505 Ipswich Road (Betts Factory), Colchester Planning Application Environmental Statement: Volume 3: Non-Technical Summary

Transcription

1 Lands Improvement Holdings Colchester S.á.r.l 505 Ipswich Road (Betts Factory), Colchester Planning Application Environmental Statement: Volume 3: Non-Technical Summary COLC-DOC-GLB-ACC-ES-001

2 QUALITY MANAGEMENT Issue/revision Issue 1 Revision 1 Revision 2 Revision 3 Remarks Final Date 30/07/2012 Prepared by Various Signature Checked by Alan Pearson Signature Authorised by Andrew Ricketts Signature Project number File reference G:\Environmental Planning Team\DELTEK PROJECTS\ Ipswich Road, Colchester\05 Deliverables\04 ES\04 NTS WSP Environment & Energy One Queens Drive Birmingham West Midlands B5 4PJ Tel: +44 (0) Fax: +44 (0) Reg. No:

3 PROJECT TEAM Client: Lands Improvement Holdings Colchester S.á.r.l. Lands Improvement Holdings Limited 1 Buckingham Place London SW1E 6HR Planning Consultants: Strutt and Parker Strutt and Parker Coval Hall Rainsford Road Chelmsford CM1 2QF Lead Architects: Omega Partnership Ltd Glenavon House 39 Common Road Claygate Surrey KT10 0HG Environmental and Geo-Environmental Consultants: WSP Energy and Environment One Queens Drive Birmingham B5 4PJ Transport and Flooding Consultants: WSP UK One Queens Drive Birmingham B5 4PJ Drainage, Structural and Mechanical and Electrical Engineers: WSP UK One Queens Drive Birmingham B5 4PJ Landscape and Public Realm Consultants: fabrik 38a High Street, Alton, Hampshire, GU34 1BD Aboriculture Consultants: tree:fabrik 38a High Street, Alton, Hampshire, GU34 1BD

4 PROJECT TEAM ALSO AVAILABLE: ENVIRONMENTAL STATEMENT VOLUME 1: TEXT AND FIGURES ENVIRONMENTAL STATEMENT VOLUME 2: TECHNICAL APPENDICES The Environmental Statement (ES) comprises three volumes. Volume 1 contains the main text of the ES and accompanying figures. Volume 2 comprises the appendices and supporting information to the text within Volume 1. Volume 3 is a Non-Technical Summary (NTS) of the ES and is provided as a separate document. The prices of these documents quoted below are inclusive of VAT and reflect the costs of producing these documents to order: Volume 1: Environmental Statement Main Text and Figures Volume 2: Environmental Statement Technical Appendices Volume 3: Non-Technical Summary Free However PDF documents of the above are available free of charge.

5 Contents 1.1 INTRODUCTION THE SITE, SURROUNDING AREA AND EXISTING SENSITIVITIES 1 Description of Site and Surrounding Area 1 Existing Sensitivities DESCRIPTION OF PROPOSALS AND ALTERNATIVES 2 Alternatives 2 Nature of the Proposals 5 Application Proposals EIA APPROACH 7 Screening 7 Scoping 8 Non-Technical Summary INTRODUCTION TO ENVIRONMENTAL EFFECTS TRAFFIC AND TRANSPORTATION NOISE AND VIBRATION AIR QUALITY AND DUST TOWNSCAPE AND VISUAL CHARACTER ECOLOGY AND NATURE CONSERVATION FLOODING AND WATER RESOURCES GROUND CONDITIONS, HYDROGEOLOGY AND CONTAMINATION SOCIO-ECONOMICS CUMULATIVE EFFECTS FURTHER INFORMATION 14 FIGURE 1.1 SITE LOCATION PLAN FIGURE 1.2 RED LINE BOUNDARY FIGURE 1.3 AERIAL PHOTOGRAPH OF THE SITE FIGURE 1.4 LOCATION OF EXISTING SENSITIVITIES

6 1.1 INTRODUCTION WSP Environment and Energy (WSPE&E) was commissioned by Lands Improvement Holdings Colchester Sárl (hereafter referred to as the Applicant ) to carry out an Environmental Impact Assessment (EIA) to accompany a residential-led, mixed-use application for planning consent to be submitted simultaneously to both Colchester Borough Council (CBC) and Tendring District Council (TDC). The planning application will be a hybrid planning application for the redevelopment of a site located at 505 Ipswich Road, Colchester (the Site ) in Colchester, Essex (thereafter referred to as the Proposed Development ).The Proposed Development falls into two districts with a proportion of the Site falling under CBC administrative boundary and a proportion under TDC administrative boundary. Therefore, two separate hybrid planning applications are being submitted concurrently to both CBC and TDC covering the Proposed Development. The Site location is shown in Figure 1.1, the planning application boundary in Figure 1.2 and an aerial view of the Site is illustrated in Figure The Proposed Development will involve the demolition of the majority of buildings on the Betts Factory site, the preparation and remediation of the land where necessary and the construction of up to 230 residential units, a 65 bed care home and 1,300sqm of commercial infrastructure. Further details on the Proposed Development are located in 1.3 Description of the Proposals It is intended that the two planning applications will be submitted and determined at the same time to both CBC and TDC, with the EIA acting as an overarching environmental assessment supporting both of these applications A formal request for an EIA Screening Opinion was submitted by WSPE&E to CBC and subsequently TDC under the EIA Regulations 2011 and in accordance with guidance outlined by the Department for Communities and Local Government (DCLG) The Proposed Development falls under Schedule 2, Part 10b of the EIA Regulations 2011 and therefore it is CBC s and TDC s responsibility to determine the need for an EIA through the evaluation of the sensitivity of the areas and whether the Proposed Development is likely to have potentially significant effects on the environment. The need for an EIA was confirmed by CBC on 12 th January 2012 and it was informally agreed by TDC on 16 th February As a result of the size and nature of the Proposed Development an EIA has been submitted to support the planning application in accordance with Schedule 2, Part 10b of the EIA Regulations The findings of the EIA are presented in this ES which has been prepared in accordance with the EIA Regulations 2011 and appropriate guidance documents Both positive and negative environmental effects have been outlined, where appropriate, to aid decisionmaking in the planning process and to make sure appropriate measures are identified to reduce any negative effects or further enhance positive ones. This Non-Technical Summary (NTS) presents a concise summary, in non-technical language of the ES which reports the EIA process The ES comprises three volumes including: Volume 1 Main Text and Figures; Volume 2 Technical Appendices; and Volume 3 Non-Technical Summary All of the planning documents and EIA submission are available for inspection at the offices of CBC and TDC outlined in Section 1.6 Further Information. 1.2 THE SITE AND SURROUNDING AREA, AND EXISTING SENSITIVITIES Description of Site and Surrounding Area The Site forms part of the developed area of Colchester and is bound by the A1232 Ipswich Road to the west; residential properties and an orchard to the north; Bullock Wood Site of Special Scientific Interest (SSSI) to the east; and Bullock Wood and residential properties to the south and south-east respectively The Site is currently occupied by the Betts Factory which is an operational facility with approximately 220 employees (May, 2012). This factory facility will be relocating in October 2012 approximately 500m west of the Site to Severalls Industrial Estate and this relocation is not the subject of this planning application upon which this ES is Volume III Environmental Statement Non-Technical Summary Lands Improvement Holdings Colchester Sárl 1

7 based. The dominant land use on Site comprises a factory complex including industrial, office, storage and ancillary uses. The Site currently houses a number of large industrial factory buildings and cylindrical storage tanks, together with office building, a lagoon, car parking and associated areas of tarmac and concrete hardstanding (both for storage and circulation) The existing Site area extends to approximately 6.3 hectares and the existing buildings on Site consist of a three-storey office block and a number of large warehouse units. To the front (west) of the Site there is an area of car parking which houses approximately 175 vehicle spaces The Site was originally developed for the manufacturing of packaging in the 1950s and the current occupants, the Albea Group are currently involved with the manufacture of toothpaste packaging. The majority of buildings on Site date from this period and are seen to be inefficient for the current needs. Existing Sensitivities It is important to understand the sensitivity of the Site and surrounding area to gain a greater understanding of the potential for significant effects resulting from the Proposed Development. There are a number of sensitive receptors that have been identified in the locality of the Site and these have been taken into consideration in the assessment of potential effects of the Proposed Development. The following descriptions of the Site and surrounding area identify key existing sensitivities and features of the local environment The existing sensitivities/features are illustrated in Figure 1.4 and are summarised below: Ecological Receptors Bullock Wood which is designated as SSSI is located adjacent to the eastern boundary of the Site. Bullock Wood SSSI is designated for the principal woodland type which is nationally rare Lowland Hazel - Sessile Oak woodland type modified in places by the presence of Sweet Chestnut Castanea sativa. There is an abandoned orchard adjacent to the north of the Site and orchards have been identified as a UK BAP habitat. A part of the orchard in the north-west corner of the Site has identified a small population of reptiles and there is potential to support roosting bats within mature trees in Bullock Wood SSSI; Local Residential Receptors Residential properties with partial views of the Site are adjacent to the north-western and south-western boundaries of the Site. Further to the south-west is the residential area of Highwoods which is located approximately 400m from the Site; Visual Receptors Visual receptors are primarily focused on those located to the north and the southwest along Ipswich Road and it is at these viewpoints where there are partial views of the Site; Cultural Heritage Receptors - There are 10 Grade II Listed Buildings within 1km of the Site, with 5 of those within 500m of the Site. The closest of the Grade II Listed Buildings are Walnut Cottage approximately 145m north of the Site and The Cottage approximately 140m from the northern boundary of the Site; and Surface and Groundwater Receptors The Site currently drains to groundwater or the River Colne located 3km south of the Site. The underlying groundwater system located at the Site is of varying quality and importance. 1.3 DESCRIPTION OF PROPOSALS AND ALTERNATIVES Alternatives In accordance with the EIA Regulations 2011, alternatives of the Proposed Development have been considered as part of the EIA process. Alternatives considered include: Do Nothing Scenario; Alternative Uses for the Site; and Scheme Design Iterations. Do Nothing Scenario The do nothing scenario would mean that the existing uses on Site would continue and the existing buildings and infrastructure would be retained. The existing tenants who occupy the Site are expected to vacate in September 2012 and following this it is anticipated that the Site will be unoccupied until another tenant is found. It is suggested in a Planning & Development Brief for the Site (King Sturge, 2010) that the Site is no longer viable as a site for manufacturing and that a change of use is desirable. Volume 3: Environmental Statement Non-Technical Summary Lands Improvement Holdings Colchester Sárl 2

8 1.3.3 Following the departure of the existing tenants on-site it is likely that the buildings will be abandoned and disused, should a similar tenant not occupy the Site. A number of important effects would derive from this do nothing scenario and largely relate to lost opportunities for improvement/enhancement. These opportunities include: the loss of opportunity for significant investment in a disused brownfield site in a difficult economic climate; the loss of the supply of and contributions to new and affordable housing contributing to local and regional targets; the loss of opportunity to provide a well-designed, sustainable mixed-use development allowing for a level of built form that sympathetically translates between the urban nature of the front (adjacent to the A1232 Ipswich Road) of the Site and the more open/rural areas of the Site to the north and west towards Bullock Wood and the orchard land; and the loss of provision of jobs during the different phases of the Proposed Development. Alternative Uses for the Site The Site is currently allocated in CBC s Local Development Framework (LDF) Adopted Site Allocations Development Plan Document (DPD) (2010) and subject to Policy SA CE1 Mixed Use Sites which requires that: any development on these sites being required to comprise of a mix of uses as detailed in a detailed Master Plan or Development Brief agreed by the Council (CBC, 2010) Policy SA CE1 of CBC s Site Allocations DPD (2010) further states the requirement for regard to Bullock Wood SSSI, the traditional orchard and the introduction of sustainable drainage systems to minimise potential flood risk as the Site is over a minor groundwater aquifer zone. This has been incorporated into the design process for the Proposed Development through the introduction of Sustainable Drainage Systems (SuDS) The Planning and Development Brief was produced for the Site by King Sturge in March 2010 and was adopted by CBC as supplementary planning guidance in 2010 and subsequentially endorsed by TDC in This Brief provides guidance that will ensure a high quality and sustainable mixed-use residential-led development is achieved that will be sympathetic to the character of the surrounding area. The Brief also outlines the desire of both CBC and TDC to redevelop the Site to a mixed-use development with a residential component to make up a significant proportion of the development on Site. The Brief outlines the following opportunities for the Site: The site provides a good opportunity to provide a well designed, sustainable mixed use development. With no real development comparable in the locality, the site allows for a level of built form that sympathetically translates between the urban nature of the front (Ipswich Road end) of the site and the more open/ rural areas of the site to the north and west towards Bullock Wood and the orchard land. Any proposals must be based upon a scheme that sympathetically integrates a well designed architectural built form into a natural woodland environment to the rear of the site. The key vision for the site is a high quality residential scheme that positively impacts on the surrounding environment. It should have a distinct character, a high standard of architecture and public realm. Further site requirements to include within the development are a range of types, tenures and sizes of housing including the provision of affordable housing to meet local needs in accordance with the adopted policies of both councils. Development proposals must also minimise any adverse traffic / transport impacts that may occur as a result of any proposed development. (King Sturge, 2010) The Planning & Development Brief (King Sturge, 2010) has primarily influenced the design of the Proposed Development through the provision of a guiding brief outlining initial constraints and opportunities, and providing information on the alternative uses for the Site including the potential Site composition. This Brief states a need for a significant residential component and approximately 1,300sqm of commercial use which have both been incorporated into the Proposed Development. It also outlines a need for more urban form to the front (the A1232 Ipswich Road entrance) with a less dense development to the rear of the Site as it approaches Bullock Wood and to the north of the Site towards the traditional orchard land. The design of the Proposed Development has adhered to this advice with the bulk of the commercial and residential units fronted along the A1232 Ipswich Road with densities of residential properties reducing closer to Bullock Wood. Volume 3: Environmental Statement Non-Technical Summary Lands Improvement Holdings Colchester Sárl 3

9 Scheme Design Iterations The Planning & Development Brief (King Sturge, 2010) provided development guidance in relation to the following issues: Mix of Uses; Types of Commercial Use; Design Principles; Affordable Housing; Highways; Car Parking; Open Space; Sustainability; SSSI; and Biodiversity and Landscaping This Planning & Development Brief (King Sturge, 2010) document outlines a number of individual environmental considerations that has informed the initial design evolution at the Site. Outlined above, this document specifically identifies the opportunities surrounding the protection and enhancement of the traditional orchard habitat and the Bullock Wood SSSI Following publication of the King Sturge Planning & Development Brief in 2010 (King Sturge, 2010), the Applicant undertook a number of initial feasibility studies and surveys, prior to purchasing the Site, which identified initial opportunities and constraints of the Site and have been taken into consideration throughout the scheme evolution. The surveys included a look at the following: Ecology; Highways; Utilities; Drainage; and Environmental/Geotechnical Following on from the initial feasibility studies, the Applicant has also completed a number of environmental surveys and studies which have identified a number of constraints and opportunities which have helped, where appropriate, influence the overall design of the scheme and have also fed into the assessments within the EIA.. The environmental studies and reports include the following: Air Quality Assessment; Bat Activity Surveys; Energy Strategy Report; Flood Risk Assessment; Groundwater Quality Monitoring and Verification Strategy; Landscape and Townscape Visual Impact Assessment; Noise Assessment; Preliminary Ecological Appraisal; Preliminary Soakaway Tests; Reptile Surveys; Volume 3: Environmental Statement Non-Technical Summary Lands Improvement Holdings Colchester Sárl 4

10 Supplementary Ground Investigation and Remediation Assessment; Transport Statement and Framework Travel Plan; and Tree Survey and Aboricultural Development Report These reports (outlined above) in addition to consultation with relevant statutory and non-statutory consultees have resulted in design iterations that have considered the following: the protection and enhancement of Bullock Wood SSSI through the provision of a number of measures including: a buffer between built development and Bullock Wood; the removal of a concentrated area of sapling growth adjacent to the south-eastern Site boundary which has encroached and has the potential to degrade the Bullock Wood SSSI quality; no directional lighting to be directly facing Bullock Wood SSSI; and the provision of closeboard fencing along the boundary of Bullock Wood SSSI to prevent public access. no gardens of residential properties are anticipated to back directly on to Bullock Wood SSSI, and it is anticipated that a suitable buffer zone has been provided between Bullock Wood SSSI and the residential properties; that any residential dwellings will need to have a separation buffer from existing residential boundaries where they are facing directly; the inclusion of an on-site bus turning area to facilitate future bus provision into the Site in line with requirements of transportation requirements from the Highways Authority; the inclusion of on-site SuDS including swales which will be designed to accommodate the 1 in 100 year rainfall event plus climate change (30%) rainfall event with no additional increase in flows. This will provide additional betterment in the future on the current situation in regards to surface water drainage on-site; characteristics of the Site and the influence of the previous site use have resulted in a strategic approach to tree removal and retention being adopted to guide development principles. Preference is given to retention of key arboricultural features, and where feasible, these have been encompassed within public and communal open space; the orchard land within the Site boundary will be redeveloped to provide a level of Public Open Space (POS) in the northern section of Site; the composition of the development mix has been heavily influenced by the proposed access and the A1232 Ipswich Road; with the commercial uses, the care home and a higher density of residential dwellings located to the western frontage along the A1232 Ipswich Road, with a lower density of residential dwellings and no commercial units closer to Bullock Wood SSSI to the east of Site; noise modelling which has been fed back into the iterative design process, and has informed the scheme layout, including orientation of dwellings to ensure maximum noise mitigation by design. Nature of the Proposals The proposals for the Site, for the purposes of the ES, involve the demolition of all existing buildings, the remediation of any residual contamination, earthworks, tree removal and protection works and the construction of up to a maximum of 230 residential dwellings, 1300sqm of commercial uses (Class Uses A and B), a 65 bed residential care home and associated infrastructure The Proposed Development will be covered by a hybrid planning application encompassing both outline and detailed elements. It is the intention that a condition will be imposed on the planning permission that separates out the site preparation, demolition, earthworks and remediation phase from the construction and operational phases of the Proposed Development The site preparation, demolition, earthworks and remediation phase of the Proposed Development will be the detailed part of the planning application and this phase will involve: demolition of all buildings and structures; Volume 3: Environmental Statement Non-Technical Summary Lands Improvement Holdings Colchester Sárl 5

11 breaking out of hardstanding; remediation where required; bulk earthworks to foundation levels, excavation of swales; and tree removal and tree protection works The construction and operational phases of the Proposed Development will be the outline part of the planning application with detailed elements for the construction of the primary access and central spine road. This phase will involve: construction of up to 230 residential units; construction of a 65 bed residential care home; construction of 1,300sqm of commercial uses (Class Uses A and B); construction of appropriate car parking; implementation of soft and hard landscaping including boundary buffer treatment; implementation of SuDS; construction of a surface water pumping station; construction of play areas; construction of lighting; and construction of service diversions; ancillary structures; perimeter enclosures; and footpaths The overall planning application description is as follows: Full planning permission is sought for demolition of all buildings and structures and the breaking out of hardstanding, implementation of appropriate remediation where required, bulk earthworks to ground formation levels, tree removal and tree protection works and for the provision of site access bus turning area and the central spine road including T junction. Outline permission is sought for up to 230 residential units of up to 3 residential storeys. A flexible use is sought for a potential 65 bedroom residential care home. Outline permission is also sought for 1300sqm of commercial land (Use Classes A and or B) (GEA), car parking, the provision of a soft and hard landscape scheme (including the boundary buffer treatment), Sustainable Urban Drainage Systems, lighting, play areas, surface water pumping station, service diversions, connections and ancillary structures, means of perimeter enclosure and associated structures, and the laying out of footpaths and associated access points off site. Application Proposals Site Preparation, Demolition, Earthworks and Remediation Phase The main activities during the site preparation, demolition, earthworks and remediation phase are anticipated to include the following. It is assumed that the activities will be undertaken in broadly the following order; however, there is likely to be overlap between each stage: Site preparation works to secure the Site and to determine Site protocols during the following stages; Demolition of all buildings and structures alongside the breaking out of some hardstanding/roads/car parking within the Site; Localised remediation, validation of ground conditions and a geotechnical ground investigation where required; Bulk earthworks to ground formation levels and formation of surface water drainage swales; and Tree removal and protection works It is anticipated that this phase will take approximately 1 year. It is expected that the works will be implemented throughout 2013 from Quarter 1 to the end of Quarter 4. Volume 3: Environmental Statement Non-Technical Summary Lands Improvement Holdings Colchester Sárl 6

12 It has been assumed for the purposes of this ES that working hours for this phase will be as follows: 07:30 and 18:00hrs Monday to Friday; 07:30 to 13:00hrs on Saturdays; and No construction activities will take place on Sundays or Bank Holidays Any work outside of these hours will be subject to prior agreement with CBC and TDC, with reasonable notice given to consider the application for extension This phase will see the establishment of a Construction Environmental Management Plan (CEMP) which will aim to employ good site preparation and environmental practices through the implementation of measures aimed at reducing any effects to the environment and surrounding area. Construction Phase It is anticipated that the main construction activities at the Site will be associated with the following activities, which will be phased to the development parcel being developed at any one time: Processing of aggregates (including crushing and screening); Materials handling, storage, stockpiling, spillage and disposal; Movement and use of static and mobile plant/construction vehicles; Construction of drainage runs and utilities duct runs (outline); Construction of strategic infrastructure such as works to the public highway, surface water pumping station, SuDS and reinforcement to existing utilities will be undertaken as required throughout the life of the development; Installation of temporary and permanent infrastructure including roads and haul routes; Construction of proposed buildings; and Restoration and landscaping, tree/shrub felling and removal / relocation It is expected that the construction of the residential units will begin in Quarter after the completion of the site preparation, demolition, excavation and remediation works. The entire construction period is anticipated to last approximately 4.5 years with an estimated house build rate of approximately 3-4 dwellings per month. The expected completion date is approximately Quarter The construction of the commercial element of the Proposed Development is anticipated to commence in late 2014/early 2015 whilst construction of the residential units is ongoing. This expected overall completion date of Quarter It has been assumed that the working hours for construction activities will be the same as the site preparation, demolition, earthworks and remediation phase outlined above. It has also been assumed that the CEMP will be updated for the construction phase. Operational Phase The Proposed Development is dominated by the construction of up to 230 residential dwellings, 1300sqm of commercial uses consisting of Class Uses A and B, a 65 bed residential care home and associated infrastructure. 1.4 EIA APPROACH Screening As outlined above, a formal request for an EIA Screening Opinion was submitted to CBC and subsequently to TBC on the 19 th December 2011 under Regulation 5 of the EIA Regulations 2011 and in accordance with the DCLG guidance the following information was provided: A plan identifying the Site of the Proposed Development; A brief description of its nature and purpose; and An objective description of its possible effects on the environment. Volume 3: Environmental Statement Non-Technical Summary Lands Improvement Holdings Colchester Sárl 7

13 1.4.2 Following the formal request for an EIA Screening Opinion, a formal response was received from CBC on 12 th January TDC informally confirmed their agreement with CBC s Formal EIA Screening Opinion on 16 th February Scoping An Environmental Scoping Letter Report was submitted to CBC and TBC on the 28 th February 2012 alongside a request for a formal scoping opinion. This Environmental Scoping Letter Report was submitted in accordance with Regulation 13 of the EIA Regulations 2011 and it outlined the following: An outline description of the Proposed Development; The approach to the consideration of alternatives; The objectives of the Environmental Scoping Letter Report; A summary of the baseline conditions; Consultation (in relation to EIA); Insignificant Effects; Potentially Significant Effects; The approach to cumulative effects; and The methodology for assessment and structure of the forthcoming ES. Non-Technical Summary The NTS outlines the findings of the ES which describes the potential significant environmental effects, both positive and negative that may occur as a result of site preparation, demolition earthworks and remediation phase, the construction phase and the operational phase of the Proposed Development. The NTS also provides details on the measures implemented to reduce the likelihood of potential environmental effects occurring and reducing the significance of potential effects. 1.5 INTRODUCTION TO ENVIRONMENTAL EFFECTS The potential significant effects likely to occur as a result of the Proposed Development were outlined in the Environmental Scoping Letter Report submitted to CBC and TBC and these have been assessed and presented in the following technical chapters: Traffic and Transportation; Noise and Vibration; Air Quality and Dust; Townscape and Visual Character; Ecology and Nature Conservation; Flooding and Drainage; Ground Conditions, Hydrogeology and Contamination; Socio-Economics; and Cumulative Effects. 1.6 TRAFFIC AND TRANSPORTATION The baseline situation has been established via a combination of desktop study, site visits and traffic data collection. The baseline study considers existing traffic volumes, road safety and sustainable transport options. The Site is considered to be relatively well connected to existing walking, cycling and public transport facilities and local amenities given its location towards the northern edge of Colchester. Volume 3: Environmental Statement Non-Technical Summary Lands Improvement Holdings Colchester Sárl 8

14 1.6.2 It has been demonstrated that during all elements of site preparation, demolition, earthworks and remediation phase and the construction phase of the Proposed Development, the volume of traffic increase is predicted to be low. In accordance with good practice a combination of measures are likely to be included, such as a CEMP, a Travel Plan, approved vehicle routing agreement and wheel washes. It is anticipated these measures will help reduce and prevent, wherever possible, the temporary traffic effects during these phases as much as is reasonably practicable During the operational phase of the Proposed Development it has been demonstrated that the volume of additional development traffic is considerably low. The worst affected road link within the study area is the A1232 Ipswich Road between the A120 roundabout and the Site access which sees a marginal increase in traffic volume which is considered to be insignificant. However, in accordance with best practice, mitigation measures have been outlined for the duration of the operational phase of the Proposed Development, and these measures propose a combination of Travel Plan measures and provision of public transport, walking and cycling infrastructure This combination of mitigation measures is considered to further reduce any minimal effects that would occur as a result of the Proposed Development. 1.7 NOISE AND VIBRATION The baseline noise environment present within the local area of the Site mainly consists of road traffic noise from the A1232 Ipswich Road. Although noise from existing on-site industrial operations is currently present within areas of the Site, this source will no longer be present following build-out of the Proposed Development. There are a number of noise sensitive receptors located within the vicinity of the Site, the closest being residential dwellings located immediately west and south of the Site During the site preparation, demolition, earthworks and remediation phase and the construction phase of the Proposed Development noise is likely to result where louder activities take place at the western and southern Site boundaries closest to residential properties. A number of measures have been identified to help lessen effects of noise during these phases. These measures generally involve the reduction of noise by the appropriate selection, maintenance and sighting of machinery as well as timing and routing of deliveries and the implementation of local hoarding / screens where appropriate. The noise remaining following the implementation of measures will generally be of lesser significance, however where activities take place during this phase at the western and southern Site boundaries, significant levels of noise are still expected to occur. Such effects will however be temporary and will be limited in occurrence and duration It is predicted that vibration effects may arise during the site preparation, demolition, earthworks, remediation and construction phase. It is expected that a reduction in vibration will occur as a result of the implementation of measures. However, where works are undertaken close to residential dwellings bordering the Site, it is possible that significant vibration effects may occur for short period of time. Such effects will however be temporary and will be dependent upon the precise operations undertaken at such locations An assessment of noise during the operational phase of the Proposed Development has considered the effect of current noise levels upon the future residents of the Proposed Development. Where appropriate, measures have been identified such that any potential effects can be designed out of the scheme through the adoption of appropriate layout and façade configuration options. Following this, noise associated with the operational phase of the Proposed Development is considered to be insignificant An assessment of potential development generated road traffic noise level changes on the local road network has identified that, minimal increases in noise can be expected at residential properites located adjacent to existing road traffic routes local to the Site. 1.8 AIR QUALITY AND DUST To inform the assessment and determine any constraints to the Proposed Development, a baseline assessment was undertaken. This involved a review of available air quality monitoring data for the area surrounding the Site. The baseline assessment concluded that the main source of air pollution within the area is likely to be emissions from road traffic. Consequently, exceedences of the objectives for pollutants may be occurring at a number of locations close to or within Colchester Town Centre and CBC have therefore declared a number of Air Quality Management Areas (AQMAs). However, the Proposed Development is not located in or near any of the designated AQMAs. No exceedences of the objectives for any of the other pollutants included within the Air Quality Strategy are anticipated within the area. Volume 3: Environmental Statement Non-Technical Summary Lands Improvement Holdings Colchester Sárl 9

15 1.8.2 An assessment of the potential effects on local air quality arising from activities performed during the site preparation, demolition, earthworks and remediation phase and the construction phase has been undertaken. This showed that during on-site activities releases of dust and fine particle material are likely to occur. The greatest potential for nuisance problems to occur will be within close proximity of the Site perimeter; although there may be limited incidences of increased dust deposited on property more distant from the Site. However, through good site practice and the implementation of suitable measures (for example, use of appropriate equipment, implementation of screening and dampening measures, use of wheel washers etc.), the effect of dust and fine particle material releases will be reduced and the risk of excessive releases minimised wherever possible. Following measures to reduce the effect of dust and fine particle material emissions during both phases there is considered to be a minimal effect. The effect of construction traffic generated during these two phases of the Proposed Development was also considered. The main effects will arise in the areas immediately adjacent to the Site access for traffic associated with the works and along the designated haulage routes. However, effects will be temporary and providing appropriate measures are implemented, the additional construction traffic associated with the works is considered to be minimal An assessment of air quality effects arising during the operational phase of the Proposed Development was undertaken through modelling. The model was used to predict the changes in pollutant concentrations that would occur at a number of residential properties and Bullock Wood SSSI as a result of traffic from the Proposed Development. The results show that the Proposed Development would cause minimal increases in pollutant concentrations at the residential properties and Bullock Wood SSSI, and indicate no exceedances of statutory objectives for pollutants are anticipated for these areas. The effect of the Proposed Development on pollutant concentrations is therefore considered to be minimal. Pollutant concentrations predicted within the Site itself were also below the relevant Air Quality Strategy objective levels In addition, an assessment of the potential effect of the Proposed Development on pollutant concentrations and the level of nitrogen deposition within the adjacent Bullock Wood SSSI was undertaken using the Highways Agency. The assessment showed that traffic from the Proposed Development would have a minimal effect on the SSSI. 1.9 TOWNSCAPE AND VISUAL CHARACTER There are no townscape or landscape designations which cover the main part of the Site. Bullock Wood to the east of the Site is designated as an Ancient Woodland, an SSSI and is covered by a Tree Preservation Order. There are three Grade II Listed Buildings present locally, two to the north and north-east (Walnut Cottage and The Cottage respectively) and the Church of St John s to the south The Site lies on a local ridgeline which runs east to west and is bound by an existing orchard to the north. Soft landscape is limited to the western edge of the Site adjacent to the A1232 Ipswich Road and the eastern edge of the Site adjacent to Bullock Wood. With the exception of the existing orchard in the northern part of the Site, tree planting is also limited to the boundary edges of the Site A tree survey in accordance with British Standards has been carried out which outlined the tree stock on Site and identified trees to be retained and removed to facilitate the Proposed Development With the exception of the trees on the eastern and southern boundary and Bullock Wood beyond, landscape features within the Site are predominantly limited due to the dominance of the built form and areas of hardstanding Views of the Site are limited to those in close proximity and from the A1232 Ipswich Road corridor, together with the neighbouring residential and commercial properties due to the visual and physical enclosure provided by Bullock Wood and the existing orchard to the north of the Site The most significant negative effects occur on the Site land use, built form and existing tree stock during the site preparation, demolition, earthworks and remediation phase where effectively the wholesale change to the existing Site layout will commence. Furthermore, this phase will result in the change to the character of the view experienced by neighbouring residential properties, the travelling population using the A1232 Ipswich Road corridor and those working at the commercial premises adjacent to the Site identified in close proximity to the Site. This is a result of the existing built form and vegetation being removed throughout this phase, thus existing setting will be replaced by the demolition operations During the construction phase, the most significant effects continue to occur on the Site land use visual receptors and setting to the Walnut Cottage Grade II Listed Building beyond the Site. At this phase, negative effects Volume 3: Environmental Statement Non-Technical Summary Lands Improvement Holdings Colchester Sárl 10

16 will occur to the visual receptors and the Walnut Cottage Listed Building, where the character of the view and the setting will change to that of a construction site At the operational phase, the most significant effects will occur on character, site land use, built form, tree stock, open space and views, where the Proposed Development will result in a positive effect overall. In particular, the Proposed Development will increase the proportion of green infrastructure across the Site, which will also be accessible by the local community ECOLOGY AND NATURE CONSERVATION Information gathered from data searches and consultation, a Preliminary Ecological Survey and further dedicated species surveys for reptiles, bats and badgers undertaken in 2012 were used in order to evaluate the Site and surrounding areas in terms of the protected species and important habitats that it has the potential to support The Site consists mainly of industrial buildings and hardstanding with some associated areas of amenity grassland and ornamental shrubs. The Site fringes also include narrow sections of unmanaged orchard and broadleaved woodland Areas of green POS will be created within the Site to offset the loss of the amenity grassland and ornamental shrub habitats during the site preparation, demolition, earthworks and remediation phase and mitigation measures employed through design will ensure that replacement habitat will be created to ensure no net habitat loss Although small numbers of nesting birds are present within the Site, slow worm (Anguis fragilis) are the only species of any significant value present within the Site. Until the bat activity surveys are finalised it has been assumed that there are levels of bat usage and activity on-site. Potential effects on birds within the Site have not been assessed as the species identified are common and widespread, and there is unlikely to be significant changes to the availability of suitable habitat In recognition of the ecological receptors identified during the field surveys and consultation, the assessment focused on potential direct and indirect effects on the slow worm population and potential bat populations An appropriate mitigation strategy has been developed to either eliminate or reduce effects to an acceptable level. Measures have been adopted that focus on the protection and/or reinstatement of slow worms and foraging bats through careful site design, and the implementation of sensitive working methods to prevent negative effects on these species. Due to a loss of slow worm habitat as a result of the Proposed Development, new habitat will be created in areas of suitable slow worm habitat within the land ownership which will provide long-term habitat for the slow worm population affected It is anticipated that any effects can be sufficiently mitigated for and no significant effects to protected species will occur as a result of the Proposed Development FLOODING AND DRAINAGE The Site is located within the catchment of the River Colne, which represents the primary surface water feature in the region being located approximately 3km to the south of the Site and it flowing in a south-easterly direction. Ditches are located adjacent to the north, east and south of the Site. The majority of surface water discharge from the Site drains into these ditches and into the adjacent Bullock Wood SSSI whilst the remaining surface water drains to the existing Anglian Water foul sewer in the A1232 Ipswich Road to the west. The River Colne and drainage ditches are considered to be in hydraulic continuity with the Site and are considered to be sensitive in regards to flooding and drainage associated with the Proposed Development. Groundwater levels at the Site are generally recorded between 1.5m and 2.5m below ground level (bgl) and local shallower perched water was recorded in one location The Site is located in an area of elevated topography relative to the surrounding land. The Site is located within Environment Agency Flood Zone 1: Low Probability Based on the available baseline data, it is considered that the following significant risks may be associated with the Proposed Development: Increase in physical contamination (i.e. sedimentation) to surface water bodies; and Increase in risk of flooding (surface water, drainage and groundwater). Volume 3: Environmental Statement Non-Technical Summary Lands Improvement Holdings Colchester Sárl 11

17 During the site preparation, demolition, remediation and earthworks phase and the construction phase, a temporary drainage system will be in place, removal of water from excavations will be employed if required, a CEMP will be prepared and Environment Agency guidance will be adopted to ensure that construction activities will not have a significant negative effect on water quality and that flood risk will be minimised During the operational phase there will be an increase of permeable surface across the Site and surface water drainage will drain to a pumping station discharging to a shallow Anglian Water surface water sewer on the opposite side of the A1232 Ipswich Road and into drainage ditches. Finished floor levels and external gradients will be designed to avoid the build-up of surface water. Anglian Water has confirmed capacity of their foul drainage system Following incorporation of the mitigation measures in accordance with current best practice and the relevant guidance, it is considered that the effects in relation to water quality and flooding for the site preparation, demolition, remediation and earthworks phase and the construction phase and in relation to water quality and flooding for the operational phase are all likely to be minimal GROUND CONDITIONS, HYDROGEOLOGY AND CONTAMINATION Intrusive ground investigations have been undertaken at the Site. The ground conditions encountered were Made Ground overlying and superficial deposits (Lowestoft Formation and Kesgrave Formation) further overlying London Clay. Sensitive receptors have been identified as the underlying groundwater, the River Colne (3km south), demolition and earthworks contractors, construction workers, future site users and third parties within specific phases of the Proposed Development Elevated concentrations of contaminants have been recorded within groundwater at the Site that were determined to represent a low risk to groundwater and the River Colne. Localised hotspots of contamination were identified within soils and / or groundwater that represent a potential risk to human health and / or groundwater and River Colne Based on the available baseline data, it is considered that the following significant risks may be associated with the Proposed Development prior to the implementation of mitigation: Reduction in quality of controlled waters receptors (specifically the Secondary (A) Aquifer and River Colne) from contaminated materials; and Harm to human health from contaminated materials or ground gases Mitigation measures include the following: complete and careful decommissioning and demolition; completion of asbestos surveys and appropriate removal of asbestos containing materials; completion of limited remediation predominantly comprising removal / treatment of localised soil hotspots ; implementation of a Materials Management Plan; completion and implementation of a CEMP and a construction phase health and safety plan; completion of further groundwater quality and monitoring verification during the site preparation, demolition, earthworks and remediation phase; and, installation of ground gas protection measures in new developments where required Following incorporation of the mitigation measures in accordance with current best practice and the relevant guidance, it is considered that contamination effects during all phases are predominantly minimal and imperceptible. It is also considered that due to remediation works and the implementation of a drainage strategy the Proposed Development will have an insignificant or positive effect on human health, groundwater and the River Colne receptors associated with contamination exposure / release during the operational phase The mitigation measures are proposed to provide compliance with the Construction (Design & Management) Regulations The process of risk assessment, remediation and obtaining approval from the regulatory authorities will ensure that the Site is returned to a condition that is suitable for the proposed use in accordance with relevant standards and guidance, and that the Site does not fall under the definition of Contaminated Land as defined by the Contaminated Land Regulations SOCIO ECONOMICS The Site is allocated for a mixed use development including employment and housing. The local economy is healthy but long-term unemployment has been highlighted as an issue. The need for affordable housing is high in both CBC and TDC. Volume 3: Environmental Statement Non-Technical Summary Lands Improvement Holdings Colchester Sárl 12