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Roxhill Developments Ltd
Junction 10, A14 Business Park, Kettering
Environmental Impact Scoping Report
Report Author: Spawforths
Report Date: June 2011
Project Number: 3445
Document Reference P0-TP-SPA-RP-P3445-0002-D
Revision Letter: D
Revision Record
Revision Date of Nature of Revisions Author Checked By Reference Revision
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Contents
1. Overview ...... 5 1.1. Summary ...... 5 1.2. Proposals ...... 5 1.3. Background ...... 7
2. Approach to Scoping ...... 13 2.1. Environmental Impact Regulations ...... 13 2.2. Scoping Requirements ...... 13 2.3. Methodology for the Assessment of Significant Effects ...... 15
3. Project Description ...... 19 3.1. Site Description ...... 19 3.2. Development Description...... 19 3.3. Infrastructure Arrangements and Ground Conditions...... 21 3.4. Cumulative Impacts ...... 22
4. Socio-Economic ...... 23 4.1. Introduction ...... 23 4.2. Baseline Information...... 24 4.3. Potential Environmental Impacts ...... 28 4.4. Further Work Required ...... 28 4.5. Methodology for the Environmental Statement ...... 29
5. Geology and Ground Conditions ...... 33 5.1. Introduction ...... 33 5.2. Baseline Information...... 33 5.3. Potential Environmental Impacts ...... 33 5.4. Further Work Required ...... 34 5.5. Methodology for the Environmental Statement ...... 34
6. Water Environment ...... 38 6.1. Introduction ...... 38 6.2. Baseline Information...... 39 6.3. Potential Environmental Impacts ...... 39
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6.4. Further Work Required ...... 40 6.5. Methodology for the Environmental Statement ...... 40
7. Biodiversity and Conservation ...... 43 7.1. Introduction ...... 43 7.2. Baseline Information...... 44 7.3. Potential Environmental Impacts ...... 47 7.4. Further Work Required ...... 47 7.5. Methodology for the Environmental Statement ...... 48
8. Air Quality ...... 50 8.1. Introduction ...... 50 8.2. Baseline Information...... 50 8.3. Potential Environmental Impacts ...... 50 8.4. Further Work Required ...... 51 8.5. Methodology for the Environmental Statement ...... 52
9. Noise ...... 54 9.1. Introduction ...... 54 9.2. Baseline Information...... 54 9.3. Potential Environmental Impacts ...... 55 9.4. Further Work Required ...... 55 9.5. Methodology for the Environmental Statement ...... 55
10. Traffic and Transport ...... 57
11. Cultural Heritage ...... 58 11.1. Introduction ...... 58 11.2. Baseline Information...... 58 11.3. Potential Environmental Impacts ...... 58 11.4. Further Work Required ...... 59 11.5. Methodology for the Environmental Statement ...... 59
12. Landscape and Visual ...... 61 12.1. Introduction ...... 61 12.2. Baseline Information...... 61 12.3. Potential Environmental Impacts ...... 63 12.4. Further Work Required ...... 64 12.5. Methodology for the Environmental Statement ...... 64
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13. Sustainability ...... 66 13.1. Introduction ...... 66 13.2. Baseline Information...... 66 13.3. Potential Environmental Impacts ...... 67 13.4. Further Work Required ...... 67 13.5. Methodology for the Environmental Statement ...... 67
14. Conclusion ...... 70
Appendices ...... 71
Appendix 1 –Site Plan ...... 72
Appendix 2 – Concept Masterplan ...... 73
Appendix 3 – Framework Plan ...... 74
Appendix 4 – Traffic and Transport Scoping Report ...... 75
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1. Overview
1.1. Summary
Spawforths are to submit a planning application for a development on Land off the A6, Burton Latimer, Kettering on behalf of Roxhill Developments Ltd. The outline planning application will be accompanied by an Environmental Statement (ES) and the proposal is for:
Outline planning permission for the erection of buildings for use as storage and distribution (B8), general industry (B2) and business (B1), hotel, public house and construction of access roads, footpaths, heavy goods vehicle and car parking and landscaping, including the realignment of the A6 from Junction 10 of the A14 and the provision of the two new roundabouts.
The outline application will detail the access arrangement and hence reserved matters approval would still be required for layout, scale, appearance and landscaping prior to commencement of development.
The application will be supported by a Masterplan and a Design and Access Statement which will set out the maximum level of employment land and the accesses into the site.
1.2. Proposals
The proposed development is of a 36.4ha (90 acre) greenfield site which is located adjacent to the intersection of the A14 and A6, close to the urban area of Kettering as shown in Appendix 1. To the north the site is bounded by the A14 with Junction 10 adjacent to the site boundary. To the south, the site is bounded by the A6. Immediately to the east of the site is Burton Wold Wind Farm which comprises 10 turbines and for which permission is in place for a further 7 turbines. Beyond this there is a waste site operated by SITA which was granted further time to allow for landfilling and site restoration.
To the north of the A14, the Local Authority have granted planning permission for 5,500 dwellings and related development which includes office provision, hotel space and retail / community facilities alongside changes to the road network which is known as `Kettering East`.
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Immediately to the west of the site lies Latimer Park, a storage and distribution Business Park, which is located on the southern side of junction 10 of the A14, shown on the attached red line plan. This plan shows the extent of existing commercial development to the south west of Kettering which includes the significant Latimer Park complex (Morrison‟s, Alpro Soya, Versalift, Alumasc, Abbeyboard and Weetabix) comprising of over 3 million square feet of employment space. Burton Latimer lies beyond agricultural fields to the south of the site for which further residential development has recently been supported and consented by the Council.
The site is located within the Milton Keynes South Midlands (MKSM) area which is the largest and most successful growth area in the UK (made up of 3 of the UK‟s best performing regions). Kettering is part of the North Northamptonshire sub area which is the biggest single growth area outside London. As a result, the creation of new enterprise, attracting inward investment and enabling existing companies to re invest is fundamental to the delivery of the growth and hence is enshrined in the Core Strategy for the area.
The site comprises a gross area of 36.4 hectares (90 acres) with a net developable area of 31 hectares (76.5 acres), see Appendix 1. The concept masterplan attached as Appendix 2 conveys the site development concept which shows that it has been split into three sub areas by retaining an existing hedgerow and a landscape strip along the route of the existing footpath. The proposed boundary treatment of these plots provides sufficient visual relief to the existing surrounding communities and also to the end users of the buildings. These three sections of the site have then been divided into plots based on appropriate uses and site areas.
The master plan proposal locates uses with a keen regard to the context of the site. Industrial users are positioned along the northern boundary, forming a buffer for offices located to the south. This also results in the larger building footprints becoming concealed within the site and presents buildings of a more appropriate scale to the revised road alignment.
Landmark/feature buildings have been proposed to address a number of significant vistas and also in order to reinforce the gateway entrance experience.
Largely informed by the site context, the master plan has been developed adopting the following principals;
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Connectivity: Pedestrians, Cyclists, and public transport have taken priority in the movement hierarchy. Sensible access and connections are also required for office traffic and larger vehicles associated with the industrial uses. Ecology & Landscape: Existing features should be retained, protected and enhanced wherever possible Views & Vistas: There are number of locations within the plot that address long views from around the site.
Development Type Number of Units Total Area (Approximate) Hotel Within Plot A Total Plot A = 7.6 acres (3.1ha) Public House Within Plot A Total Plot A = 7.6 acres (3.1ha) Total Plot A = 7.6 acres (3.1ha) Total Plot B1= 7 acres (2ha) Offices Within Plot A, B1,C,E Total Plot C= 4.7 acres (1.9ha) Total Plot E= 5 acres (2ha)
Total Plot F = 20.7 acres (8.4ha) Storage and Distribution Plot F, G Total Plot G= 21.9 acres (8.9ha) Total Plot B2= 3.0 acres (1.2ha) General Industrial Plot B2, D Total Plot D= 6.5 acres (2.6ha) 90 acres (36.4 ha) gross Total 76.5 acres (31ha) net
1.3. Background
1.3.1. Planning Policy
Under Section 38 (3), the statutory development plan for this site comprises the Kettering Local Plan which was adopted in 1995 and the East Midlands Regional Plan (also known as the Regional Spatial Strategy or RSS) which was published by the Government in March 2009. The site is unallocated in the Local Plan. The Government Office for the East Midlands (GOEM) directed the Council to save certain policies from the Local Plan. Any Local Plan policy which is not on this list will no longer form part of the statutory development plan for Kettering Borough.
North Northamptonshire Joint Planning Unit (NNJPU) has been tasked to prepare a Local Development Framework for the County Council in addition to the four boroughs of Corby, East Northamptonshire, Kettering and Wellingborough. The first of these documents
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is the North Northamptonshire Core Spatial Strategy, which was adopted on 12 June 2008. However, the Coalition Government revoked the Regional Strategy in July of this year and subsequently following the High Court decision on 10th November, reinstated it. As such, the RSS still forms part of the statutory development plan under the Planning and Compulsory Purchase Act 2004. Notwithstanding the above, it is still the Coalition Government's intention to abolish Regional Strategies, which is set out in the Localism Bill. Consequently, at present, the reinstatement of the RSS re-opens the debate about the level of growth that may be needed or required and gives flexibility to reconsider the level of growth that is appropriate over and above existing commitments. Consequently, a further round of options in terms of the Core Strategy will be consulted upon in September- October 2011with a consultation on the pre-submission Joint Core Strategy taking place in January-February 2012. The replacement Joint Core Strategy will be submitted in April 2012 with the potential adoption to take place in October 2012.
Within this context, Roxhill Developments Ltd have actively promoted the site through the emerging Core Strategy, and have attended several meetings with key Officers from both NNJPU and Kettering Borough Council. In addition, Roxhill Developments Ltd has also engaged with the Economic Development Team at Northamptonshire County Council.
1.3.1.1. Strategic Employment Land Assessment (SELA) 2009 and Employment Land Supply
Northamptonshire Enterprise Ltd (NEL) in conjunction with the Local Planning Authorities in Northamptonshire undertook a Strategic Employment Land Assessment (SELA) study across Northamptonshire. The SELA takes a strategic approach to identifying future needs for employment land and job growth to inform future strategic economic and employment land policies and priorities in the County.
Following an extensive consultation process, the SELA now forms part of the evidence base to support the delivery of Core Strategies and Local Development Frameworks, providing information on a range of policies and projects for the economic and spatial development of the County.
The findings as set out in SELA, indicates that, to date, the County has not met annualised MKSM total employment growth targets. In addition, evidence presented in SELA suggests that the County‟s non B-use sectors (e.g. including but not exclusively retail, hotels, leisure
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and food and drink, social care and health, education and non residential institutions ) are lagging behind regional and national trends. SELA advises that this requires a significant shift in policy initiatives for Northamptonshire given that planning policy clearly states that town centre sites should be the preferred location for employment development, especially office- based development, as town centre sites are usually the most accessible and have the greatest potential to enable commuting trips to be made by non car modes. However, in light of the need to support a range of differing uses, and business sectors, additional locations for growth needs to be identified. SELA advises that:
“These locations must seek to maximise the principles of sustainable development, in terms of minimising environmental impact, maximising accessibility and being attractive to the market”
In relation to Kettering, the SELA recognises that Kettering has the potential to attract significant employment related development across the B-use sector given its location on the A14. It notes that high quality development has been and continues to be delivered at Kettering Venture Park and Kettering Business Park however it notes that:
“as a priority, Kettering requires a high quality employment park to be available to the south of the A14 at Junctions 8, 9 or 10”.
These locations provide key opportunities for distribution and general industrial development. The SELA notes that these locations have the potential to provide an important “gateway site” into Kettering with these locations being considered the most appropriate locations in which to provide the most significant area for employment growth in Kettering. The SELA goes further to state that this could be through:
“the provision of a new high quality business park within the next five years.”
The SELA notes that many sustainable urban extensions (SUEs) are proposed throughout Northamptonshire and confirms that whilst these mixed used schemes incorporate significant levels of residential development alongside economic, social and community facilities however it also points out that these are major schemes which will require significant infrastructure investment to secure their delivery. It notes that whilst it is important that these sites are brought forward to achieve a reasonable balance between jobs and housing growth, employment development at other locations should also be considered due to a lack of commercial attractiveness of such SUE`s.
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The SELA considered the proposed application site and defined it as being outside the “Urban Area” as it was defined as being in Burton Latimer. Sequentially this places it behind sites in Northampton, Kettering/Corby/Wellingborough and Daventry and behind those in Kettering urban area. However, given the recent approval of the planning application at Kettering East, we consider that the site is part of the expanded Kettering urban area and should be classed as such, thus placing it into the higher order settlement location. We will expand upon this in further detail in the planning application submission.
The SELA also indicates that the proposed application site is free from major constraint, has no ownership or land assembly issues, has no possible land contamination, is not awaiting the delivery of other sites or has wider infrastructure issues and has strong market interest.
1.3.2. Development – the employment need
It is clear from market evidence that there is a need for a high quality Business Park adjacent to the A14 to form a gateway to Kettering. This Business Park is required to widen and enhance the employment offer of the town over the next fifteen years. Many allocated and consented development sites across Northamptonshire have viability / deliverability constraints linked to significant infrastructure costs. Consequently, there are immediate supply shortages and supply concerns. Advice from local agents has identified that there will also be continuing pressure for large scale national „B8‟ users across Northamptonshire which can be inappropriate for many sites, some of which have an opportunity to deliver a wider employment offer. In addition, local agents consider that there is a need to provide an opportunity for local companies to expand and grow in addition to the regional level where there is the potential to widen the employment base for research and development and technology based development within the industrial sector.
In addition, the provision of a high quality mixed use employment site adjacent to the A14 would provide an opportunity to upgrade and reposition Kettering`s office offer to complement an improved office provision in the town centre. Much of the industrial stock within North Northants is over 30 years old and is not fit for purpose. It is inevitable that there will continue to be obsolescence over the coming years. Existing companies within North Northants have experienced and will continue to have difficulty relocating to suitable property to meet their changing property requirements.
There is an identified need for there to be sufficient capacity to make allowance for the choice and flexibility to meet changing employment needs. To date, North Northants has
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been unable to meet MKSM annualised growth targets. On average 1,101 additional jobs per annum has been created compared to the MKSM annual target of 2,370. This has been in one of the strongest markets the region has witnessed for a number of years. Kettering has achieved around 20% of the growth target. A breakdown of the jobs created indicates a decline in industrial floorspace and minimal office growth in North Northants at 3.1% between 2001 and 2008. This almost exclusively relates to small scale local companies taking up space. The majority of growth recorded was in warehousing floor space.
The strength of the location for warehouse development is reflected by take-up between 2001 and 2008 of 254,000 m². With delivery concerns about the main B8 site in North Northants at Stanion Plantation there is likely to be continued pressure on sites for B8 development. The above figures for office and industrial development highlight the “step change” needed to deliver the future employment need within these market sectors.
Consequently, it can be concluded that in order to succeed a site needs to be of sufficient quality to attract regional and national demand. Kettering has the potential in view of its general location to secure such demand. This was recently demonstrated by high profile enquiries for sites within the town such as The Lloyds Banking Group looking for a new headquarters facility upon which they could construct in excess of 23,225 m² as a Data Centre which would have provided over 1,500 jobs. Having a development site well located with all infrastructure installed being available on competitive terms would provide the maximum opportunity for Kettering to secure such potential inward investment. Furthermore, sites adjacent to the A14 provide an opportunity for the industrial market sector to be specifically targeted.
Significantly, over the last ten years there has been a substantial increase in the stock of the warehouse and distribution sector. It is considered that such is the strength of the Kettering location site for logistics that if there hadn‟t been limitations in supply, that the amount of new stock would have been even higher. With a slowdown in market conditions in 2008 there was a large number of existing warehouse buildings available on the market place in Kettering and North Northants in 2009. However, there has been considerable take-up in 2009 and the first quarter of 2010 and there are now again very low levels of quality availability adding to a need for further employment land to be developed.
In relation to the hotel and public house element of the proposal, there is market evidence that demand continues to be received in Kettering and across the region from specific road
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side hotel and public house operators. This would be considered to be an ancillary function of the Business Park and to assist in its success.
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2. Approach to Scoping
2.1. Environmental Impact Regulations
The proposals do not fall under Schedule 1 of The Town and Country Planning (Environmental Impact Assessment) (EIA) (England and Wales) Regulations 1999 (“the Regulations”) where an Environmental Statement (ES) is mandatory. However, the proposals fall within Schedule 2 (10a) of the Regulations as an Industrial Estate Development Project in excess of 0.5 hectares.
Nevertheless, an Environmental Impact Assessment is not needed for every Schedule 2 project. The Regulations and DETR Circular 2/99 are clear that an Environmental Impact Assessment (EIA) is required for Schedule 2 projects only if they are likely to give rise to “significant effects on the environment”.
A request for a Screening Opinion for an Environmental Impact Assessment has not been submitted to Kettering Borough Council as we consider that as the site falls within Schedule 2 of the Regulations and that the proposal is likely to give rise to some significant environmental impacts and therefore have concluded that an Environmental Impact Assessment is required. An ES will therefore following this scoping report.
2.2. Scoping Requirements
As the development is considered to require EIA, a scoping report is required under the regulations. In line with best practice, this report seeks to set out the relevant environmental issues which should be assessed as part of the ES. This will be done through consultation with Kettering Borough Council, statutory consultees and other interested groups. In accordance with Regulations 10, the report sets out a description of the project and includes a Site Plan (Appendix 1). Also provided are a series of plans, including a concept masterplan (Appendix 2) Framework Plan (Appendix 3), which show the proposals in line with the project description.
The project description is included within Section 3 and is accompanied by a series of photos, plans and drawings outlining the proposed development and the site itself.
Sections 4 through to 13 include a series of topic scoping reports on the issues to be assessed as part of the ES which include:
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Geology and Ground Conditions Water Environment Biodiversity and Conservation Air Noise Traffic and Transportation Cultural Heritage (Archaeology) Landscape and Visual Socio Economic
Each of these topic chapters will be laid out as follows:
Introduction Baseline Information Potential Environmental Impacts Further Work Required Methodology for the Environmental Statement
2.2.1. Aims and Process
Scoping is the process of determining the content and extent of matters to be covered by the Environmental Impact Assessment and in the resulting ES. Scoping is not mandatory for every application, but the Regulations provide a mechanism for developers to agree the scope of the EIA formally through the request for a „scoping opinion‟. Scoping helps to focus minds on the submission and the feedback received from ES consultees may also provide developers and their project teams with a different perspective on likely environmental effects. The benefits of scoping can be summarised as:
Local Planning Authorities (LPA): an opportunity to influence the ES in the early stages of preparation to ensure that specific concerns, based on local understanding are properly addressed. Developers: to identify primary concerns at an early stage in the process that appropriate surveys can be conducted, stakeholders consulted and methods agreed prior to submission of the application. Consultees: to ensure that principal concerns appropriate to the local area are addressed comprehensively.
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Overall: a more concise ES focusing on the key issues of concern and one that should minimise the need to request further information thereby accelerating the decision-making process.
Importantly, the scoping process should seek to discount, or „scope out‟, those issues where significant effects are unlikely.
2.3. Methodology for the Assessment of Significant Effects
The EIA Regulations stipulate that an ES should, where possible, identify, describe and assess the likely effects of the development on the environment. The methodology has three stages to identify the effects:
i. Receptors ii. Environmental Impacts iii. Significant Effects
2.3.1. Receptors
The significance of an effect is relative to the sensitivity or quantity of a receptor. Receptors are set out in accordance with the magnitude of their importance. Some receptors are given relatively high levels of importance through legislation, such as designated conservation sites or world heritage sites. Determining the importance of other receptors can be more subjective. To maintain consistency in how receptors are considered, this scoping report assesses each one in relation to the following hierarchy:
International National Regional County Borough Local/Neighbourhood
Each environmental topic area within this report has outlined the relevant receptors and how they fit within the above hierarchy. The scoping report provides an opportunity for consultees to have an input into the designation of each receptor.
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2.3.2. Environmental Impacts
This scoping report will adopt the standard approach of assessing the impacts of the relevant area of the proposals. These impacts have been developed giving due regard to the following:
Beneficial and adverse impacts Short, medium and long term impacts Direct and indirect impacts Permanent and temporary impacts Cumulative impacts
Each of the impacts assessed will be categorised as being
Negligible Minor Moderate High Substantial
These impacts can be classified as being either positive or negative
2.3.3. Significant Effects
Once the receptors and impacts have been established they need to be assessed against each other to provide the likely significant effects. Each of these will be considered in relation to the following:
Extent and magnitude of the effect Effect duration (whether short, medium or long term) Effect nature (whether direct or indirect, reversible or irreversible) Whether the effect occurs in isolation, is cumulative or interactive Performance against environmental quality standards or other relevant pollution control thresholds Sensitivity of the receptor Compatibility with environmental policies
In order to define the magnitude of the effect the matrix in Table 2.1 has been developed. An effect will be categorised as being either:
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Substantial This will have a significant influence on decision making High This may have a significant influence on decision making Moderate This will have a slight influence on decision making Minor This may have a slight influence on decision making Negligible This will not have an influence on decision making
The interaction or cumulative impact or nature of these effects is also important. In isolation the lower categories may not have a significant influence on decision making however in combination with a number of other effects, the significance may be increased.
Table 2.1: Significance Matrix
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2.3.4. Impact Prediction Confidence
It is also of value to attribute a level of confidence by which the predicted impact has been assessed. The criteria for these definitions are set out below:
Confidence Level Description The predicted impact is either certain i.e. a direct impact, or believed to be very High likely to occur, based on reliable information or previous experience. The predicted impact and its levels are best estimates, generally derived from Low first principles of relevant theory and experience of the assessor. More information may be needed to improve confidence levels.
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3. Project Description
3.1. Site Description
The proposed development is located adjacent to the intersection of the A14 and A6, close to the urban area of Kettering. To the north the site is bounded by the A14 with Junction 10 adjacent to the site boundary. To the south, the site is bounded by the A6. Immediately to the east of the site is Burton Wold Wind Farm which comprises 10 turbines and for which permission is in place for a further 7 turbines. Beyond this there is a waste site operated by SITA which was granted further time to allow for landfilling and site restoration.
To the north of the site, the Local Authority have granted planning permission for 5,500 dwellings and related development which includes office provision, hotel space and retail / community facilities alongside changes to the road network which is known as `Kettering East`.
Immediately to the west of the site lies Latimer Park, a storage and distribution Business Park, this is located on the southern side of junction 10 of the A14. The site location plan shows the extent of existing commercial development to the south west of Kettering which includes the significant Latimer Park complex (Morrison‟s, Alpro Soya, Versalift, Alumasc, Abbeyboard and Weetabix) comprising of over 3 million square feet of employment space. Burton Latimer lies beyond agricultural fields to the south of the site for which further residential development has recently been supported by the Council.
3.2. Development Description
The following descriptions are based on a Framework Plan, which is attached at Appendix 3. The framework plan shows the approach taken to deliver the development.
The framework plan illustrates the following: A layout which is flexible enough to accommodate the proposed range of uses, integrated into an extensively landscaped setting, and incorporating an entrance boulevard. The Park is split into user zones with the boulevard offices clustered around the boulevard entrance and on the western, more exposed, end of the boulevard and the bespoke B2/B8 on the eastern end. Land mark or high value users are
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positioned at the south west tip of the park to take advantage of and address the long views of the approach to the park. A primary road system that is sympathetic to the land form and an integral part of the landscape concept. A defined „urban core‟ giving a strong sense of identity.
The outline planning application details the nature of the access arrangements with all other matters reserved for subsequent determination. In order to establish the form and nature of the development, the following descriptions are based on the maximum developable area. There is the potential that the following quantum of development may reduce, however it will not increase.
Development Area Plot A:
Description Size of Area High Value C1 (Hotel), A3 (Pub) & B1a (Offices) 3.08 hectares (approx) (7.6 acres)
Development Area Plot B1:
Description Size of Area Business Area B1a (Offices) and B1c 2.83 hectares (approx) (7.0 acres)
Development Area Plot B2:
Description Size of Area Business Area B1c (Light Industrial) & B2 (General 1.21 hectares (approx) (3.0 acres) Industrial) & B8 (Storage or distribution)
Development Area Plot C:
Description Size of Area Business Area B1a (Offices) 1.90 hectares (approx) (4.7 acres)
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Development Area Plot D:
Description Size of Area Industrial Area B1c (Light Industrial) & B2 (General 2.63 hectares (approx) (6.5 acres) Industrial) & B8 (Storage or distribution)
Development Area E:
Description Size of Area Business Area B1a (Offices) 2.02 hectares (approx) (5.0 acres)
Development Area F:
Description Size of Area Industrial Area B2 (General Industrial) & B8 8.38 hectares (approx) (20.7 acres) (Distribution)
Development Area G:
Description Size of Area Industrial Area B2 (General Industrial) & B8 8.86 hectares (approx) (21.9 acres) (Distribution)
3.3. Infrastructure Arrangements and Ground Conditions
The infrastructure comprises the connection to the highway network, proposed service roads and service connections (gas, water, electricity and drainage) and landscape infrastructure. Drainage issues will be addressed in the Water Quality and Drainage Technical Paper to support the ES.
3.3.1. Access Arrangement
The development‟s accessibility to public transport facilities will be assessed as part of the Transport Assessment and ES. A Travel Plan will also be prepared for the development to encourage the use of alternative modes of travel. The Transport Assessment scoping report which is appended as part of this scoping Report will address this issue.
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3.3.1.1. Off-Site Highways
The Transport Assessment Scoping Report, prepared by Walker Engineering, is appended as part of this Scoping Report and addresses this issue.
3.3.2. Ground Conditions
The site is largely Greenfield with some limited historic surface quarrying.
Waterman will consider the potential impact of the proposed development on the geology and soils in the area. In particular it will address the risks associated with developing the site based upon its history and geology in terms of contamination and geotechnical hazards that might warrant mitigation to allow the proposed development to proceed.
Waterman will establish the baseline conditions at the site by firstly undertaking a detailed Geo-environmental Desk Study and site walkover.
3.4. Cumulative Impacts
The site is adjacent to Kettering East which is located to the north of the site on which the Local Authority have granted planning permission for 5,500 dwellings and related development which includes office provision, hotel space and retail / community facilities alongside changes to the road network. As such, the development proposals and the approved development at Kettering East will be considered throughout this Environmental Statement process.
The predicted cumulative impacts that will be assessed through the Environmental Statement are likely to be:-
traffic and transportation (including pedestrian and cycle links) and consequential noise and air quality implications; socio-economic impacts of the delivery of jobs drainage and energy infrastructure impacts especially surface water arrangements.
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4. Socio-Economic
4.1. Introduction
This section prepared by Spawforths provides preliminary details of the socio-economic impacts from the proposed development. The main aim is to gather information from the statutory consultees and other interested parties to enable identification of the significant impacts that need to be investigated in more detail and to identify any necessary mitigation measures within the subsequent ES. The socio-economic impacts of the development can be broadly defined as:
Significant job creation and opportunities for the local community Increased expenditure within the local area Regeneration within the area in line with government aspirations Potential impact on skills development and training provision within the area Potential impact on the local economy (including any areas of deprivation) Potential demographic changes Effects on the wider community including community facilities and support services.
In order to assess the impacts the development will be assessed against the following policies:
National Policy, Guidance and Statements Planning Policy Statement 1 (PPS1) - -Delivering Sustainable Communities (2005) Planning Policy Statement 4: (PPS4) – Planning for Sustainable Economic Growth (2009) Planning Policy Guidance 13 (PPG13) – Transport (2011) PPG 24 - Planning and Noise (1994) Local Growth: Realising Every Place's Potential (White Paper) Ministerial Statement - Planning for Growth (23 March 2011) Emerging National Planning Policy Framework
Regional Policy Regional Spatial Strategy for the East Midlands (RSS8) (March 2005)
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Policy 1 Regional Core Objectives Policy 2 Locational Priorities for Development Policy 3 Sustainability Criteria Policy 4 Promoting Better Design Policy 5 Concentrating Development in Urban Areas Policy 13 Spatial Priorities for Development in the Southern Sub-Area Policy 22 Regional Priorities for Employment Land MKSM Northamptonshire Policy 4: Corby, Kettering and Wellingborough Regional Economic Strategy for the East Midlands 2006 – 2020 „A Flourishing Region‟ (RES)
Local Policy Kettering Local Plan 1995 North Northamptonshire Local Development Framework o North Northampton Core Spatial Strategy (CSS) – Adopted June 2008 o Sustainable Design SPD (Adopted Feb 09) o Statement of Community Involvement (Adopted October 2006) Kettering Strategic Employment Land Availability Annual Monitoring Report Burton Latimer Conservation Area Appraisal, 24 November 2009 Supplementary Planning Guidance - Employment Site Development Principles Supplementary Planning Guidance - Industrial and Commercial Layout and Design Supplementary Planning Guidance - Parking Supplementary Planning Guidance - Planning Out Crime Supplementary Planning Guidance - How to Contribute to Sustainable Development
4.2. Baseline Information
This section examines the baseline position of the study area and provides a platform in which to assess the socio-economic implications of the proposed development. Socio- economic issues comprise the social, economic and demographic characteristics of an area. The socio-economic assessment will consider population and demographic trends, transport trends, economic growth, employment figures and trends, housing and quality of life indicators including health, education and deprivation. The baseline information available to
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date is identified below however this will be analysed in much greater detail as part of the Socio-Economic Technical Paper.
The Junction 10, A14 Business Park site is situated wholly within the Burton Latimer Ward however given the scale and nature of the site the proposals are likely to have an impact on the surrounding ward of Barton which adjoins the site to the north. The relationship of the site within the Burton Latimer and Barton Ward should therefore be considered in terms of the socio-economic context.
Population and Demographic Trends
The 2001 National Statistics show that the Burton Latimer Ward which has a resident population of 6740 holds about 12% of the districts population.
When assessing the Regional trends, the ONS sub national population projections and the 2008 Sub national population projections (27 May 2010) indicates an 8.3% increase in population within the East Midlands from mid 2008 – mid 2018.
The population trends for Kettering indicate a population of 89,300 in 2008 rising to 114,000 in 2033.
Transport Trends
Analysis of ONS Census Data reveals that in 2001 25% of Barton Latimer‟s working population travelled between 5km to less than 10km. In addition 67% of the working population within Barton Latimer travelled less than 10km to work, compared to 67% of Kettering, 68% of East Midlands and 67% nationally.
Economic Growth
Gross Value Added (GVA) provides a good measure of the economic output of a region. According to figures released on 8 December 2010 by ONS the recession impacted on the regions of the UK to different degrees. Regional GVA measures the contribution of each region to the UK economy. The estimates show that both total GVA and GVA per head at current prices have fallen in all UK Regions.
The table below identifies the headline GVA by area at current basic prices:
Headline Gross Value Added / £million
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1999 2000 2001 2002 2003 2004 2005 2006 2007 £million
10 11 12 Northamptonshire 8 962 9 322 9 753 10 938 12 756 13 499 250 604 085
Leicestershire, 21 21 22 24 27 28 30 Rutland and 26 010 32 018 171 879 963 301 585 718 311 Northamptonshire
51 53 56 59 67 69 73 East Midlands 63 884 77 497 597 467 522 844 524 926 614
693 723 762 805 855 903 938 989 1 045 England 310 051 055 501 679 031 123 674 257
Employment Figures and Trends
The percentage of people aged 16 – 74 (3,497 people in total) that are economically active within the Burton Latimer Ward is 74.06 percent which is slightly higher that the Kettering district (73.09 percent) and higher than the East Midlands (67.08 percent) and England (66.87 percent).
In contrast, the percentage of economic activity in Barton (which has a total of 3073 people between the age of 16 – 74) is 69.67 percent which is below that within the Burton Latimer Ward and Kettering District as a whole. This is however slightly higher than figures for the East Midlands and England.
Burton Latimer has a high percentage of people working in manufacturing (866) followed by Wholesale and retail trade: repair of motor vehicles (643) and Real Estate, Renting and Business Activities (353). A similar pattern can be seen in Barton with 432 working in manufacturing, 382 in Wholesale and Retail Trade and 235 in Real Estate.
Housing
The tenure profile of an area provides an important insight into the dynamics of an area. At the ward level 79.69 percent of all households are owned whilst 0.4 percent is in shared ownership, 13.35 percent are socially rented, 4.33 percent are private rented and 2.63 percent are living rent free. The level of properties owned outright is at a similar level to the Kettering District as a whole with 76.87 percent however compared with the East Midlands (72.18 percent) and England (68.72 percent) rates are higher.
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The high percentage of owner occupied properties suggests there is generally a good standard of living within the district which is ultimately linked to income.
The 2001 census statistics shows there is a high percentage of housing in Burton Latimer in council tax bracket B which suggests a slight weakness in the local housing market whilst the highest percentage of properties within Barton sit within council tax bracket C. Within Burton Latimer there are also a large number of properties within Council Tax bracket A (26 percent) which is a higher proportion to those in Bracket A in Barton (6.9 percent).
These figures suggest there is not a wide range of choice available in the local housing market and as such there is a need and demand to broaden the housing availability within the area. With only lower bracket houses, there is not a sufficiently diverse range of houses to sustain a growing economy. The employment activity in Burton Latimer is focused around skilled jobs and not the higher end professional jobs. The need is therefore to establish a more diverse opportunity that can attract more professionals and higher end properties whilst also providing employment opportunities for those people who currently reside within the ward.
Quality of Life Indicators
Education
The levels of education attainment within the ward and district are contained within the 2001 national statistics which show 71 percent of people aged 16 – 74 have some form of qualification which is at the same as the district level (71 percent) and England (71 percent) however is slightly higher than the East Midlands (69 percent). 22 percent of people aged 16 – 74 within the ward have level 1 qualifications whilst 19.8 percent have a Level 2 Qualification. Only 12.4 percent of people aged 16 – 74 have Level 4 / 5 qualifications compared with 15.9 percent within the Kettering District and 16.6 percent in the East Midlands and 19.9 percent in England.
Deprivation Kettering is ranked 214 (rank of average score) out of 345 Local Authorities within the English Indices of Deprivation, 2007.
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4.3. Potential Environmental Impacts
The potential environmental impacts will be assed for both the construction and operational phases of development. At this stage it is identified that the scheme is likely to incur the following socio-economic environmental impacts:
Construction Disruption to local community in relation to construction traffic on local highways network Creation of net additional GVA within Kettering during Construction Phase Creation of direct jobs – temporary construction Increased expenditure on local services and facilities within Kettering (impact on existing facilities) Creation of net additional jobs Increased expenditure within local services and facilities within Kettering
Operational Creation of net additional GVA within Kettering per Annum Creation of job opportunities for the local population Increased expenditure on existing local services and facilities within Kettering Increased expenditure within local economy as a result of Hotel and Public House Creation of net additional jobs Increased expenditure within local services and facilities within Kettering Increase opportunities for tourism economy
4.4. Further Work Required
Once the final scheme proposals are completed, the final ES will include a full assessment of the socio-economic impacts from the development. This will include a review of the following:
Baseline socio economic conditions at the application site and for Northampton as a whole through liaison with the following sources: o Department for Communities and Local Government (DCLG)
o HCA Employment Densities Guide, 2nd Edition, 2010 o Job Seekers Allowance Website o Kettering Council o NHS Website o Police.co.uk Website o The Office for National Statistics
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o UK National Statistics o East Midlands Regional Government o Index of Multiple Deprivation Analysis of the implications of the proposed development upon adopted and emerging economic development and social / community policies and strategies at the local, regional and national level. An assessment of the social and economic impacts associated within the development Identification of the measures which will be put in place as part of the scheme to mitigate against negative impacts Identification of the overall impact of the proposed development in terms of socio economic impacts Consideration the impacts of other developments and the additional impact they might have upon receptors
4.5. Methodology for the Environmental Statement
Assessing the socio-economic impacts of the development is a subjective exercise. Unlike other topics, the criteria for defining impacts and receptors are less certain. In broad terms, employment projects can have a positive impact on the socio-economic economy of a community. Provision of employment can have benefits though an increase in long term job opportunities for the local community, construction jobs, increased expenditure to sustain local services and direct financial contribution to infrastructure improvements.
These will be assessed and quantified against the baseline situation. The following methodology will be employed to assess the socio economic impacts:
4.5.1. Impacts
The magnitude (scale) of an impact is often difficult to define. Generally terms substantial, moderate, slight and negligible are adopted to describe magnitude. The table below provides clarity as to the scale of impact utilised within this technical report.
Table 1: Scale of Impact
Scale of Impact Junction 10, A14 Business Park Development Receptors
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Substantial Provision of employment site of regional importance
Increased expenditure of regional importance
Provision of temporary employment opportunities of a regional significance
High Provision of employment site of Countywide importance
Increased expenditure of county wide importance
Provision of temporary employment opportunities of a county wide significance
Moderate Provision of employment site of local importance
Increased expenditure of local importance
Provision of temporary employment opportunities of a local significance
Minor Provision of employment site of limited importance
Increased expenditure of measureable change but limited importance
Provision of temporary employment opportunities of a limited significance
Negligible No noticeable impacts or variations of existing baseline
4.5.2. Receptors
The table below highlights the importance of the receptor and the area to which they relate.
Table 2: Receptors
Designation Junction 10, Development Receptors International European Community
National UK
Regional East Midlands
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County Northamptonshire Borough Kettering Local/Neighbourhood Burton Latimer
4.5.3. Significance of Effects
Significance is calculated by combining the scale of impact and importance or sensitivity
through a matrix as set out in chapter 2.
4.5.4. Impact Prediction Confidence
It is also of value to attribute a level of confidence by which the predicted impact has been assessed. The criteria for these definitions are set out in chapter 2.
This data is then used to produce a Significance of Effects Table with a level of confidence being assigned to each impact.
4.5.5. Significance of Effects
Given the scale of development it is anticipated that there will be a series of significant beneficial socio-economic effects which will require analysis through the EIA.
Environmental Significance of Confidence Nature of Impact Receptor Impact Effect Level
Construction Disruption to local community in relation to Local / Minor Minor Adverse High construction traffic Neighbourhood on local highways network Creation of net additional GVA within Kettering Borough Moderate Minor Beneficial High during Construction Phase Creation of direct jobs – temporary Borough Moderate Minor Beneficial High construction Increased expenditure on local services and Local / facilities within Minor Minor Beneficial High Neighbourhood Kettering (impact on existing facilities)
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Increased expenditure within Local / local services and Minor Minor Beneficial High Neighbourhood facilities within Kettering
Operational Creation of net additional GVA within Kettering Borough High Moderate Beneficial High per Annum Long Term Creation of job opportunities for Borough High Moderate Beneficial High the local population – long term Increased expenditure on existing local Local / Moderate Minor Beneficial High services and Neighbourhood facilities within Kettering Increased expenditure within Local / local economy as a Minor Minor Beneficial High Neighbourhood result of Hotel and Public House Creation of net Regional Substantial Substantial Beneficial High additional jobs Increased expenditure within Local / local services and Moderate Minor Beneficial High Neighbourhood facilities within Kettering Increase Local / opportunities for Minor Minor Beneficial High Neighbourhood tourism economy
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5. Geology and Ground Conditions
5.1. Introduction
This chapter will consider the potential impact of the proposed development on the geology and soils in the area. In particular it will address the risks associated with bringing the development to the site based upon its history and geology in terms of contamination and geotechnical hazards that might warrant mitigation to allow the proposed development to proceed.
5.2. Baseline Information
Waterman will establish the baseline conditions at the site by undertaking a detailed Geo- environmental Desk Study and site walkover. The study will be undertaken and reported in general accordance with BS5930 „Code of Practice for Ground Investigation‟ (Desk Study) and will also be in line with the Environment Agency CLR 11 „Model Procedures for the Management of Land Contamination‟ (Conceptual Site Model and Preliminary Risk Assessment). It will include obtaining publically available data upon the history of the site (including sequential historical plans), geology and available environmental information and records. This will be obtained through correspondence with the Local Authority Contaminated Land Officer, DEFRA, Envirocheck data base, BGS, EA, and other available sources identified and appropriate to the site in question.
5.3. Potential Environmental Impacts
Impacts on ground conditions as a result of the proposed development will be assessed in terms of changes to the baseline conditions during the site preparation and construction phases, and post development during the operational phases. Impacts of the site preparation and construction phase on baseline ground conditions will be reflected as changes to any potentially complete pollutant linkages. Potential mitigation will be identified and the residual impacts of the Development will be identified by reviewing the baseline data in the light of the post-development context including all mitigation and identifying net changes.
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5.4. Further Work Required
The information obtained during the desk based research combined with the walkover observations will be used to develop a coherent ground model which takes account of past and current land uses, geology, hydrogeology, topography, geomorphology and will aim to confirm the sensitivity of the site and surrounding area and confirm hazards risks and constraints that are present and might affect or be affected by the proposed development of the site.
Following planning approvals a Ground Investigation will be designed and undertaken to confirm the findings of the Desk Based research, the results of which will be presented in a factual report. Waterman will use the data from the Ground Investigation to prepare a Geo- Environmental Interpretative Report which will be undertaken and reported in general accordance with BS5930 „Code of Practice for Ground Investigation‟, BS 10175 Code of Practice for Investigation of Potentially Contaminated Sites, Environment Agency CLR 11 „Model Procedures for the Management of Land Contamination‟ (Risk Assessment), Association of Geo-environmental Specialists „Guidelines for the Preparation of the Ground Report‟ 2003 (Interpretative Report). This will be used to validate the preliminary desk study ground model which takes account of past and current land uses, geology, hydrogeology, topography, geomorphology and will aim to support the final design of the project such that potential impacts are minimised and mitigated.
5.5. Methodology for the Environmental Statement
The methodology for assessing impacts will follow standard procedures and will involve the following:
• The Desk Study will involve obtaining information from all relevant statutory bodies including the Local Authority, Environment Agency, Defra, BGS along with any other bodies identified to be necessary (Coal Authority etc).
• Review of baseline conditions at the site, the surrounding locality and the wider area and how the site is currently used.
• Review of published documents, standards, best practice guidance and Local Authority and Environment Agency strategies and plans.
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• It is proposed that the assessment of impacts will be undertaken using Qualitative Risk Assessment Matrices developed from the baseline condition ground model and updated to reflect the impact during both construction and operational phases.
• Where necessary suitable mitigation options will be detailed and their residual impact measured in the same manner using updated qualitative risk assessment.
• Cumulative impacts will also be considered where other schemes are planned that might affect the site.
5.5.1. Significance of Effects
The significance of impacts on ground conditions/human health will be assessed by comparing the baseline ground conditions to the likely condition of these media during and post-development. A qualitative assessment of potential impacts will be carried out.
The following criteria are proposed to assess the magnitude of potential impacts on soils, geology, and human health from the Development:
• Negligible: No impact on the quality of ground conditions.
• Beneficial: A beneficial impact on the quality of ground conditions.
• Adverse: A detrimental impact on the quality of ground conditions.
Where adverse or beneficial impacts have been identified, these have been assessed against the following scale:
Major: In the case of ground conditions, a major impact would be defined as an identified significant impact at the point of exposure for a specific receptor or a permanent or long term adverse impact on the integrity and value of an environmental attribute or receptor;
Moderate: In the case of ground conditions, a moderate impact would be defined as one that results in the condition of the land being changed under the definition of significance from Part IIA of the EPA. Namely, an adverse impact on the integrity and/or value of an environmental attribute or receptor, but recovery is possible in the medium term and no permanent impacts are predicted; and
Minor: In the case of ground conditions, a minor impact would be defined as resulting in a degree of change to the condition of the land, which does not change the Part IIA of the
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EPA classification at the site including an assessment of risk to human health. Also defined as an impact on the environmental attribute or receptor, but recovery is expected in the short term and there would be no impact on the integrity of the receptor.
The Environmental Impacts suggested will be reviewed once desk based research works have been carried out and ground conditions are confirmed by Ground Investigations. Therefore at this scoping stage confidence levels are set to Low to represent the fact that work is still to be carried out to confirm these estimates of potential impacts and effects. It is anticipated that standard mitigation will be possible that should minimise impacts and effects.
In summary it is anticipated that the development of the site will not result in any significant short or long term adverse impacts and indeed is more likely to result in beneficial impacts with respect to geological and ground condition related issues.
Environmental Significance of Confidence Nature of Impact Receptor Impact Effect Level Negligible Contamination within near surface Local (suitable working Soils - Neighbourhood and Negligible Low methods would during construction environment minimise risks to (IF PRESENT) personnel and public) Contamination Minor Benefit Low within near surface Local Soils - Minor (remedial works Site End User During operation would result in (IF PRESENT) improvement) Minor Benefit Low Local Neighbourhood and Minor (remedial works environment would result in Remediation Of Soil improvement) Contamination (IF REQUIRED) Major Benefit Low
Local Major (remedial works Site End User would result in improvement) Low Contamination Negligible within Borough Groundwater - (suitable working Controlled waters Negligible during construction methods would (Groundwater) minimise risks to (IF PRESENT) personnel and public)
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Low Contamination Minor Benefit within Borough Groundwater - Controlled waters Minor (remedial works during operation (Groundwater) would result in
improvement) (IF PRESENT)
Moderate Benefit Low Groundwater Borough Remediation Controlled waters Moderate (remedial works (IF REQUIRED) (Groundwater) would result in improvement) Soil Gas & Local Low Naturally Occurring Neighbourhood and Negligible Negligible Radon Gas -during environment construction and Local Low operation Negligible Negligible (IF PRESENT) Site End User Minor adverse Low Earthworks Reprofiling – Local (suitable working Construction Neighbourhood and Minor methods and plant (noise, dust and environment would minimise risks disruption) to personnel and public) Negligible Low Sterilisation of aggregate or Regional Negligible (site historically mineral source by quarried no development remaining resource)
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6. Water Environment
6.1. Introduction
This chapter of the Environmental Statement will be prepared by BWB Consulting Limited.
The detailed assessment within the Environmental Statement will enable the potential flood risk, drainage and hydrology impacts to be clearly determined and comprehensive mitigation measures to be put forward as part of the planning application. The chapter will be supported by a Level 2 Flood Risk Assessment (FRA) which will be appended as a technical appendix.
This chapter will assess the effects of the proposed development on the surface water resources at the site. It will focus in particular on:
The significant environmental impacts and potential mitigation required;
The potential for flood risk at the site and the impact on the wider catchment;
The effects of the proposed surface water management on the site drainage in terms of surface water runoff, volumes and flows;
Water quality impacts for both surface and ground water;
Drainage characteristics;
Impacts providing foul sewerage to the development;
The capacity, connections and consents required to use the local drainage and sewerage works;
An assessment of flow rates and water attenuation, including consideration of methods of sustainable drainage; and
Groundwater vulnerability as applicable to legislation and standards.
A review of the existing surface water drainage conditions on the site will be undertaken and presented in the form of an Environmental Statement.
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6.2. Baseline Information
The ES will consider the effects of the proposed development in comparison to the existing site conditions.
The proposed development is currently greenfield in nature.
The site is identified as falling within Flood Zone 1 (Low Probability). However, the River Ise, Slade Brook and an unnamed watercourse are all within close proximity to the site and will need to be considered as possible receptors when assessing the environmental impact of the proposed development.
Due to the nature of the site any development will increase the impermeable area and hence has the potential to increase rates and volumes of runoff. An indicative surface water drainage strategy will be prepared which limits surface water runoff from the proposed development to the existing greenfield rates and provides some form of attenuation to hold back additional surface water volumes.
6.3. Potential Environmental Impacts
An evolution of the above in context of national and Local Plan Policy will be included to address the Local Development Framework for the area. The development proposals will be assessed in terms of the constraints set out in these documents.
The potential impacts of the development on surface water drainage, water quality and flood risk will be evaluated during the construction phase and operational phase and where necessary, mitigation measures will be proposed to address and identified potential adverse impacts and will be assessed within the ES as part of the EIA process.
Appropriate mitigation, including consideration of pollution control technologies, will be promoted where necessary in consultation with the Environment Agency and other relevant organisations.
A number of flood risk and drainage impacts could occur as a result of the development proposals.
During construction, particularly where works are to be undertaken in or adjacent to watercourses, there is risk of sediment or accidental spillage of fuels entering watercourse
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systems. During construction there may be also be temporary alteration to the existing surface water and overland flow runoff regime.
Post-development, an increase in hard surfaces on the site has the potential to reduce infiltration and therefore increase rates of surface water runoff. Impacts of this include reducing ground water recharge affecting the groundwater table and increasing rates and volumes of surface water leaving the site, thus increasing the risk of flooding. However a suitable surface water drainage strategy can over attenuate flows and reduce peak runoff rates from the site to actually improve the existing situation.
New development can cause increased pressure on the foul water system. There is also potential for impact on existing infrastructure where it crosses or is located near to the development site.
All potential environmental impacts can be reduced by suitable mitigation and management and will be considered within the assessment and presented within the Flood Risk and Drainage ES chapter.
6.4. Further Work Required
A level 2 Flood Risk Assessment will be undertaken as part of this proposal and will inform this ES Chapter.
The area known as Kettering East Sustainable Urban Extension is being bought forward for a mixed use development. This site is located towards the northern boundary of the site and assuming this proposal is implemented has the potential to cumulatively impact the proposed development. As such an assessment will need to be made in terms of a combined increase in surface water runoff, existing sewer capacity and the volume of attenuation required.
6.5. Methodology for the Environmental Statement
The methodology will follow relevant Guidelines and Planning Policies in particular Planning Policy Statement – Development and Flood Risk (PPS25), to provide an assessment of the flood risk to the proposed development. A Flood Risk Assessment will be provided as an Appendix to the Environmental Statement.
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BWB will refer to Planning Policy Statement – Planning and Pollution Control (PPS23) when assessing the impacts of the existing and proposed water quality on the existing watercourses and groundwater.
Information will be collated from a number of sources including; site visits, Kettering and Wellingborough SFRA, CIRIA (C532) Water Pollution from Construction Sites and discussions with the Environment Agency, Local Planning Authority and Statutory Undertakers.
Impacts in relation to flood risk and drainage will be assessed against the methodology described in the previous section. Firstly potential receptors and impacts will be identified. Impacts will be described as beneficial to adverse, short to long term, direct and indirect, permanent or temporary. Cumulative impacts will also be considered within the assessment. Assessed against each other the sensitivity of the receptors compared to the nature of the impact will indicate the significance of the environmental effect.
The table below identifies the impacts which are expected as a result of the development proposals. These have been considered without mitigation and at this stage these have been established from the current known baseline situation. Effects will need reconsidering following completion of the Flood Risk Assessment.
6.5.1. Significance of Effects
Environmental Significance of Confidence Nature of Impact Receptor Impact Effect Level Increase in hard Local level – surfaces leading to Permanent, indirect, Moderate adverse neighbouring High increased surface high (before mitigation) properties water runoff Increase in hard Borough level - surfaces leading to Permanent, direct, groundwater Negligible High reduction in negligible recharge, infiltration Local level - Altering route of proposed Permanent, direct, Moderate adverse existing overland development and Low substantial (before mitigation) flow routes neighbouring properties Borough level – Reduction in water local downstream Permanent, direct, Minor adverse quality for surface watercourses to High moderate (before mitigation) water runoff Slade Brook and River Ise
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Suspended solids Borough level – entering local downstream watercourse Temporary, direct, Moderate adverse watercourses to Low systems during site high (before mitigation) Slade Brook and preparation and River Ise construction phases Accidental spillage Borough level – of fuels during local downstream Temporary, direct, construction watercourses to Moderate adverse High high reaching Slade Brook and watercourse River Ise Increased demand County level – Permanent, direct, for foul water pressure on existing Minor adverse Low minor disposal systems
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7. Biodiversity and Conservation
7.1. Introduction
This chapter undertaken by FPCR Environment and Design Ltd details the proposed approach for the Ecological Impact Assessment for the Environmental Statement. The Ecological Impact Assessment will include a survey of flora and fauna that could potentially be associated with the site to inform such an assessment.
The scoping report is based on information from an initial desk study including:
Consultation with the local biological records centre for information on non- statutory sites and records of protected and notable species within 1km of the site boundary Consultation of the National Biodiversity Network Website for additional information on species within 1km of the site boundary Consultation of the Multi Agency Government Information for the Countryside (MAGIC) website and Natural England‟s Nature on the map for information on sites of statutory importance including Sites of Special Scientific Interest (SSSI) within 2km of the site boundary Consultation of the MAGIC and the Joint Nature Conservancy Council (JNCC) websites for information on sites of international importance such as Special Protection Areas (SPA) and the Special Areas of Conservation (SAC) within 5km of the site boundary
An initial Phase 1 habitat assessment of the site has also been carried out recording habitats present on the site and potential habitat for or evidence of species protected under the Wildlife and Countryside Act 1981 (as amended), the Conservation of Habitats and Species Regulations 2010 and the Protection of Badgers Act 1992 including badger, bats and great crested newt.
Proposals for the site include industrial units, warehousing, office space, a hotel, roadside units and parking. Potential impacts have been considered against these initial scheme proposals.
In addition to national, regional and local plan policies reference will also be made to the following documents during the ecological assessment process.
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Northamptonshire Biodiversity Action Plan Northamptonshire Green-infrastructure Strategy North Northamptonshire Biodiversity SPD UK Biodiversity Action Plan
7.2. Baseline Information
The survey area included a series of arable field compartments and one species poor semi- improved grassland field. The survey area was divided by the A6 and flanked to the north by the A14 and to the west by Kettering Road. Dense semi-mature plantation and native hedgerows screened these roads. A total of eighteen hedgerows were recorded within the survey area. Nine mature trees and a number of semi mature trees were recorded within field boundaries. A small area of marshy grassland was recorded within the semi-improved field.
7.2.1. Desk Study
The Magic website indicated that no statutory designated sites of nature conservation interest occurred within or directly adjacent to the site. Three statutory designated sites occurred within 5Km as detailed in Table 1.
Table 1: Statutory Designated Sites of Nature Conservation
Site Name Reason for Designation Distance from site Southfield Farm Marsh SSSI Invertebrate interest supported by 1km west regular winter flooding of wash- lands. Cranford St John SSSI Geological Interest. 1.2km east Twywell Gullet SSSI Mosaic of limestone grassland, 3.1km east ponds and scrub habitats that support a diverse invertebrate assemblage.
No Local Wildlife Sites occur within 1km of the site boundary. At least 5 areas outlined as Potential Wildlife Sites have been identified within 1km of the site. This means these areas have not been confirmed to currently meet the criteria to be of LWS standard. One Pocket
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Park occurs within 1km of the site. Pocket Parks are not designated due to biodiversity or nature conservation value but as an initiative to improve public access to the countryside.
The local Biological Records Centre, badger group and bat recorder were able to provide information relating to protected species records in the surrounding area. No records corresponded to locations within the site boundary. Records provided included great crested newt (GCN) Triturus cristatus, common pipistrelle bat Pipistrellus pipistrellus, noctule Nyctalus noctula bat, grass snake Natrix natrix, otter Lutra lutra, badger Meles meles, hedgehog Erinaceous europaeus and brown hare Lepus capensis.
The only GCN record was located approximately 750m west of the site amongst the residential area of Barton Seagrave.
The nearest known common pipistrelle roost was approximately 1km south of the site. The nearest noctule bat roost was approximately 1km north of the site, as was the nearest soprano pipistrelle roost record.
The nearest grass snake record was approximately 750m North West of the site amongst the residential area of Barton Seagrave.
An otter record was described from 2006 when an otter was on the central reservation of the A14 directly adjacent to the site. No other records of otters or any other riparian mammals were provided, though otters are known to frequent Southfield Farm Marsh.
Badger records, including badger sett records were known of within the local area. Further details on specific locations are confidential but no setts occurred within or directly adjacent to the site.
Several records of hedgehog were provided which corresponded to the residential areas to the south and west of the site, none of which occurred within 500m of the site boundary.
One brown hare record was provided, which corresponded to agricultural land to the north of the site.
7.2.2. Arable
The arable compartments had been recently harvested and ploughed at the time of survey and were devoid of vegetation. Field margins were negligible on most boundaries as they were worked up to within 2m of boundary hedgerows.
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7.2.3. Semi-improved Grassland
A field compartment at the junction of the A6 and the Kettering Road was classified as species poor semi-improved grassland. Mounds of hay / silage material were present along the western edge of the field compartment, around which more of the ruderal species were locally dominant. A water logged area of marshy grassland was recorded in the north eastern part of this field.
7.2.4. Amenity Grassland
Road verges along the A6 and Kettering Road were seeded grassy areas for amenity purposes but were variable in their composition. Along the Kettering Road, the majority of verges were perennial rye grass Lolium perenne dominated with white clover Trifolium repens and dandelion Taraxacum officinale agg., however where the verge widened near to Hedgerow H16, herbaceous species were more abundant.
7.2.5. Hedgerows
Hedgerows were variable in their diversity and structure, woody species recorded included hawthorn Crataegus monogyna, blackthorn Prunus spinosa, elder Sambucus nigra, dog rose Rosa canina, English elm Ulmus procera, field maple Acer campestre, ash Fraxinus excelsior, buckthorn Rhamnus cathartica, and apple Malus sylvestris.
7.2.6. Trees
A total of nine mature trees were recorded within field boundaries across the site. Trees within the site were recognised as providing additional nature conservation value to the site but none were considered as veterans or near veterans.
7.2.7. Plantation Woodland
Semi-mature broadleaved woodland was located along the edges of the A6 and Kettering Road and a more recently planted block of woodland was also present which was more diverse.
Flanking the northern boundary of the site, an area of even age, semi-mature, mixed plantation woodland was recorded. The tree canopy was approximately 8m with specimens measuring approximately 15 – 20cm diameter at chest height. Planting was at 1.5m – 2m centres and required thinning as specimens were etiolated.
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7.2.8. Ornamental
Next to the mini roundabout junction on Kettering Way an area of ornamental planting was recorded. This comprised a mixture of native and non native species.
7.2.9. Other
No buildings occurred within the site boundary though a communications mast was recorded on the western boundary of the site.
On the western boundary of the site, within an area of broadleaved plantation flanking the A14 roundabout junction, a ditch was recorded, which was wet at the time of survey. No emergent or submerged vegetation was evident however a blanket of common duckweed Lemna minor covered the surface of the water. The ditch was several meters wide with steep banks and was entirely overshadowed by the surrounding plantation woodland.
7.3. Potential Environmental Impacts
Based on the initial ecological survey work and consultation carried out to date, the following are considered as potentially valuable ecological receptors:
Semi-improved grassland Hedgerows Great crested newt
Potential Effects include:
Loss of semi-improved grassland/marshy grassland Loss of hedgerows/trees Loss of plantation woodland and associated ditch Impacts of habitat loss on species associated with the site potentially including great crested newt and breeding birds Damage to retained habitats and habitats outside the site boundary
Impacts of other potential developments in the area in combination with scheme impacts
7.4. Further Work Required
Breeding bird survey
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Great crested newt survey Bat activity survey
7.5. Methodology for the Environmental Statement
Reporting will follow guidelines as set out in the Guidelines for Ecological Impact Assessment (EcIA) (IEEM, July 2006). This will include:
An evaluation of habitats and species present on site including an assessment of their importance at local, regional, national and international level The potential impacts on the habitats and species present will be assessed and will include potential operation and construction effects and any combined effects from other developments in the area Proposed mitigation measures will be detailed and residual impacts summarised All potential impacts and mitigation will be assessed against and informed by national and local planning guidance including PPS9 and National and local biodiversity action plans.
7.5.1. Significance of Effects
Environmental Significance of Confidence Nature of Impact Receptor Impact Effect Level* Loss of semi- Negligible Negligible Negligible Low improved grassland Loss of trees Local Minor adverse Negligible to Minor Low Loss/partial loss of Negligible to Minor Negligible to Local to Borough Low hedgerows adverse Moderate Loss of plantation Negligible to Minor Local Negligible to Minor Low woodland adverse Loss of habitat for Negligible to Local to Borough Negligible to Minor Low great crested newts Moderate adverse Killing and injury of Negligible to Local to Borough Negligible to Minor Low great crested newts Moderate adverse Loss of flight lines Negligible to Minor Local Negligible to Minor Low for bats adverse Loss of habitat for Negligible to Minor Local Negligible to Minor Low breeding birds adverse Damage to retained habitats during Negligible to Local / Parish Negligible to Minor Low construction and Moderate adverse operation
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* It should be noted that at this stage none of these impacts are certain because the data is not complete and has not been analysed
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8. Air Quality
8.1. Introduction
An Air Quality assessment which will be undertaken by Vanguardia Consulting is required to establish baseline conditions and predict effects from the proposed development. The proposed development consists of the construction of industrial units, warehousing, office space, a hotel, roadside units and parking. This would lead to an increase in vehicle movements on roads in the vicinity of the development site as well as increased dust emission during the construction phase.
8.2. Baseline Information
Background pollution concentrations from the UK Air Information Resource (UK-AIR) website (www.uk-air.defra.gov.uk) suggest that the proposed development site currently experiences concentrations of pollutants that are within the various standards and objectives laid out in the UK Air Quality Strategy (UKAQS).
Kettering Borough Council has not declared any Air Quality Management Areas (AQMAs) within the borough due to concentration of the UKAQS pollutants meeting their respective standards and objectives.
Consultations with the Environmental Health Officer responsible for air quality issues at the Local Authority identified that there were no monitoring locations within close proximity of the site or that could be considered representative of the site.
Although the site is within an area that currently achieves the various UKAQS standards and objectives, the proposed development will generate a large number of HGV movements. Some of these movements will increase traffic on roads that are close to existing residential areas. It is for this reason that the local authority will consider whether they will require an air quality assessment to accompany the planning application for the site.
8.3. Potential Environmental Impacts
Potential impacts from the construction of the scheme will predominantly include emissions to air from the raising of dusts. These would, potentially, arise from construction vehicle
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movements and specific activities such as demolition works, ground preparation and handling of construction materials.
Construction traffic on Cranford Road and Burton Latimer Bypass may generate dust plumes and during wet spells may cause mud on the road. Additional impacts could include releases of odorous materials and exhaust fumes from construction vehicles and mechanical plant.
The immediate surrounding area is predominately green field land with the A14 running along the north and the A6 to the south of the site. The nearest residential property is approximately 23m to the west of the site on Cranford Road. Since construction activities have the potential to cause a nuisance at residential properties with 100m of the site boundary, this will be qualitatively assessed and mitigation measures identified.
Following the construction of the scheme, there are likely to be localised changes in air quality in the immediate vicinity of the site due to vehicle emissions in and around the
surrounding areas. The pollutants of concern are nitrogen dioxide (NO2) and particulate
matter (PM10), as these are the most significant pollutants from traffic sources in most parts of the UK. These pollutants will, therefore, be the main focus in the assessment of the proposed development‟s operational impacts. Sensitive receptors will include those that are within approximately 200m of a road expected to experience at least a 5% increase in vehicle movements as a result of the proposed development. All sensitive receptor locations will be discussed and agreed with the local authority before predictive modelling is undertaken.
8.4. Further Work Required
Baseline air quality assessment to review the reports published for the purpose of Local Air Quality Management (LAQM) review and assessment.
Construction phase air quality assessment to determine properties located within the 100m construction zone surrounding the site boundary.
Operational phase air quality assessment.
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8.5. Methodology for the Environmental Statement
The assessment will be conducted in accordance with industry guidance, including Planning Policy Statement 23 (2004) and the Environmental Protection UK guidance document entitled “Development Control: Planning for Air Quality” (EPUK 2010), which was produced as a guide for both consultants and local planners to assist with air quality assessment in the development control process.
There are no formal assessment criteria for dust emissions. However, the Greater London Authority (GLA) best practice guide for “The Control of Dust and Emissions from Construction and Demolition” (GLA, 2006) sets out criteria as guidelines for site evaluation. These guidelines will be referred to in the air quality assessment to help define the level of dust mitigation that is likely to be required.
The DMRB Screening Method, published by the Highways Agency, will be used to assess the impact of the operational phase of the scheme on identified sensitive receptor locations. The criteria given in the EPUK guidance will be used to assess the impact of the operational phase of the proposed development.
Cumulative impacts will also be incorporated into the assessment including the permitted developments on the site known as „Kettering East‟.
8.5.1. Significance of Effects
The outcome of the assessment will be presented in a tabular format identifying the significance and confidence levels of the effects. The significance of effects will be presented before and after proposed mitigation measures, which will potentially reduce the magnitude of change experienced by sensitive receptors.
Environmental Significance of Confidence Nature of Impact Receptor Impact Effect Level Residential Emissions of dust properties within Temporary Direct Minor negative High during construction 100m
Emission of NO2 and PM10 from Residential construction phase properties along the Temporary Direct Minor negative High vehicles site access routes movements.
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Emission of NO 2 Residential and PM from 10 properties along the Permanent Direct Minor negative Low operational phase site access routes vehicle movements Note: The information in this table is based on incomplete and preliminary data. It is, therefore, subject to change following a full air quality assessment.
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9. Noise
9.1. Introduction
The noise chapter of the scoping report undertaken by Vanguardia Consulting outlines the assessment that will be undertaken to inform the EIA. The noise assessment will consider the likely significant effects of the proposed development in terms of the effects on noise and vibration. The assessment will consider the methodology; the baseline conditions currently existing at the application site and surroundings; the likely significant environmental effects of operational and construction noise and vibration; the mitigation measures required to prevent, reduce or offset any significant adverse effects; and the likely residual effects after these measures have been employed.
9.2. Baseline Information
The scoping study is based upon the Indicative Masterplan dated November 2010 Option 7 and a meeting with the EIA project team for the outline planning application. The Concept Masterplan indicates the size and locations of the employment units and the access route for vehicles in and out of the development. The site layout along with traffic data both with and without the development and details regarding day and night-time operational activities will inform the assessment.
The baseline noise climate is dominated by road traffic noise from the A14 and the A6. There is some industrial/commercial noise from the site located just to the north-east of the site which may also affect the noise climate. A noise survey will be undertaken to determine the baseline noise conditions at the nearest noise sensitive properties and the locations for these measurements will be discussed with the local authority. The closest residential properties will be considered for the baseline survey and assessment and are located at the following locations:
Elm Rd – Located around 270m to the south of the nearest proposed units
Cranford Road – Rear of properties located around 175m to the north of the nearest proposed units
Yateley Drive - Located around 225m to the north west of the nearest proposed units
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9.3. Potential Environmental Impacts
The following potential noise effects have been identified and this considers both temporary and permanent activities.
Construction Phase – The noise and vibration effect of construction activities is considered to be well within the requirements of BS5228:2009 and would be predicted at the nearest locations.
Traffic Noise – The traffic noise effects of the scheme will be predicted depending on access requirements, Junction 10A proposals and alterations to the highways. The effects will consider the assessments required by DMRB, Part 7 HA 213/08 Noise and Vibration. The noise effects are generally considered to provide a slight adverse/beneficial effect but some altered highways (especially around junction 10) may provide a significant change in noise level.
Operational Phase – It is assumed that the development will have 24 hr working so the day and night effects of operational activities including lorry movements on the site and loading activities will be assessed. The daytime operational noise effects may provide a slight adverse effect and the night-time effects may provide a slight to moderate adverse noise effect. If there is a moderate adverse effect it is likely that noise mitigation measures would be required. The operational noise will be a permanent noise effect.
9.4. Further Work Required
Baseline noise survey.
Traffic noise assessment.
Construction and operational noise assessments.
9.5. Methodology for the Environmental Statement
The construction effects will be assessed using the methodology within BS5228-1:2009 – Code of Practice for Noise and Vibration Control on Construction and Open Sites. This standard represents the generally accepted industry best practice for controlling noise and vibration from works of construction, excavation and demolition.
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Road traffic noise impacts will be predicted using the guidance contained in „Calculation of Road Traffic Noise, 1988‟. The assessment will consider the noise levels against criterion provided in „The Noise Insulation Regulations 1975‟ and „The Noise Insulation (Amendment) Regulations 1988‟. The road traffic noise assessment also considers the guidance provided within PPG 24 Planning and Noise. The noise predictions consider the road traffic speed, percentage of HGVs, road surface, gradients, road layouts including junctions and the intervening ground and screening between the roads and the receivers.
The noise impact of the proposed development will be considered at existing residential properties to determine whether the predicted internal noise effects are within acceptable levels. The internal noise levels provided within BS 8233:1999 „Sound Insulation and noise reduction for buildings – Code of practice‟ will be used to determine whether the internal noise levels are acceptable and as a guide to the extent of any appropriate noise mitigation measures. The World Health Organisation (WHO) document „Guidelines for Community Noise‟ in 2000 provide a series of recommended noise exposure levels and these would also be considered in the assessment.
BS4142:1997 provides a methodology that determines the likelihood that people who reside in dwellings potentially affected by noise of an industrial nature will complain about the noise source being considered. BS4142:1997 refers specifically to noise of an „industrial nature‟ and the Standard can be used for assessing noise levels from: factories; industrial premises; fixed installations; or sources of an industrial nature in commercial premises.
Structural damage from vibration will be assessed against the guidance provided in BS 7385:1993 and human perception to vibration will be considered against BS6472-1:2008
9.5.1. Significance of Effects
Environmental Significance of Confidence Nature of Impact Receptor Impact Effect Level Construction noise Nearest residential Temporary noise Slight High Construction Nearest residential Temporary vibration Negligible High vibration Nearest residential to highway Traffic Noise Noise Slight Moderate alterations at J10 of A14 Slight adverse if 24 Operational Noise Nearest residential Noise Moderate hr working
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10. Traffic and Transport
This section of the report is a standalone document and is attached as Appendix 4.
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11. Cultural Heritage
11.1. Introduction
This Cultural Heritage chapter will be prepared by CgMs Consulting. The value of the historic environment, and the contribution it makes to our cultural, social and economic life, is acknowledged by the Government in their Statement on the Historic Environment for England 2010. The Cultural Heritage Chapter for the ES will assess the significance of heritage assets within and adjacent to the proposed development site and consider the impact of the proposed development on these assets and, where relevant, their setting.
11.2. Baseline Information
A desk-based assessment produced for the baseline assessment has confirmed that there are no designated heritage assets within the proposed development site or immediately adjacent to it. The Barton Latimer Conservation Area lies approximately 650m to the south. The nearest Scheduled Ancient Monument is Barton Seagrave Moats, Fishponds and Shrunken Medieval Village Remains (SAM 13630) and is located some 1.5km to the northwest. The Grade II Registered Historic Park and Garden of Wicksteed Park lies to the immediate west of the Scheduled Ancient Monument. There are a number of listed buildings at the north end of Barton Seagrave (c. 1.5km to the northwest of the proposed development site) and within the Barton Latimer Conservation Area. Undesignated heritage assets comprising cropmarks and 20th century quarries are recorded within the south and west of the proposed development site. Archaeological investigations undertaken in advance of construction of the A14 revealed evidence of Iron Age settlement which may continue into the north of the study site. Much of the western and southern parts of the proposed development site comprises modern infilling of late early 20th century ironstone quarries.
11.3. Potential Environmental Impacts
Identification of likely potential significant effects (if any) to include both temporary and permanent significant effects.
Construction Phases - Removal of heritage assets Operation Phases - effect of setting of statutory protected heritage assets.
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11.4. Further Work Required
A full desk-based assessment in accordance with the Institute of Field Archaeologists Standards and Guidelines for Archaeological Desk-Based Assessments (DBA) has been produced to inform this ES Chapter. It has reviewed the presence of statutory protected heritage assets (Scheduled Ancient Monuments, Listed Buildings, Registered Historic Parks and Gardens and Registered Battlefields) and known non-statutory protected heritage assets, as well as the potential for as yet unknown heritage assets within and adjacent to the proposed development site. It comprises a review of the archaeological planning context (i.e. PPS5, Structure and Local Plan policies), an assessment of the archaeological background utilising data held on the Northamptonshire Historic Environment Record and other relevant sources, a review of historic land use through a map regression exercise and an assessment of the potential archaeological implications of the proposed development. A site walk-over survey to assess ground conditions, etc. has been completed. The DBA would form the archaeological technical appendix of the ES. Consultation with the LPA's archaeological advisors will take place. We will consult with English Heritage should the proposals affect a Scheduled Ancient Monument or a Registered Historic Park and Garden or Battlefield. If required, fieldwork may be undertaken to further clarify the potential for significant archaeology, such work could be secured by a condition of planning consent.
11.5. Methodology for the Environmental Statement
The methodology for assessing impacts will follow standard EIA procedures and will likely involve the following tasks:
Review of baseline conditions at the site, the surrounding locality and the wider area
Analysis of how the site is currently used.
Consultation with the following organisations/ bodies: Northamptonshire County Council Historic Environment Service and English Heritage.
Review of the following documents and sources: PPS5, County Structure and East Northamptonshire LDF, the Raunds Area Plan, Northamptonshire Historic Environment Record, National Monuments Record, English Heritage's Register of Historic Parks and Gardens, English Heritage's Register of Battlefields
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Undertaking an initial desk-based assessment including a walkover survey, which will inform the need to undertake field surveys.
11.5.1. Significance of Effects
Environmental Significance of Confidence Nature of Impact Receptor Impact Effect Level Loss of heritage Designated heritage Loss of Cultural Negligible High asset assets Heritage Harm to setting of Effect on setting Conservation Area Built Historic Minor High Environment Harm to setting of Scheduled Ancient Effect on setting nationally important Negligible High Monument monument. Harm to setting of Registered Historic Effect on setting nationally important Negligible High Park and Garden monument. Known Removal of heritage Loss of Cultural To be established by undesignated low asset Heritage further work heritage assets unknown Removal of heritage Loss of Cultural To be established by undesignated Low asset Heritage further work heritage assets
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12. Landscape and Visual
12.1. Introduction
A landscape and visual impact assessment (LVIA) of the proposed scheme would be conducted encompassing the “Guidelines for Landscape & Visual Impact Assessment” (GLVIA) published by the Landscape Institute and the Institute of Environmental Management and Assessment 2002, and “Landscape Character Assessment. Guidance for England and Scotland” (LCA) published by the Countryside Agency and Scottish National Heritage 2002.
These documents do not provide a prescriptive approach to assessment but identify principles and good practice. The methodology for this assessment will be based on this approach. The detailed assessment would enable the potential landscape and visual effects to be determined and a landscape design and mitigation strategy to be put forward as part of the planning application.
FPCR Environment and Design Ltd will undertake the LVIA for the proposed development
12.2. Baseline Information
Published Landscape Character Assessments
National – Countryside Agency Character map of England
The proposed development site lies within Landscape Character Area 92: Rockingham Forest. Key characteristics of this character area include the following references:
Although the landform of the Rockingham Forest is essentially a broad, low, undulating ridge falling away from the northern scarp, the highest points are capped with glacial clay and it is here where the ancient woodlands lie.
Settlements generally lie off the boulder clay, along the valleys, surrounded by small pasture fields, more robust hedgerows and occasional stonewalls.
However, most of the land is in agricultural use with a predominance of arable. Hedges are often low and hedgerow trees are localised in distribution.
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County – Northamptonshire Environmental Character Assessment (ECA)
Northamptonshire County Council, Built and Natural Environment Section prepared an Environmental Character Assessment (ECA) for Northamptonshire. The ECA describes the overall character of the County‟s landscape at the county/ regional scale.
The ECA identifies 16 Environmental Character Areas in Northamptonshire. The proposed site falls within Environmental Character Area No. 1 Central Northamptonshire Plateaux and Valleys and lies immediately to the south of Environmental Character Area No.3 Rockingham Forest. The A14(T) effectively sub divides these two ECA`s at this location.
The Northamptonshire Current Landscape Character Assessment (CLCA) forms part of the ECA study and provider a finer grain of landscape characterisation. This study identifies 20 landscape character types and 79 landscape character areas across the county. The proposed site lies within the Rolling Ironstone Valley Slopes type and the Kettering and Wellingborough Slopes area. The site also lies alongside the Urban edge of Kettering as defined in this study.
The Northamptonshire Current Landscape Character Assessment: Landscape Strategy and Guidelines builds on and is informed by the Northamptonshire Current Landscape Character Assessment, which in turn forms part of the strategic countywide ECA. This Strategy and Guidelines would be used to inform the Landscape and Green Infrastructure Strategy and proposals for the site.
The ES baseline studies will include a full review of the Countryside Agency and Northamptonshire ECA suite of documents and all other relevant publications. Desk based reviews would be followed by more detailed site based analysis and assessment to comprehensively determine the existing conditions.
Likely Consultation The following bodies (relevant landscape officers) will be consulted as part of the assessment and design process: Local Planning Authority Natural England Any other relevant bodies identified by this scoping process.
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12.3. Potential Environmental Impacts
Likely landscape and visual effects arising from the proposals would extend from changes to the landscape character of the site and its immediate context to specific visual effects upon surrounding receptors. The latter are likely to include some surrounding properties, public rights of way and existing roads and development around the site.
All effects would be assessed in accordance with the GLVIA and would combine sensitivity and magnitude of change to determine the significance of the respective effects.
Key Potential Landscape and Visual Assessment Issues
Effects upon landscape character, quality and individual features
Effects upon relevant planning policies, strategies and designations
Visual effects upon surrounding receptors, including construction and operation.
The principal potential effects are anticipated to arise from the loss of open agricultural land and the change in landscape character and effects upon visual receptors on the edge of and around Burton Latimer and Barton Seagrave, including scattered farming and other residential properties.
Sensitive Receptors
The sensitivity of the landscape and visual receptors will be assessed in accordance with the GLVIA. Relative sensitivity will reflect the degree to which the resource affected can accommodate change without detrimental effect. The GLVIA states;
“The sensitivity of the landscape is dependent on both the attributes of the receiving environment and the characteristics and effects of the proposed development and can only be established by carrying out the assessment. However, landscapes with a high value and sensitivity to the type of change proposed are likely to be more seriously affected by development than those with a lower sensitivity.”
In the context of visual receptors, the GLVIA states that sensitivity will be dependant on:
“the location and context of the viewpoint;
The expectations and occupation or activity of the receptor;
The importance of the view.“
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The sensitivity of the landscape of the site and surroundings is likely to be medium or low, reflecting the dominance of the surrounding existing development and road infrastructure the absence of designated or statutorily protected areas and presence of fewer positive landscape features and attributes. This would however be fully assessed and determined as part of the impact assessment process.
In terms visual receptors the most sensitive receptors are likely to be any public rights of way or residential properties with views towards the proposed development. These receptors will be of a medium or high visual sensitivity. Existing users of commercial or industrial development and the surrounding roads would be of a lower visual sensitivity.
All receptors potentially affected by the proposed development would be assessed In terms of the resultant impacts and the significance of these effects stated.
12.4. Further Work Required
Further baseline work together with the full impact assessment methodology would be conducted in accordance with this scoping report.
12.5. Methodology for the Environmental Statement
The methodology for the LVIA landscape character assessment would encompass the guidelines contained in the publications detailed at 11.1. The approach will consider the effects on both the local landscape resource and the wider context of the site ie. from the physical effects on site based features and characteristics to the potential effects on wider landscape character. Similarly, the visual impact assessment will consider the potential visual effects upon receptors bordering the site (rights of way and properties) and within its context.
In respect of the proposed development, the scope of the assessment will comprehensively address the potential effects of the development during the construction and operation phases. The potential landscape and visual effects of the proposals will be detailed for each of these phases.
The landscape and visual assessment will include:
o Landscape character assessment - addressing the site and its landscape context and character, with reference to land use, topography, condition and quality.
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o Visual impact assessment - detailing the visual receptors and respective visual effects of the proposed development, representative photo viewpoints, including assessments of the potential construction effects.
A detailed Visual Effects Schedule would be produced, setting out the potential effects on all receptors with views to the scheme. This would consider the visual effects during construction, at the completion of the development (in winter) and after 10 years (in summer).
A fully illustrated landscape and visual reporting section would be produced within the ES and would include a series of plans, cross sections, photo viewpoints, and photomontages (where required), together with supporting appendices.
12.5.1. Significance of Effects
The following table details the potential likely significance of effects that may result from proposed development on the site. It is based upon details of the scheme as outlined earlier in this report and the collation of initial baseline survey and desktop information. It should not be considered as a table summarising the significance of landscape and visual effects arising from the proposed development, which will be undertaken in due course as part of the comprehensive EIA of the project.
Environmental Significance of Confidence Nature of Impact Receptor Impact Effect Level
Impact upon National, County, Negligible Negligible Low Landscape Borough Character: Context
Impact upon Low Landscape Local/ Negligible to Negligible to Minor Character: Site and Neighbourhood Moderate Adverse immediate setting Low Impact Landscape Local/ Negligible to Minor Negligible to Minor Features/ Neighbourhood Adverse Components
Visual Receptors – Low Local/ Negligible to Settlement and Negligible to High Properties and Neighbourhood Moderate Adverse Rights of Way
Visual Receptors – Local/ Negligible to Negligible to Minor Low Roads and others Neighbourhood Moderate Adverse
Night- time visual Local/ Negligible to Negligible to Minor Low effects Neighbourhood Moderate Adverse
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13. Sustainability
13.1. Introduction
The following approach will be taken in respect of the application of Low or Zero Carbon (LZC) technologies to the proposed development. The fundamental principles will be to reduce energy consumption, reuse materials and consider the most appropriate LZC technologies.
In the considering the application of these technologies we have considered the requirements of the following;-
Office of the Deputy Prime Minister (ODPJ) – Sustainable Development 2003. East Midlands Regional Plan – Policies 1, 2 and 39. North Northamptonshire Joint Planning Unit Policies 14 and 15. Kettering Borough Council Planning Policy PPS 1 and 2.
These documents form a framework for development in respect of sustainability.
The fundamental aim will be to achieve a minimum of 20% of energy consumption from renewable/LZC sources. The development will aspire to achieve greater than this considering suitability, generation to usage synergy, CO2 payback and environmental impact.
13.2. Baseline Information
We have referenced the following guidance, the London Energy Partnership – Integrating Renewables into New Developments Toolkit (2004), BRE – Green Guide to Specification (2008).
The application has a minimum standard of BREEAM “Very Good” with an aspiration to achieve BREEAM “Excellent” either as a whole or were possible within individual sections and units.
The application target for renewable is 20% of energy usage.
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13.3. Potential Environmental Impacts
We consider that the most likely impact will be external lighting. The specification of lighting to be installed will be carried out in accordance with CIBSE Guidance and the Institution of Lighting Engineers “The Outdoor Lighting Guide”. There will also be close liaison within the project team and with appropriate consulate‟s in order to identify any areas of concern regarding lighting impact, particularly in respect of landscape and visual impact. In this respect, whilst the proposed development will have no vertical lighting component the applicant acknowledges that visual awareness is of great importance and will seek to minimise the effects of the proposed lighting.
The latest forms of lighting technologies will be considered both for their suitability and energy efficiency characteristics. The energy consumption of the lighting will be considered in respect to the overall site sustainability.
13.4. Further Work Required
Following completion of the above approach to consideration of light pollution impact and lighting installations, an appropriate lighting design will be produced for the proposed development.
It is proposed that a technical lighting assessment will be prepared to support the planning application, though this matter need not be considered in detail as part of the EIA. However, it is proposed that „light pollution‟ will be incorporated with the ES within a non significant issues Chapter.
13.5. Methodology for the Environmental Statement
Within the proposed building specification the approach taken will be to improve on building regulations considering not only cost but recovery of embedded carbon. A building energy assessment will be carried out using the Energy Performance Certificate (EPC) methodology to ensure a consistent and measurable result. This will consider all aspects of the construction both in terms of the structure and the building services.
All forms of LZC technologies, as scheduled below, will be considered utilising the London Energy Partnership – Integrating Renewables into New Developments Toolkit (2004) and
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BRE – Green Guide to Specification (2008). These documents are recognised as a bench mark for LZC technologies and there consideration in developments.
The following technologies will be considered:
Borehole Cooling – Employed to minimize the use of refrigerants either in open or closed circuit systems. Highly dependant on the geology of the location and the available space. Wind Power – Small or large scale turbines either ground or building mounted. Photovoltaic‟s – Two forms exist being thin or thick film, each has advantages and disadvantages. Either form if building mounted requires careful consideration of orientation and inclination. Ground mounted systems generally require latge land areas. Biomass – Employed to minimize heating energy, careful consideration of both demand (increasingly reduced due to the thermal performance of new buildings) and the transport distance eliminating the Carbon benefit. Solar Thermal Water Heating for Domestic Hot Water Services (DHWS) usage. – Now employed as a standard by the applicant for developments, provides very good reductions in fossil fuel consumption. Air to air heat pump units. - Now employed as a standard by the applicant for developments, these are recognised as a major reducer of fossil fuels. Solar Wall cladding for Warehouse heating – Employed were occupiers require to maintain temperatures above ambient in colder periods, the thermal efficiency of new buildings limits usage to occupier specific requirements. Rainwater/Grey water systems - Now employed as a standard by the applicant for developments, opportunities also exist to employ this technology for process applications.
A site survey will be carried out to assess potential impacts of any of the technologies on the local environment and identify necessary mitigation measures. Following completion of the above approach, a full report assessing both consumption and generation will be produced which identifies necessary changes to the development specification.
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The appropriate technologies will be employed to achieve the development target of 20% in addition in collaboration with ends users this will be increased. In particular were opportunities arise due to the processes being employed within buildings.
13.5.1. Significance of Effects
Environmental Significance of Confidence Nature of Impact Receptor Impact Effect Level Local Level – Permanent - External Lighting neighbouring Minor Adverse High reflectance properties Moderate Improved BREEAM Very Local / Environment and Minor Benefit High Good Neighbourhood sustainable Development Moderate Local / Renewable energy Reduction in fossil Minor Benefit High Neighbourhood fuel consumption
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14. Conclusion
This ES scoping report relates to a mixed use proposal for B1, B2 B8 uses, a hotel, public house and the construction of access roads to create a high quality mixed use employment site. The site is situated adjacent to the recently approved `Kettering East` sustainable urban extension. There is clear market evidence for the need for a high quality Business Park adjacent to the A14 to form a gateway into Kettering. Furthermore, SELA recognises that Kettering has the potential to attract significant employment related development across the B use sector given its location on the A14. The proposal would therefore provide a suitable site within Kettering which would address the need and demand for employment related development.
Whilst the proposals are considered to be the most appropriate for the site it is accepted that development of this size may have an impact on the surrounding area as well as the land it will be sited on. These impacts can be both negative and positive.
The aim of the Scoping Report is to set out baseline information where possible and provide an initial assessment of environmental impacts.
The Scoping exercise has shown that the primary focus will therefore be on water, traffic, landscape and socio-economic impact and sustainable development. Although these issues are described here under separate headings, the ES will pay close attention to the inter- relationship of the various factors, in order to assemble a holistic picture of the likely impacts and mitigation measures. It should be noted that the EIA is an iterative process, enabling matters not recognised at the preliminary stage to be addressed in the final ES.
The consideration and ranking of issues in the Scoping Report is preliminary. The Council and consultees are invited to comment on the intended scope of the EIA and highlight any additional matters or alternative emphasis.
This report has shown there will not be a substantial environmental impact on ground conditions, biodiversity, cultural heritage, noise or air. We consider these issues can be scoped out of the environmental testing but will be considered with regards to cumulative impact.
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