane, Standish ( the site ). 2 If consented, the proposed development would form Phase 2 of a wider residential development south of Pepper Lane, Standish, and would partially supersede a consented residential development ( the consented scheme ) covering the site. The proposed development is only materially different from the part of the consented scheme which it would supersede in that has a redesigned layout which accommodates an increased number of houses. 3 An area adjacent to the site, not forming part of this planning application, will continue to be developed for residential use under existing consents as Phase 1 of the Pepper Lane residential development ( the Phase 1 area ). This Phase 1 area is separate to the proposed development considered in this ES. 2 The EIA, ES, NTS and Related Documents 1 This NTS provides a summary of the findings of the ES undertaken for the proposed development, using non-technical language. In doing so, this NTS provides the information prescribed within Regulation 18(2)(e) and paragraph 9 of Schedule 4 to the Town and Country Planning (Environmental Impact Assessment Regulations 217 ( the 217 EIA Regulations ) These regulations came into effect on 16 th May 217. The consented residential development which the proposed development would partially supersede was also subject to an EIA, however this was prepared in accordance with the earlier Town and Country Planning (Environmental Impact Assessment) Regulations 211, which have now been revoked. 2 Running concurrently with the design process, the EIA has sought to identify appropriate design and construction measures and good practice to mitigate likely significant adverse environmental effects and maximise environmental opportunities which might arise as a consequence of the construction and operation of the proposed development as well as determining the residual environmental effects remaining after the incorporation of mitigation. 3 The ES comprises the following separate documents: Volume 1: Main Report; Volume 2: Appendices; and, Non-Technical Summary (this document). 3 Project Team 3.1 The ES, and this NTS, has been co-ordinated by Peter Brett Associates LLP ( PBA ) on behalf of Bloor Homes North West Ltd, with input from the following technical assessment specialists: PBA - Planning and Socio-economics; Croft Transport Solutions Ltd - Transport & Access; Red Acoustics Ltd - Noise; 2

6 Smith Grant LLP - Air Quality; The Ecology Partnership (TEP) Ltd - Ecology; and, Terra Consult Ltd - Ground Conditions. 4 Terms and Definitions 4.1 For ease of reference the following terms have been used throughout this NTS: the site the area within the detailed planning application boundary that this ES relates to, as summarised in Chapter The site is the red line area shown on the Site Location Plan provided in Appendix A to this NTS; Pepper Lane Phase 1 area the area of the Entire Pepper Lane site which will continue to be developed under the existing consents for the consented scheme, as outlined in blue on the Site Location Plan provided in Appendix A to this NTS;Proposed development ( Pepper Lane Phase 2 ) the development for which planning permission is sought, as summarised in Chapter 3; The consented scheme the development of up to 3 dwellings and associated infrastructure on land south of Pepper Lane, Standish, under the existing consents; The existing consents a suite of planning permissions and consents granted by Wigan Council to Bloor Homes North West Ltd in order to authorise the consented scheme; Entire Pepper Lane site the combined area covered by the Pepper Lane Phase 1 and Phase 2 areas, as shown on the entire Pepper Lane Site Location Plan provided in Appendix A to this NTS; The entire Pepper Lane development, comprising the consented scheme and the proposed development built together. This is shown on the Entire Pepper Lane Site Layout Plan provided in Appendix A to this NTS; and, Estate road a road that is to be provided through the Entire Pepper Lane site and beyond to connect Pepper Lane in the north to Almond Brook Road in the south. 3

7 2 Site and Surrounding Area 1 The Site and Surroundings Geographical Location 1 The site comprises approximately 187 hectares (ha) of land south of Pepper Lane, Standish. A Site Location Plan is provided in Appendix A to this NTS, which shows the site boundary delineated in red and the Phase 1 area delineated in blue. The site is located immediately south and south west of the Phase 1 area, which is being developed in tandem with the proposed development. 2 The site lies on the north-western edge of Standish, approximately 1km to the north west of the town centre. Wigan is located approximately km to the south east. Environmental Features 3 The site predominantly comprises agricultural land split into fields of varying shape and enclosure. 4 Ponds at Robin Hill Farm West Site of Biological Interest (SBI), a local ecological designation, is located within the north-western part of the site. The SBI comprises ponds and unmanaged grassland with marshy areas. Scrub is encroaching within the grassland areas and around the ponds. The SBI is designated for its diverse amphibian population, invertebrates and range of habitats. There is a further pond within the eastern part of the site, surrounded by a small wetland area. Two public rights of way (PROW) run through the site; one runs east-west and the other northsouth. These PROW intersect to the north east of Robin Hill Farm West buildings, adjacent to the site boundary. 6 A mine shaft has been identified within the eastern part of the site, whilst other historic mining features may also be present at the site. These features have been considered within the layout of the proposed development and risks associated with them will be clarified by intrusive site investigations. 7 The site includes a number of ditches, field drains and hedges that provide enclosure to fields. In addition, there are ponds located within the SBI and a small wetland area located within the site, due east of Robin Hill Farm East buildings. However, the site is located within Flood Zone 1 (the lowest flood risk zone) and is not considered to be at a significant risk of flooding. Surrounding Area 8 The site is bounded to the north east by the Phase 1 area, which will continue to be developed under the existing consents, albeit subject to the separate reserved matters application for plots 8-17 which is currently pending determination. To the south west of the Phase 1 area, the site lies immediately adjacent to farm buildings associated with Robin Hill Farm East and Robin Hill Farm West, which are accessed from Robin Hill Lane. Both the farm buildings and associated access route are located outwith the site boundary. The site is surrounded to the north, east and west by residential areas, with the rear gardens along these boundaries being between approximately 6.6m and 23m in length. 9 Standish Community High School is situated to the south east of the site whilst Wainhomes scheme for 2 residential units, known as Cat I' Th' Window Farm, also bounds the site to the south (ref. A/1/829/MAJOR). 4

8 The site is located approximately 2km from junction 27 of the M6 motorway, providing excellent access to the local and national road network. The nearest railway stations are at Appley Bridge 3km to the west, Gathurst 4km to the south and Wigan km to the south, providing services to Southport, Liverpool, Manchester, Preston and beyond. 11 Wigan Council has declared an Air Quality Management Area (AQMA) due to potential exceedances in nitrogen dioxide at a number of roadside locations around Standish. This AQMA extends along the A49 (Preston Road) to the east of the site, and to areas along the A29 (School Lane and Almond Brook Road) to the south and along the M6 to the west. 2 History of the Site 1 Review of available Ordnance Survey mapping identifies that the site was predominantly in agricultural use in 181 (the earliest date for which mapping is available). Robin Hill Farm East and Robin Hill Farm West are also marked. An Old Shaft is first marked on the 1892 map and is then marked as being for coal on the 198/1 map. 2 There are no significant changes shown on subsequent maps through to the present day other than occasional ponds including several ponds in the centre of the site and a relatively large pond located approximately 2 m to the east of Robin Hill Farm East. 3 The site was included within the site boundary for the consented scheme. At the time of writing this NTS (September 217), applications to discharge conditions under the existing consents are pending consideration and a separate reserved matters application for the reconfiguration of plots 8-17 is currently pending determination by Wigan Council (ref: A/17/8448/RMMAJ).

9 3 The Proposed Development 3.1 Key Development Characteristics 3.1 The planning application which this NTS accompanies seeks full planning permission for the proposed development, which comprises the erection of 34 houses and associated infrastructure. This infrastructure includes approximately 3.38ha of associated open space, landscaping, drainage, utilities and internal site access roads. The layout of the proposed development is shown on the Site Layout Plan provided in Appendix A to this NTS. 3.2 The site will be accessed from Pepper Lane via a section of consented estate road running through the Phase 1 area. From the site s northern boundary this estate road will be extended in a broadly north-south orientation, up to the southern boundary of the site. At this point the estate road will connect to a further section of estate road on an adjacent consented residential development. That planning permission will allow the estate road to continue southwards to connect with the A29 Almond Brook Road. Whilst the estate road will provide the principal access route into the site, an additional minor access point off Ludlow Street to the east will provide access to 31 proposed dwellings. 3.3 The proposed development includes 34 dwellings comprising 282 houses and 22 apartments. Some 228 (7%) of the dwellings will be for private sale, 1 (16.8%) will be held in shared ownership and 2 (8.2%) dwellings will be used for social/affordable rent. 3.4 Key infrastructure which will be provided as part of the proposed development includes: Approximately 3.38 ha of public open space, in addition to private gardens; Internal access roads and a linking section of estate road connecting the site to the Pepper Lane Phase 1 area in the north and adjacent residential development to the south; and, Drainage infrastructure including pipes and a surface water attenuation basin (commonly known as a SUDS pond ). 3. The Planning, Design and Access Statement submitted in support of the planning application provides further details of the design characteristics of the proposed development. In addition, the Transport Assessment submitted in support of the planning application provides full details of all proposed internal site access arrangements and specifications, whilst a Flood Risk Assessment provides full details of proposed drainage arrangements. In summary: Materials, Natural Resource Usage and Waste Management 3.6 The construction of the proposed development will utilise land and construction materials including bricks, roofing tiles, cement, concrete, timber, asphalt, piping, etc. Soil (reused from onsite resources wherever practicable), plants, shrubs, trees and seeded grass or turf will also be used for landscaping purposes. Once occupied the proposed development will use energy and utilities infrastructure. 3.7 Where possible, any material generated by excavation of building/structural foundations will be expected to be re-used on site. Excavated material will (depending on type) be used to backfill excavations and for site re-profiling purposes where appropriate. 3.8 Construction waste is expected to be restricted to normal non-hazardous materials such as off-cuts of timber, bricks, wire, fibreglass, cleaning cloths, paper, materials packaging and similar materials. These will be sorted and recycled if possible, or disposed of to an appropriately licensed landfill. 6

10 3.9 Once occupied by new residents, the proposed development will be serviced by municipal domestic waste and recyclables collections managed by Wigan Council. The proposed development has been designed to accommodate waste management vehicles used by the Council. The quantity and type(s) of waste generated by residents during the operational phase of the proposed development would depend on household factors and uptake of recycling by residents of the proposed development. 3.2 Proposed Construction Works, Programme and Management Construction Works and Programme 3.1 At this pre-consent stage it is anticipated that construction will be completed by 22 and that the key construction activities are likely to include: Vegetation clearance, earthworks and soil preparation to prepare the site for construction activities; Construction of infrastructure including internal access routes and site drainage; Formation of public open space, with associated landscaping; Construction of building foundations, structures, cladding, glazing and internal components; Installation of fixtures, fitting and building services; and, Utility diversions, upgrades and connections. Construction Management Arrangements 3.2 Health and Safety is of vital importance to Bloor Homes North West Ltd and the requirements of relevant health and safety legislation will be addressed throughout the construction of the proposed development. This will include the preparation of a Construction Health and Safety Plan. The applicant is also committed to deploying best practice in construction management to minimise potential environmental effects and disruption during the construction of the proposed development. A Construction Environmental Management Plan (CEMP) will be used to manage potential impacts from construction, as detailed further in Section It is proposed that access to the site both for construction and thereafter during the operational phase will be achieved from the estate road running southwards from Pepper Lane, eventually connecting with Almond Brook Road to the south. Construction vehicle movements will be spread throughout the working day, although it is expected that the highest numbers of light vehicle arrivals will be in the period 7.. and with the highest departures in the period For the purposes of this ES, 22 has been assumed to be the year in which the proposed development is likely to be constructed and fully occupied by residents, whilst 218 is considered as the proposed start date for construction activities. 3.3 Consideration of Alternatives Legislative Requirements The 217 EIA Regulations require an ES to include a description of, and the NTS a summary of, the reasonable alternatives considered by an applicant seeking planning permission. There is however no requirement for an applicant to consider alternatives. 7

11 3.3.2 Reasonable alternatives can relate to development design, technology, location, size or scale, although they must relate to the specific characteristics of the proposed development under consideration. To meet this requirement, an ES needs to provide an indication of the main reasons for selecting the chosen option, taking into account predicted environmental effects and including a comparison of environmental effects from the selected option with effects from the other options studied. Only reasonable alternatives genuinely studied are required to be considered alongside the proposed development. Previous Consideration of Alternatives and Post Consent Design Options The ES for the consented scheme provided a description of the main alternatives studied by the applicant in relation to outline planning application A/14/7916. The ES for the consented scheme also set out the rationale for the (then) proposed development and explained the decision to reduce the quantum of development from 38 to 3 residential dwellings and associated infrastructure. Since the existing consents for the consented scheme were granted by Wigan Council, Bloor Homes North West Ltd has considered three options: i. Implementation of the existing scheme without any design changes; ii. Potential minor design changes to the Phase 1 area to improve design quality; and, iii. Potential more substantial redesign changes to land outside the Phase 1 area to intensify development whilst also improving design quality. The affected land would be known as the Pepper Lane Phase 2 area Having regard to local planning policy considerations, Bloor Homes North West Ltd held discussions with the planning authority to discuss the acceptability of progressing both options 2 and 3 in tandem. This proposal was received positively by senior officers of the planning authority in Spring 217 and consequently has been taken forward. This NTS accompanies a detailed planning application which seeks to implement option 3, whilst separate consenting processes are being progressed concurrently to implement option Reasonable Alternatives to the Proposed Development 3.3. Having determined that options 2 and 3 are preferable to option 1 (which was assessed in full through the ES for the consented scheme) and that option 2 will be progressed separately, the only reasonable alternatives now considered are potential alternative layouts within the Pepper Lane Phase 2 area to deliver option 3. An iterative design process has been used to take account of all relevant environmental, amenity, design quality and commercial viability considerations, as documented within the Planning, Design and Access Statement (PDAS) which supports the detailed planning application The prospect of no development occurring within the Phase 2 area is not realistic and therefore is not a reasonable alternative, as in the absence of the proposed development the consented scheme will be fully implemented in accordance with the existing consents. Similarly, any redesign of the Phase 2 area which excludes the provision of an estate road is not a reasonable alternative, as this estate road is required to fulfil the link road requirement within the Standish Infrastructure Assessment (213), has previously been committed to and is needed to avoid congestion occurring elsewhere on the road network Whilst an iterative design process has been undertaken for the proposed development in accordance with best practice, no material changes are proposed to the street pattern, open space provision or urban design character of the consented scheme as these design features were previously subject to an iterative design process to produce the optimal layout for the entire Pepper Lane development. Given that the proposed use of smaller house types is needed to fulfil the development intensification objective of option 3 as described above, the only reasonable alternative to the proposed development is considered to be the potential 8

12 continued inclusion of land at Robin Hill Farm West (and the Ponds at Robin Hill Farm West SBI) within the site boundary, as opposed to the proposed exclusion of this land from the site boundary. The continuation of previous intentions to demolish associated farm buildings is not however considered to constitute a reasonable alternative for the purposes of this EIA, as this land is not directly controlled by the Applicant and the buildings do not need to be demolished to facilitate the development of the proposed development A comparison of the proposed development with the only reasonable alternative identified indicates that there is no material difference in predicted environmental effects, as under both scenarios the land at Robin Hill Farm West (including associated farm buildings) and the adjacent Ponds at Robin Hill Farm West SBI will remain unaltered. The exclusion of the farm buildings at Robin Hill Farm West from the site confirms that these buildings will not be demolished (as could theoretically take place under the existing consents for consented scheme), which is considered to represent a beneficial change in terms of the protection of biodiversity interests and residential amenity. However, as the demolition of the farm buildings is not required to facilitate the proposed development and is no longer intended by the Applicant, the inclusion or exclusion of this area from the site would not itself generate different environmental effects The finalised design of the proposed development has been selected as it will: achieve the dual aims of intensifying the quantum of development and improving design quality within the Pepper Lane Phase 2 area; integrate well with adjacent consented developments; and, ensure that all environmental effects are acceptable. As with the previous ES for the consented scheme, this ES demonstrates that no residual adverse significant effects are considered likely to occur from the proposed development. 9

13 4 EIA Process 4.1 Introduction 4.1 This section of the NTS responds to the requirement in the 217 EIA Regulations to provide a non-technical summary of the the forecasting methods or evidence, used to identify and assess the significant effects on the environment from the proposed development 4.2 Overview of EIA 4.1 EIA is a systematic procedure that must be followed when determining applications seeking consent for certain categories of project. It aims to identify a project s likely significant environmental effects, identify mitigation measures to reduce the level of or avoid those effects, and assess the residual significance of predicted environmental effects taking account of all proposed mitigation and enhancement measures. A suite of information requirements which the ES, and this NTS, must satisfy are set out within the 217 EIA Regulations. 4.3 Scope of the EIA Scoping Process An EIA Scoping Opinion was previously obtained in 213 regarding proposed residential development across the entire Pepper Lane site. Bloor Homes North West Ltd has therefore not elected to seek a fresh EIA Scoping Opinion under the 217 EIA Regulations. This ES has instead been prepared drawing upon the previous Scoping Opinion, except where changes have been necessary to take account of: Differences between the characteristics of the proposed development (i.e. Pepper Lane Phase 2) and the consented scheme; Relevant changes in the environmental baseline scenario in the intervening period; Relevant changes in the anticipated evolution of the environmental baseline scenario in the absence of the proposed development; Relevant changes in policies, guidance and EIA best practice assessment methodologies; and, Changes in information requirements resulting from the enactment of the 217 EIA Regulations. Environmental Topics Scoped Out For the reasons detailed within Volume 1 Section 4.6 of this ES, the following potential environmental effects have been scoped out of this ES: Flood risk and hydrology; Landscape and visual amenity; and, Cultural heritage.

14 Coverage of New Topics from 217 EIA Regulations The 217 EIA Regulations have introduced several new topics requiring consideration in EIAs where relevant. The consideration of each new topic in this ES is outlined below: Construction The technical assessments presented in Volume 1, Chapters 6 11 consider likely significant effects from both the construction and operation of the proposed development Biodiversity An assessment of predicted effects on biodiversity is provided in Volume 1, Chapter 9. This recognises the ecological connections that are inherent to the consideration of biodiversity Human Health Drawing upon other information provided in this ES, an assessment of predicted health effects is provided within Volume 1, Chapter Climate Change To address climate change related issues: The CEMP for the proposed development (see Section 7) will include a commitment to minimise where possible the use of materials and energy through efficient construction practices; The proposed dwellings will comply with all applicable Building Regulations, including in relation to energy efficiency; and, An Energy Statement is submitted with the planning application to calculate predicted energy demand and consider options for the installation of renewable or low carbon energy generation Risk of Major Accidents and Disasters The assessment of likely significant effects on ecological interests presented in Volume 1 - Chapter 9 considers the potential for pollution incidents to occur and the associated ecological consequences. Risks of disturbance, injuries and/or fatalities to construction workers or members of the public are dealt with through adherence to relevant health and safety legislation. No other form of assessment is considered proportionate or necessary. Environmental Effects Considered in this ES This ES therefore provides technical assessments of likely significant environmental effects on or arising from: Traffic and transport (Volume 1, Chapter 6); Noise emissions (Volume 1, Chapter 7); Air quality (Volume 1, Chapter 8); Ecological interests (Volume 1, Chapter 9); Ground conditions (Volume 1, Chapter ); Socio-economic issues (Volume 1, Chapter 11); Environmental interactions (Volume 1, Chapter 12).. 11

15 4.4 Consultation The proposed development and the approach to this EIA have been informed by a programme of consultation with stakeholders, including: Wigan Council (as the relevant planning, highway and environmental health authority); Natural England; and, Greater Manchester Police A programme of community engagement has also been undertaken, as detailed within the Statement of Community Involvement (SCI) submitted in support of the planning application. 4. Assessment Methodology Establishing Baseline Conditions and Baseline Evolution 4..1 A range of site surveys and data collection exercises have been used to identify environmental conditions at the site and the surrounding area, as well as to consider the likely evolution of the baseline scenario in the absence of the proposed development. Data has also been collated regarding relevant existing and approved cumulative developments which need to be considered in this EIA. Types of Effect 4..2 The 217 EIA Regulations requires consideration of a variety of types of effect, namely direct / indirect, secondary, cumulative, positive / negative, short / medium / long-term, and permanent / temporary. All identified effects need to be considered in terms of how they are predicted to arise, whether they are positive (beneficial) or negative (adverse), their temporal occurrence (i.e. when they are predicted to occur) and their duration once the effect does occur. The spatial scope for the identification of likely significant environmental effects varies between environmental topic areas and a relevant Study Area is therefore defined within each technical assessment ES chapter (Volume 1 - Chapters 6 11). Mitigation and Enhancement Measures 4..3 The technical assessments presented in Volume 1, Chapters 6 11 of this ES firstly identify predicted effects from the proposed development on a pre-mitigation basis, before reporting predicted residual effects. Pre-mitigation effects are those predicted to arise as a result of the proposed development, but in the absence of any additional mitigation or enhancement measures identified through the EIA process as being required. A summary of all proposed mitigation and monitoring is provided in Section 7 of this NTS. Residual Effects 4..4 Residual effects are the environmental effects that will remain after the incorporation of both embedded and additional mitigation measures. It is these residual effects which should be considered when assessing the significance of predicted effects from the proposed development. Significance Criteria 4.. The approach to assigning significance to predicted environmental effects is not itself detailed within the 217 EIA Regulations, meaning that it was necessary to develop effect significance thresholds to underpin the assessments reported in this ES. These thresholds were defined 12

16 on a topic specific taking account of relevant regulations, guidance, standards, the views of consultees, and expert judgement A table is provided within each technical assessment ES chapter (i.e. Volume 1, Chapters 6 11) to define the significance of predicted effects with reference to relevant thresholds. Where relevant, this is based on the above and the generic criteria set out in Table NTS 4. Table NTS 4.1: Generic Significance Criteria Level of Effect Substantial Major Moderate Minor Negligible No Effect Generic Criteria These effects represent key factors in the decision making process. They are generally, but not exclusively, associated with sites and features of international, national or regional importance. A change at a regional or district scale site or feature may also enter this category. These effects may be important albeit not key considerations in decision making process. The effects are generally, but not exclusively, observed on a regional, local or district scale. Effects observed on a local scale which, whilst important locally, are not likely to represent key factors in the decision making process. Nevertheless, the cumulative effect of such issues may lead to an increase in the overall effects on a particular area or on a particular resource. Effects which may be raised as local issues but are unlikely to be key factors in the decision making process. Nevertheless, they are of relevance in enhancing the subsequent design of the project and consideration of mitigation or compensation measures. Possible effects observed on a local scale which are beneath the level of perception. The effects would therefore not be important factors in the decision making process. Changes which are within normal bounds of variation or within the margin of forecasting error and therefore cannot be identified as likely effects Effects that are described as severe, major or moderate are determined to be significant in the context of the 217 EIA Regulations, whereas effects that are described as minor or negligible are determined to be not significant. 4.6 Impact Interactions Chapter 13 of the ES provides the assessment of impact interactions, i.e. receptors being affected by more than one environmental effect and therefore potentially being subject to a more significant combined effect than reported within the individual technical, assessment ES chapters (i.e. Chapters 6 11). Details of the approach to identifying and assessing impact interactions are provided within ES Volume 1 - Chapter Approach to Cumulative Impact Assessment The 217 EIA Regulations require likely significant cumulative effects from a development proposal in combination with existing and approved development to be described within an ES Existing developments are considered as part of the baseline scenario within the technical assessments provided in Chapters 6 11, whilst approved cumulative developments are considered separately within the cumulative impact assessment section of each technical 13

17 assessment ES chapter. Approved developments of relevance to this ES are listed in Table NTS 4.2 below. Table NTS 4.2: Approved Cumulative Developments (Parent) Planning Permission Reference A/14/78972 A/13/78828 A/14/7916 A/14/79178 A/14/79189 A/1/8142/OUTMAJ A/13/77974 A/1/8174/OTMES) Site Address Land North of Rectory Farm, Rectory Lane, Standish Agricultural Land West of Cat I' Th' Window Farm, Almond Brook Road, Standish Land to The South of Pepper Lane Standish Land Adjacent Lurdin Lane and to The West of Chorley Road Standish Land to South of Rectory Lane (Standish Golf Course) Standish Land at Langham Road Standish Land at Bradley Hall Trading Estate Bradley Lane Standish Land east of Rectory Farm, Rectory Lane, Standish Development Description Residential development of up to dwellings and associated infrastructure Residential development of up to 3 dwellings and associated infrastructure (including an estate road which connects with the site of the consented development) Residential development of up to 3 dwellings and associated infrastructure (the consented development) Residential development of up to 93 dwellings and associated infrastructure Residential development of up to 2 dwellings and associated infrastructure Residential development of up to 8 dwellings and associated infrastructure Residential development of up to 148 dwellings and associated infrastructure Residential development of up to 128 dwellings and associated infrastructure 14

18 Planning & Policy Context.1 Section 38 (6) of the Planning and Compulsory Purchase Act 24 requires planning applications to be determined in accordance with the statutory applicable Development Plan unless material considerations indicate otherwise. The planning policy context is therefore important in assessing the current and future development potential of any site. A separate Planning, Design and Access Statement supports the planning application and provides a more detailed analysis of planning policies which the proposed development should be considered against..2 The adopted Development Plan applicable to the site comprises the following: the Wigan Local Plan Core Strategy, which was adopted in September 213; and saved policies of the Wigan Replacement Unitary Development Plan ( UDP, April 26)..3 The adopted Wigan Core Strategy (213) is supported by the Standish Infrastructure Assessment (November 213), which whilst not forming part of the statutory Development Plan provides key evidence on infrastructure in Standish and is related to relevant Core Strategy policies..4 The National Planning Policy Framework (NPPF, 212) is a key part of the Government s desire to make the planning system less complex and more accessible, to protect the environment and to promote sustainable growth. The NPPF is a key material consideration in planning decisions. Multiple paragraphs of the NPPF set out assessment criteria and/or policy tests of relevance to the proposed development and to this ES.. The NPPF is supported by online Planning Practice Guidance, which similarly includes multiple sections of relevance to the proposed development and to this ES..6 Other policy related material considerations of relevance to the proposed development include the Greater Manchester Transport Strategy A full summary of the relevant legislative and planning policy context applicable to the proposed development is provided in Chapter of Volume 1 of the ES. 1

19 6 Assessment of Effects 6.1 Introduction 6.1 This section provides a summary of each of the technical assessments presented within ES Volume 1, Chapters Transport and Access 6.1 An assessment of the likely effects of the proposed development upon the traffic and transportation conditions within the vicinity of the site is provided in Volume 1 Chapter 6. The impacts of the construction and operational phases of the proposed development were assessed, including the planned completion of the proposed development and an associated estate road between Pepper Lane and Almond Brook Road by 2 The analysis and methodology adopted within the assessment was derived from and is consistent with the analysis presented within a Transport Assessment (TA) submitted in support of this planning application. 6.2 Likely effects from the construction phase of the proposed development were assessed with reference to the existing transport conditions on the network. This assessment also took account of proposed mitigation measures (see Section 7), including the provision of temporary diversions to Public Rights of Way within the site. Operational phase effects were assessed through a comparison of the traffic and transport conditions within the surrounding area under two scenarios; predicted future baseline traffic flows in 22 taking account of identified cumulative developments (see Table NTS 4.2 above), and with the addition of the proposed development. This approach negated the need to undertake a separate assessment of operational phase cumulative impacts. 6.3 The residual effects of the construction phase of the proposed development upon traffic flows and transport-related environmental factors are predicted to be negligible and not significant. Cumulative construction phase traffic impacts are also considered to be not significant. The proposed development includes the production and implementation of a CEMP to control potential construction environmental impacts, including the adoption of measures to minimise disruption caused by construction traffic. 6.4 Overall the residual effects of the proposed during the operational phase are largely predicted to be negligible, with some minor adverse effects predicted as a result of increased traffic and hence delays and reduced pedestrian amenity on the links and at junctions close to the site. A Travel Plan is proposed to be developed to encourage travel to and from the site by non-car modes of travel. 6. No residual significant effects on traffic and transport conditions are therefore predicted to arise from the proposed development. 6.3 Noise An assessment of the likely significant noise and construction related vibration effects from the proposed development is provided in Volume 1 Chapter 7. The assessment considered the potential for effects both from construction and from traffic generated by the proposed development once occupied on identified receptors, including dwelling houses adjacent to the site. The assessment also considered road traffic noise effects on new dwelling houses to be introduced by the proposed development. As no railways or other significant sources of vibration are located in close proximity to the site, the vibration assessment only considers potential construction related vibration effects. 16

20 6.3.2 Construction works are likely to include activities that could increase noise levels at existing sensitive receptors immediately adjacent to the site. In particular, construction activities occurring closest to the site boundary could result in short-term impacts on occupants of existing adjacent dwellings. However, these activities will be temporary and transient The adoption of noise and vibration control measures through the CEMP will minimise noise disturbance to occupants of existing properties and dwellings within the early phases of the proposed development that could be affected by the construction of later phases. Such measures will include the use of low-noise plant and equipment, screens and enclosures. The construction of the proposed development is therefore considered to have an effect which is not worse than minor adverse In relation to operational effects, the assessment of the suitability of the site for residential development concludes that the use of standard double glazed windows and background ventilators will provide adequate protection to all new dwellings against external noise ingress. The assessment of changes in road traffic noise resulting from the proposed development in combination with the predicted future baseline (including cumulative developments) concludes that the associated noise impact will be not significant In summary, none of the predicted noise and vibration effects from the proposed development would be significant in EIA terms. 6.4 Air Quality An assessment of the likely significant effects on local air quality from the proposed development is provided in Volume 1 Chapter 8. The assessment considers the potential for air quality and dust effects at receptor locations during the construction phase and from traffic generated by the operational phase of the proposed development, along with local air quality effects on new receptors to be introduced by the proposed development An assessment has been undertaken of the potential for dust that may arise during the construction of the proposed development and from track-out from the access point (i.e. mud being deposited on roads), to impact nearby sensitive receptors through both soiling and human health effects. The assessment took into account the size of the proposed development and the sensitivity of the surrounding area. Through the incorporation of standard dust mitigation measures within the CEMP during the construction works, no residual significant effects on human health, amenity or ecological receptors have been identified The air quality assessment incorporated an assessment of the potential impacts from additional vehicle exhaust emissions associated with the development. The assessment is based on traffic data generated in support of the TA and takes into account the provision of the estate road. No residual significant impacts on human health, amenity or ecological receptors have been identified through the additional traffic associated with the development. 6. Biodiversity 6..1 An assessment of the likely significant effects on biodiversity from the proposed development is provided in Volume 1 Chapter 9. The assessment focuses on predicted effects relating to the loss, disturbance, damage or deterioration of valued ecological receptors A desktop study and a suite of ecological surveys were undertaken to identify the presence of any habitats or species of ecological value, which was used to inform both the design of the proposed development and this assessment. Surveys undertaken included an extended Phase 1 habitat survey, a tree survey, a botanical survey of four grassland areas, great crested newt surveys, water vole surveys, breeding bird surveys and bat surveys. All surveys were carried out by appropriately qualified and experienced ecologists and undertaken in accordance with standard methodologies. Surveys were undertaken in 213 and updated in 217 as required. 17

21 6..3 The most important ecological features of the site are Ponds at Robin Hill Farm West SBI, ponds, swamp, mature trees, hedgerows and ditches. Although extensive, none of the grasslands are species-rich so would not qualify as habitats of principal importance No notable plant species or those protected by legislation were recorded during surveys. There are historic records of great crested newts and evidence of a small population in ponds 2, 7 and 8 was identified through surveys conducted in 217, meaning a Natural England licence would be required to enable construction of the proposed development. A single bat roost identified in a building within the site boundary will be retained by the proposed development, whilst a number of common bat species are known to use the site for foraging and commuting. Birds recorded during the breeding bird survey were all common and widespread species often associated with residential gardens. 6.. The proposed development has been designed to avoid biodiversity impacts wherever possible. This includes the retention of the Ponds at Robin Hill Farm West SBI in their entirety, as well as ensuring that green corridors link all ponds and wetland areas to each other and the wider surroundings. All trees identified as Grade A (i.e. the best) in the tree survey will be retained, whilst a woodland area protected by a Tree Preservation Order (TPO) adjacent to Robin Hill Farm West is outwith the site boundary and would not be directly affected by the proposed development. A functional hedgerow and ditch network has also been retained, although small sections will require removal. Where this is the case, measures would be adopted to ensure that these features maintain their value and permeability as wildlife corridors Predicted residual adverse effects on biodiversity from the proposed development relate mainly to the predicted reduction in the area of semi-improved/marshy grassland available. Although this is not of high conservation value, it would represent a loss of current extent of foraging habitat for amphibians, birds, bats and invertebrates. However, there will still be access to large areas of land suitable for foraging to the south-west of the site and the proposed development includes the planting of new trees along roads and access routes, which will result in a greater number of trees than currently present at the site. This will provide additional foraging habitat for a variety of local wildlife, as well as nesting opportunities for birds No residual significant effects on biodiversity are therefore predicted to arise from the proposed development. 6.6 Ground Conditions An assessment of the likely significant effects on ground conditions (incorporating aspects of geology, hydrogeology, contamination and geotechnical stability) from the proposed development is provided in Volume 1 Chapter 9. The assessment is based upon a Phase 1 desk based study and a subsequent Phase 2 intrusive investigation undertaken to identify baseline ground conditions, as reported in Volume 2 - Appendix G. This identified a number of potential contaminant linkages (i.e. ways in which a receptor could be affected by contamination) and potentially unstable ground is likely to be present at the site The assessment concludes that contaminant linkages at the site range in risk from minor through to major. The highest potential risks relate to the accumulation of ground gases in the west. Minimal risks were encountered in analysis and assessment of soil samples to human health or controlled waters receptors. Re-use of Made Ground in low-risk areas will adequately mitigate risks to human health receptors. Installation of suitable ground gas protection measures will adequately mitigate human health and ecological risks from ground gases The Phase 1 and 2 Site Investigations identified that coal bearing strata is located relatively close to the surface, especially in the western part of the site, and that there is evidence for the presence of the seams being worked. Known mine shafts were investigated and found to 18

22 be approximately 3 m in diameter, although obstructions prevented complete investigation. It is proposed that intrusive investigations, drilling and grouting of the shallow mine workings within the site should be undertaken to stabilise underlying ground conditions prior to the commencement of proposed construction works Taking account of the implementation of all proposed mitigation measures, the predicted residual effects relating to geology, hydrogeology, contamination and geotechnics (mining and other stability issues) from the proposed development are considered to be not significant in EIA terms. 6.7 Socio-Economics An assessment of the likely significant social and economic effects resulting from the proposed development is provided in Volume 1, Chapter 1 The assessment considers likely significant effects on population, education, health, crime and other community facilities, as well as the effects on construction employment and expenditure in the local and wider economy The assessment indicates that the likely significant effects of the proposed development are all beneficial and relate to employment associated with the construction process as well as operational phase household expenditure effects, fiscal benefits, and population and labour market effects. Predicted effects on crime rates and demands for social, community and recreational infrastructure are predicted to be not significant in EIA terms In summary, the proposed development is expected to deliver a number of beneficial effects, including: Contributing to identified housing needs, both in terms of a mix of new market dwellings and the provision of affordable housing; An increase in the local resident population of 73 people, of which around persons are expected to be of working age; An increase in local employment opportunities through the construction of the proposed development, equating to around 79 FTE direct gross construction jobs and a further 119 FTE indirect and induced jobs in the construction supply chain; Additional household expenditure of around 7.4m per annum, of which 3.1m per annum could be expected to benefit local firms; Approximately 3.38 hectares of on-site public open space provision on land currently in private ownership; and Fiscal payments to Wigan Council including 4.m of additional Council Tax revenues over a ten-year period, as well as potential New Homes Bonus revenues to support the delivery of public services Whilst the proposed development will deliver benefits, it will also place increase demands on local educational, health and community infrastructure provision. However, the assessment has identified that there is sufficient capacity to absorb all of these demands from the proposed development itself. In relation to cumulative impacts, the assessment indicates that the expansion of local primary education capacity, to be funded in accordance with the Standish Infrastructure Assessment (213), may be required to accommodate increased demand for pupil places arising from the proposed development in combination with identified cumulative developments. Taking this potential mitigation into account, no significant cumulative effects on social or community infrastructure are predicted to occur. 19