Ponds Farm, Environmental Statement Non-Technical Summary

Transcription

1 Ponds Farm, Cogent Land LLP

2 QUALITY MANAGEMENT Issue/revision Issue 1 Revision 1 Final Date 03/05/ /05/ /05/2012 Prepared by Matthew Shepherd Caroline Burn Caroline Burn Signature Checked by Caroline Burn Chloe Harding Chloe Harding Signature Authorised by Chloe Harding Chloe Harding Chloe Harding Signature Project number File reference Ponds Farm NTS Ponds Farm NTS Ponds Farm NTS DRAFT.doc DRAFT 1.doc Final.doc WSP Environmental UK WSP House 70 Chancery Lane London WC2A 1AF Tel: Fax: Reg. No: WSP Group plc Offices worldwide

3 NON-TECHNICAL SUMMARY 1.1 INTRODUCTION Cogent Land LLP (hereafter referred to as the Applicant ) is seeking Outline Planning Permission for employment uses comprising warehouse buildings with supporting offices, on land known as Ponds Farm, Aveley. The Site, which is shown on Figure 1, is located within the administration of Thurrock Council (TC). This (NTS) provides a summary of an (ES) that has been prepared alongside the Outline Planning Application and reports the findings of an Environmental Impact Assessment (EIA) of the Proposed Development of the Site. The EIA has been undertaken in accordance with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 2011 (the EIA Regulations ) which require that, in certain cases, development proposals should be examined to measure their likely significant environmental effects upon the environment and to identify what action should be taken to mitigate those effects. 2.1 SITE DESCRIPTION The Site, which is shown on Figure 1, covers approximately 8 hectares and is bounded by the A13 Thames Gateway Road to the north and east, by Purfleet Road to the south, and by London Road and Purfleet Industrial Estate to the west. The majority of the Site consists of grass with a few areas of rubble and debris and a section of dry ditch in the south-eastern corner. Historically, landfilling has taken place in the northern part of the Site. The closest residential properties are those which face onto Purfleet Road to the south of the Site. Surrounding the Site the main land uses are agricultural land and the urban area of Rainham to the north; Aveley sports ground and the River Thames to the south; an additional area of Purfleet Industrial Estate to the west, beyond which lies the Fenchurch Street to Shoeburyness railway line. The nearest watercourse is a culverted watercourse approximately 10m to the south of the Site. A number of sites designated for environmental value exist within the vicinity including: Purfleet Road Site of Special Scientific Interest (SSSI 1 ), approximately 100 metres to the east of the Site, which is designated for its geological interest. Inner Thames Marshes SSSI, approximately 350m south-west of the Site which is of particular note for its variety of breeding birds and wintering wildfowl; Purfleet Chalk Pits SSSI, approximately 2km south-east of the Site, which has also been designated for its geological interest; Jill s Field Local Wildlife Site, which is located approximately 100m to the east of the Site (beyond the A13), and has been designated on account of its grassland habitats; Wennington, Aveley and Rainham Marshes Site of Metropolitan Importance for Nature Conservation, approximately 150m to the west of the Site, which comprises a series of marshes/swamps. 1 A site designated for special scientific value in terms of wildlife or geology that is given legal protection under the Wildlife and Countryside Act 1981 (as amended). 2

4 Figure 1: Site Location 3.1 THE PROPOSED DEVELOPMENT The Proposed Development forms the subject of an Outline Planning Application to TC. It comprises development of the Site for employment uses warehouse buildings with supporting offices, a logistics area (including space for vehicle parking), landscaping and drainage, as described further in the following sections. The Applicant is seeking to agree only the principle of development on the Site except in relation to access and therefore the full details of the Proposed Development (e.g. in terms of the quantum and arrangement of buildings on-site) have not yet been provided. However, a series of limits have been established that define the maximum quantum and area of each proposed use along with maximum building heights. The detailed design of the Proposed Development will be developed within these limits. GENERAL ARRANGEMENT The Proposed Development, shown on Figure 2, includes a building zone set within a logistics area (for service yards and associated parking facilities) with landscaping areas provided around the edge of the Site. A building of a maximum of 272m length, 128m width and 18m height is allowed for within the building zone. The overall quantum of employment development will not exceed 38,686 square metres (sqm) Gross External Floor Area 2 (GEFA), of which approximately 90% would be storage/warehouse uses and the remainder offices. 2 Gross External Area is the area of floorspace measured within a building including the external walls. 3

5 Figure 2: The Proposed Development ACCESS AND PARKING Access will be taken from two points, one from London Road and the other from the south-western corner of the Site. The primary vehicular access will be from a new priority junction with Purfleet Road. A second access point will be provided for cars/smaller vehicles via a slip road off London Road. Access for pedestrians and cyclists will be provided via designated routes and existing public transport facilities will be enhanced by increasing the frequency of bus route 11, which operates from Purfleet railway station to Chadwell St Mary. Up to 258 car parking spaces will be provided and appropriate parking provision will be made for lorries / Heavy Goods Vehicles (HGVs) within the proposed logistics area. Secure cycle parking will also be provided. LANDSCAPING Landscape buffers are provided around the edge of the Site in order to screen views of the Proposed Development. New planting and habitat areas will be created and a landscaping mound will be provided alongside the southern boundary of the Site, adjacent to Purfleet Road. The landscaping mound, together with appropriate fencing, will also serve to reduce noise arising from the Proposed Development. DRAINAGE Sustainable Drainage Systems (SUDS) are widely used to reduce flood risk, improve water quality and assist groundwater recharge whilst also provide amenity and wildlife benefits. SUDS will be incorporated into the surface water drainage strategy for the Proposed Development, which is likely to comprise a combination of storage tanks, porous paving, storage ponds, and swales (linear vegetated features that convey water). 4

6 CONSTRUCTION PROGRAMME Construction of the Proposed Development is assumed to commence with off-site works relating to infrastructure in the third quarter of 2012 and be completed in the second quarter of 2013, subject to gaining Outline Planning Permission. It is expected that construction working hours are likely to be to Monday to Friday and to on Saturdays. A Construction Environmental Management Plan will be implemented for the works that will include various control and mitigation measures to ensure that environmental effects associated with the construction activities are minimised and that the effectiveness of control measures is monitored. Contractors will be required to sign up to the Considerate Constructors scheme in order to minimise environmental impacts and nuisance to neighbours during the construction phase. 4.1 ALTERNATIVES CONSIDERED The EIA Regulations require that a developer provides an outline of the main alternatives considered. The alternatives to the Proposed Development which have been considered by the Applicant comprise: 1) The Do Nothing Scenario (i.e. the retention of the Site in its current state) - This option was not considered to be suitable by the Applicant as it would result in the loss of an opportunity to develop land that has been identified as appropriate for employment development by TC along with the loss of associated benefits in terms of the provision of new jobs; 2) Alternative designs - Two main alternative designs were considered by the Applicant: The Extant Permission The Applicant reviewed an existing planning consent relating to the Site for provision of 38,686 sqm of light industry and self-storage units; office space, a car showroom and associated access, parking and landscaping. However, it was considered necessary to provide an alternative mix of uses on-site to suit existing market demand. The Detailed/Full Scheme - The Applicant initially worked up a detailed scheme for the Site which comprised two warehouse units, separated by service yards and associated lorry parking. The Applicant took the decision to revert the submission to an outline scheme on the basis that this would allow for greater flexibility in responding to the requirements of an end operator. The Site has been allocated for primary employment purposes within the Thurrock Core Strategy (December 2011) and therefore no alternative sites were considered by the Applicant, as the Applicant can deliver the Proposed Development on the Site. 5.1 EIA APPROACH The proposals for Ponds Farm have been developed following the completion of comprehensive technical studies including transport, noise and air quality modelling, ground investigations, flood risk assessment, wildlife surveys and landscape studies which have informed preparation of the ES. This NTS outlines the findings of the ES which identifies the potential for likely significant environmental effects (both positive and negative) associated with the Proposed Development and identifies mitigation and enhancement measures to minimise any likely significant effects. The scope of the ES has been agreed with TC where appropriate in consultation with various organisations including Natural England and the Environment Agency. The following main stages have been followed during the assessment): Scoping study (to focus the content of the ES on those aspects of the environment likely to be significantly affected by the Proposed Development; Assessment of existing environmental ( baseline ) conditions within the Site and the surrounding area; Identification of likely significant environmental effects arising from construction (albeit temporary), and operation of the Proposed Development when complete; Review and evaluation of the significance of likely significant environmental effects; 5

7 Identification of measures to off-set any significant negative effects ( mitigation measures ) and enhance positive effects where possible; Assessment of any effects remaining following implementation of the identified mitigation measures ( residual effects ); and Consideration of cumulative effects of the Proposed Development in combination with other developments. ASSESSMENT METHODOLOGY Within the ES, Table 1 was generally used to define the level of significance of effects. It is broadly accepted that significance reflects the relationship between the following two factors: The actual change taking place to the environment (i.e. the 'magnitude' or severity of an effect); and The sensitivity, importance or value of the affected resource or 'receptor' (such as people or wildlife). Table 1 Matrix for Determining the Significance of Effects Sensitivity of Receptor/Receiving Environment to Change/Effect High Medium Low Negligible Magnitude of Change/Effect High Major Moderate to Major Minor to Moderate Negligible Medium Moderate to Major Moderate Minor Negligible Low Minor to Moderate Minor Negligible to Minor Negligible Negligible Negligible Negligible Negligible Negligible The levels of significance defined by the matrix are defined as: Major positive or negative effect - where the Proposed Development would cause a significant improvement (or deterioration) to the existing environment; Moderate positive or negative effect - where the Proposed Development would cause a noticeable improvement (or deterioration) to the existing environment; Minor positive or negative effect - where the Proposed Development would cause a barely perceptible improvement (or deterioration) to the existing environment; and Negligible - where the Proposed Development would result in no discernible improvement or deterioration to the existing environment. 6.1 ENVIRONMENTAL EFFECTS OF THE PROPOSED DEVELOPMENT The ES considers the likely significant environmental effects of the Proposed Development during construction and once completed, and measures have been recommended to prevent, reduce and where possible offset any significant adverse effects on the environment and to provide enhancement opportunities. The key findings of each of the technical assessments included within the ES are summarised below. These and other studies have also advised on design aspects including the extent and nature of the landscape mound, access arrangements, measures to minimise environmental effects, and the outline drainage and lighting strategies for the Proposed Development. 6

8 SOCIO-ECONOMIC EFFECTS The ES identified and assessed the effects of the Proposed Development on the social and economic context at local and regional levels. The assessment found that the generation of employment opportunities during the construction works will create a moderate positive effect over the short term. Once complete and operational, the Proposed Development will result in creation of approximately 819 jobs, which will positively affect the local economy which currently has high unemployment levels. Further positive social effects will arise through increased competitive position within the Borough. Overall, the socio economic assessment considered that the operation of the Proposed Development would give rise to moderate to major positive effects. TRANSPORTATION AND ACCESS The Site benefits from good transport links to other parts of the country. It is located adjacent to the A13 trunk road and close to the M25 motorway, which orbits London providing links to number of motorways that radiate from London. The A13 provides a link from London to the west with Southend. Purfleet is served by a railway station which provides access to rail services that link to adjacent settlements, as well as links regionally and nationally. The effects of the Proposed Development on transportation and access during construction and operation were considered as part of the ES. The baseline environment was assessed through a Site visit and the undertaking of traffic surveys. The traffic surveys have provided information on the existing traffic flows in the vicinity of the Site, which indicated that vehicular activity has been subject to significant reductions in recent years. Construction of the Proposed Development could result in the arrival and departure of approximately 250 vehicles on a typical weekday. However, due to the temporary nature of the effect of the construction traffic on the capacity of the local road network and receiving environment, the residual effect is anticipated to be negligible. Once complete, the assessment identified that there would be an increase in traffic flow as a result of the Proposed Development, however did not identify any effects resulting from the Proposed Development that are considered to have an effect greater than negligible. The assessment of highway capacity around the Site showed that highways would continue to operate within capacity following the completion of the Proposed Development. On this basis, no mitigation measures are required. The assessment also identified that there would be a minor increase in cycling, walking and public transport usage above the existing situation. However, whilst long-term, all of these are found by this assessment to be negligible in their effect. NOISE AND VIBRATION A survey of the current baseline noise conditions along the boundary of the Site with Purfleet Road was carried out. The survey included night-time measurements. The current baseline noise climate is typical of a busy area close to a major transportation route; the A13. The effect of noise from the Proposed Development was assessed for both construction and operation. It was concluded that following mitigation there will be a short-term minor negative effect from noise during the construction stage. The design of the Proposed Development incorporates noise mitigation measures in the form of the landscaping mound and appropriate fencing. During operation, the assessment identified that there would be negligible effect from noise from on-site activities (associated with the logistics area) and from road traffic. However, minor negative to negligible effects may arise from the mechanical services plant that is likely to be required within the Proposed Development (e.g. power generators). Consequently, it is recommended that the careful selection and siting of plant could form a condition at the detailed design state. 7

9 LOCAL AIR QUALITY The Site is located in an area where air quality is mainly influenced by emissions from road transport. A number of heavily trafficked roads such as the A13, London Road and Purfleet Road pass close to the Site and these roads will influence the air quality in the vicinity. An Air Quality Management Area has been designated along London Road, approximately 0.3km to the Site, in order to manage the emissions of nitrogen oxide and particulates associated with the traffic. The ES has considered the effect of the Proposed Development on local air quality during both the construction and operational phases. During construction, the key sources of air pollution will be dust and particulate matter generated from Site clearance, construction and landscaping activities. Implementation of dust prevention and control measures would ensure that dust emissions are controlled to a level where the potential of the surrounding sensitive areas to be affected by dust nuisance would be of minor negative to negligible significance. Additionally, the effect of exhaust emissions from construction traffic is considered to be of minor negative to negligible significance. Once complete, additional road traffic emissions associated with the Proposed Development will cause an increase in concentrations of nitrogen dioxide and particulate matter at the locations considered in the assessment and is considered to have minor negative to negligible effects on local air quality. LANDSCAPE AND VISUAL IMPACT ASSESSMENT The Proposed Development lies at the junction of A13 and London Road. The character of the Site and its immediate surroundings are characterised by flat land; open fields with few hedgerows; mixed residential and industrial development; and an array of electrical pylons, railway lines and main roads. There is currently no active use on the Site which is practically flat with only a small amount of poor quality vegetation and no built structures. A line of residential properties exists along Purfleet Road opposite the Site, some of which have open views towards the Site. During construction, the character and views towards the Site will be altered as the Site is developed and tall machinery, such as cranes, security fencing and lighting columns are brought on-site, resulting in temporary negligible to moderate negative effects. The assessment considered that the primary mitigating factor would be completion of the construction works and implementation of the soft landscape proposals. Once complete, the Proposed Development will include a landscape mound to help screen views towards the Site from Purfleet Road and provide appropriate opportunities for vegetation planting. The assessment proposed that additional mitigation should be provided to reduce the effect on views from Purfleet Road (e.g. the planting of larger trees along Purfleet Road to provide instant screening), and considered that the residual effect on these properties would be of minor negative significance. However, although the Proposed Development would alter the existing open character of the Site, the majority of the residual effects on landscape and views would be of negligible significance. WILDLIFE AND NATURE CONSERVATION The Site was subject to various surveys including a habitat survey, and reptile, badger and Great Crested Newt surveys in May, June and July An update survey was undertaken in March 2012 to ascertain whether there had been any material change within the Site since The Site supports a number of habitats, which are considered to be of limited wildlife value, comprising common species which are widespread in both the local and national context. Protected species surveys have been undertaken across the Site which is likely to support foraging bats and nesting birds. Reptiles were previously present on the Site in 2006, however these have since been moved off-site and the vegetation on-site managed to prevent their re-colonisation. A number of nature conservation sites are also present approximately 350m to the south-west of the Site including the Inner Thames Marshes SSSI. During construction, a number of the existing habitats on-site (which are considered to be of limited wildlife value) will be removed and there is the potential for those habitats that will be retained to be damaged by the movement of construction machinery or the storage of materials. Whilst there are 8

10 currently very few opportunities for wildlife on-site, there is some potential for birds to nest in the trees on- Site, which if present may be disturbed by the construction works. Additionally, there is the potential for the Inner Thames Marshes SSSI to be affected by dust released through construction activities. With appropriate mitigation in place however, including implementation of the CEMP and appropriate timing of the works to avoid disturbance to nesting birds, there will be negligible to minor positive effects (due to the planting of new habitats) on these receptors. Additionally, the assessment identified that there will be no significant effects on reptiles as a result of the Proposed Development, as none remain on-site. Once completed, the Proposed Development will have replaced many of the existing low value habitats on-site with areas of planting of native species of local provenance and leading to negligible to moderate positive effects. Negligible effect is predicted in relation to nesting birds on completion, but there is considered to remain potential for disturbance to bats from artificial lighting. With a sensitive lighting strategy in place and additional foraging opportunities provided in the new landscaped areas, on-balance, it is considered that there would be a moderate positive effect on bats. Additionally, it was considered that there would be negligible effect on the Inner Thames Marshes SSSI, as the Proposed Development would be unlikely to lead to an increase in visitor pressure on the SSSI. GROUND CONDITIONS The ES includes an assessment of the potential for ground contamination and presence of hazardous materials within the Site that may require some treatment prior to the construction works. The northern part of the Site has previously been used for landfill for domestic waste, which no longer operates. The Site location is considered to be of moderate environmental sensitivity due to the underlying ground conditions, drainage ditches, nearby water courses, residential properties on Purfleet Road and the nearby ecological designated areas. During construction, the main effects relating to the potential for soil and groundwater contamination result from the historical landfilling within the northern part of the Site, disruption to existing ground contamination during construction works, exposure of site workers to contaminants, fuel and chemical storage and use of plant, and the potential for fuels and oils to enter drainage systems. Mitigation measures will be implemented to minimise these risks, (e.g. remediation of contaminated areas and the use of personal protective equipment for the construction workers), following which there would likely be a negligible to minor/moderate negative effects. On completion, there will remain a risk of contamination through the water environment through accidental spills, although with appropriate preventative measures in place (such as drainage interceptors) this is considered to represent negligible effect. However, newly established areas of hardstanding and building(s) will create a barrier between any residual contamination on-site and users of the Proposed Development, resulting in some minor/moderate positive effects when compared to the existing scenario. FLOOD RISK, DRAINAGE AND WATER RESOURCES The ES includes an assessment of the likely significant effect of the Proposed Development on water resources, flood risk and foul and surface water drainage. The River Mar Dyke and the River Thames are also situated 0.8km south and 1.3km west of the Site respectively. The nearest watercourse to the Site is located approximately 10m to the south, where it flows within a culvert. The majority of the Site is considered to be at low risk of flooding with a small area within the south of the Site is a higher risk. The Site, however, benefits from flood defences associated with the River Thames. During construction, there is the potential for both direct and indirect pollution of local water resources associated with the use and storage of machinery, equipment and materials on-site. A CEMP will be implemented to manage and control the works, including management of wastewater and the storage of fuel and oils. There will be negligible to minor negative residual effects in terms of flooding, drainage and surface water quality. 9

11 Once the Proposed Development is complete, there remains potential for contamination of water resources associated with activities on-site (e.g. from vehicles and accidental spills/leaks) and increases in water demand. Additionally, the alteration of the Site from undeveloped to developed land has the potential to alter drainage patterns and flood risk. A series of Sustainable Drainage Systems (SUDS) will be incorporated into the design of the Proposed Development to mitigate these effects. The residual effects of the Proposed Development on flooding, drainage and water resources will be of minor negative to minor/moderate positive significance. LIGHTING The ES includes an assessment of the effect of the Proposed Development on existing lighting levels within the area, during the construction works and once the Proposed Development is complete. The lighting survey undertaken at the Site identified that the areas surrounding are well lit, particularly to the north and south due to the presence of the A13 trunk road and Purfleet Industrial Estate. Sensitive receptors identified nearby include residential properties on Purfleet Road, the night time landscape, wildlife receptors and road users within the vicinity. During the construction phase, the principal lighting effects are likely to be associated with the need for temporary lighting associated with the site compound and storage areas on-site, which may affect nearby properties and road users. In order to mitigate temporary effects on surrounding sensitive receptors, a lighting management plan will be implemented during the construction phase. However, negligible to minor negative effects may still remain. Once the Proposed Development is complete, a sensitive lighting strategy that accords with current best practice and guidance will be implemented on the Site. The lighting strategy will ensure that the Proposed Development uses the minimum amount of light necessary to provide a safe and secure environment for users of the Site, without negatively affecting local amenity, the visibility of the night sky and wildlife. It is anticipated that with the adoption of these measures, there will be negligible residual effects. CUMULATIVE EFFECTS The potential for cumulative environmental effects to arise from the Proposed Development has been assessed. Two types of cumulative effects have been considered including effect interactions (i.e. different types of effects to the same sensitive receptor) and the combined effect of the Proposed Development and other forthcoming developments (listed in Table 2 below) on the environment. Table 2: Cumulative Schemes Scheme Ormiston Park Academy, Aveley Bluelands Quarry, Stonehouse Lane, Purfleet, The Purfleet Centre, North and South of London Road, Purfleet Aveley Village Extension, South of Aveley Bypass, Aveley Description Erection of a new academy secondary school and learning centre with associated access, sports facilities, hard and soft landscaping, car and cycle parking and other associated infrastructure. Application for the part filling of Bluelands Quarry with inert material and the development of the reclaimed site for mixed use purposes comprising storage and distribution and a hotel. Demolition of existing buildings and redevelopment of the application site for a mix of uses including up to 3,000 residential units and employment uses. Proposals for the redevelopment of the site for up to 340 residential dwellings. In terms of effect interactions, effects on residential properties on Purfleet Road are predicted to be moderate negative to minor positive, based on the traffic generated and related effects on noise and local air quality and the effects on landscape, drainage and lighting. The overall likely significant environmental effect on businesses located in the Purfleet Industrial Estate will be negligible to minor positive once the Proposed Development is complete, due to the change in surface water regime. The improvement in the drainage 10

12 regime within the Proposed Development results in a negligible to moderate positive effect on the Inner Thames Marshes SSSI. When the Proposed Development is considered in combination with other developments, the main cumulative effects are considered to be a major positive socio economic effect through the increase in employment, and a major negative effect on the local Air Quality Management Area to the south of the Site. The assessment of the effects of the Proposed Development with the cumulative schemes identified mostly negligible effects in relation to transportation and access, noise and vibration, landscape and views, wildlife and nature conservation, ground conditions and contamination, water resources and flooding and artificial lighting. It is assumed that each cumulative scheme will include appropriate mitigation as part of their planning consent. RESIDUAL EFFECTS AND CONCLUSIONS Mitigation measures have been incorporated into the Proposed Development where possible, following careful consideration by the Applicant, and project team. Residual effects are the effects remaining after the implementation of appropriate mitigation measures. The key long-term residual likely significant environmental residual effects of the Proposed Development are considered to be: Socio Economics: the creation of approximately 819 jobs, which will positively affect the local economy which currently has high unemployment levels; Transportation and Access: The assessment of highway link capacity around the Site shows that these links will continue to operate within capacity following the completion of the Proposed Development. The residual effects on the local transport network will be negligible; Noise and Vibration: The noise effects from operations of the Proposed Development will be very low and insignificant but long term; Local Air Quality: The Proposed Development is predicted to give rise to small to imperceptible increases in nitrogen dioxide and fine particulates. On completion the Proposed Development is considered to have minor negative to negligible effects on local air quality; Landscape and Visual Impacts: The majority of the residual effects on the existing landscape resources are minor positive to negligible as well as minor negative, as the overall proposed landscape strategy will result in a net gain of landscape resource. Most of the residual effects on the existing visual amenity of the key visual receptors are also of minor negative to negligible significance; Wildlife and Nature Conservation; The Proposed Development will replace many of the existing low value habitats on-site with areas of planting of native species of local provenance and leading to negligible to moderate positive effects; Ground Conditions and Contamination: Newly established areas of hardstanding and building(s) will create a barrier between any residual contamination on-site and users of the Proposed Development, resulting in some minor/moderate positive effects; Flood Risk, Drainage and Water Resources: A series of Sustainable Drainage Systems will be incorporated into the design of the Proposed Development so that the effect of the Proposed Development on flooding, drainage and water resources will be of minor negative to minor/moderate positive significance; and Artificial Lighting: The lighting strategy will ensure that the Proposed Development uses the minimum amount of light necessary to provide a safe and secure environment for users of the Site. There will be negligible residual effects in terms of artificial lighting. 11

13 FURTHER ENQUIRIES This provides a general description and account of the environmental, social and economic effects of the Proposed Development. The full details of the assessment of likely significant environmental effects are presented in the. Copies of this document and the are available for viewing on Thurrock Council s website and at the council offices. Alternatively, the can be obtained as a hard copy for a cost of 5 (excluding VAT and postage). The complete can be obtained for a cost of 50 and Technical Appendices, 60, or on CD for 5 (all costs exclude VAT and postage). If you wish to order further copies of this document or a copy of the please contact WSP Environmental Ltd on PROJECT TEAM: Team Member Cogent Land LLP Role The Applicant Architects, Landscape and Design Consultant Planning and Socio-Economics Transportation and Access EIA Co-ordination, Flood Risk and Drainage, Landscape Assessment, Air Quality, Contaminated Land and Lighting Ecology and Nature Conservation Noise and Vibration 12