ENVIRONMENTAL STATEMENT VOLUME 1 MAIN TEXT AND FIGURES
SAPPHIRE QAC HOLDINGS S.E.N.C
QUEENS ARCADE, CARDIFF
www.dppukltd.com
ENVIRONMENTAL STATEMENT VOLUME 1 MAIN TEXT AND FIGURES
On behalf of: Sapphire QAC Holdings S.E.N.C
In respect of: Queens Arcade, Cardiff
Date: July 2021
Reference: LH/3578CA/R003
Author: JP/LH
DPP Planning DESG 11-13 Penhill Road Cardiff CF11 9PQ
Tel: 029 2066 0265 E-mail [email protected]
www.dppukltd.com
CARDIFF LEEDS LONDON MANCHESTER NEWCASTLE UPON TYNE
Sapphire QAC Holdings S.E.N.C
Contents
1.0 INTRODUCTION ...... 4
2.0 THE APPLICATION SITE AND SURROUNDINGS ...... 9
3.0 THE PROPOSED DEVELOPMENT ...... 12
4.0 CONSIDERATION OF ALTERNATIVES ...... 17
5.0 THE ENVIRONMENTAL IMPACT ASSESSMENT PROCESS ...... 29
6.0 EIA STAGES AND ASSESSMENT ...... 35
7.0 SOCIO-ECONOMIC AND HUMAN HEALTH ...... 39
8.0 TOWNSCAPE AND VISUAL IMPACT ...... 78
9.0 HERITAGE AND ARCHAEOLOGY ...... 79
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1.0 Introduction
1.1 This Environmental Statement (‘the ES’) has been prepared by DPP on behalf of Sapphire QAC Holdings S.E.N.C (‘the Applicant’) to accompany a Hybrid Planning Application relating to the proposed demolition and re-development of Queens Arcade Shopping Centre in Cardiff, to provide a mixed-use development comprising a series of buildings for residential, commercial and leisure floorspace with associated access and landscaping, public realm and open space provision.
1.2 The Hybrid Planning Application comprises: Outline application (all matters reserved except access) for a mixed-use development comprising of a series of buildings for residential, commercial and leisure floorspace with associated access and landscaping/public realm/open space provision. Full planning application and Listed Building Consent for amendments and change of use of No. 24 & 26 Queen Street Chambers, Queen Street to commercial (B1 Use). Conservation Area Consent for demolition of existing Queens Arcade buildings, at Queens Arcade Shopping Centre, Queen Street, Cardiff, CF10 2BY.
1.3 Preparation of this ES has been undertaken with design and technical support from Holder Matthias Architects (HMA), LDA Design and Cotswold Archaeology.
1.4 This ES has been prepared in accordance with the Town and Country Planning (Environmental Impact Assessment) (Wales) Regulations 2017 (SI No.567) (referred to in this ES as the ‘EIA Regulations’)1.
1.5 Figure 1.1 is a site location plan with the application site indicated in red (the Site). The existing Site and Site context are described in Chapter 2.0.
Figure 1.1- Site Location Plan by Holder Matthias Architects
1 The Town and Country Planning (Environmental Impact Assessment) (Wales) Regulations 2017 (SI No.567). Queens Arcade, Cardiff LH/3578CA/R003 4
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1.6 The Proposed Development seeks to demolish the existing buildings (with the exception of the Grade II Listed building) and redevelop Queens Arcade Shopping Centre in Cardiff, to provide a mixed-use development comprising a series of buildings for residential, commercial and leisure floorspace with associated access and landscaping, public realm and open space provision. Further details of the Proposed Development are provided at Chapter 3.0, whilst a full suite of drawings, Design and Access Statement and Design Code are appended/accompany this ES.
1.7 In addition to the ES (including appendices as Volume 2 and a Non-Technical Summary as Volume 3), the planning submission comprises a suite of plans and documents, which are set out within Table 1.1 as follows:
Forms Reference Prepared by; Outline Planning Application N/A DPP Planning Form (Some Matters Reserved) Duly Completed and Signed Full Planning Permission and N/A DPP Planning Listed Building Consent Form Duly Completed and Signed Demolition in a Conservation N/A DPP Planning Area Application Form Duly Completed and Signed Plans Reference Prepared by; Existing Ground Floor Plan A-XX-105 Holder Matthias Architects Proposed Ground Floor Plan A-XX-100 Holder Matthias Architects Proposed Levels 01-03 A-XX-101 Holder Matthias Architects Proposed Levels 04-06 A-XX-102 Holder Matthias Architects Proposed Level 07 A-XX-103 Holder Matthias Architects Proposed Levels 08-13 A-XX-104 Holder Matthias Architects Reports Reference Prepared by; Design and Access Statement N/A Holder Matthias Architects Design Code N/A Holder Matthias Architects Planning Statement R0004/3578CA DPP Planning Ground Investigation Report QSA-HYD-XX-XX-GE-RP-0001 Hydrock Drainage Strategy Report QSA-HYD-XX-XX-RP-0001 Hydrock Transport Statement 12310-HYD-XX-XX-RP-TP- Hydrock 4000-P04-S4 Travel Plan 12310-HYD-XX-XX-RP-TP- Hydrock 6001
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Forms Reference Prepared by; Air Quality Assessment QSA-HYD-XX-ZZ-RP-Y-2004 Hydrock Noise and Vibration Report QAC-HYD-ZZ-XX-RP-Y-1001 Hydrock Energy Statement QSA-HYD-XX-XX-RP-ME-0001 Hydrock Ecology Appraisal Report N/A BSG Ecology Heritage Assessment CR0590_01 Cotswold Archaeology Other Reference Prepared by; Covering Letter DPP Planning Table 1.1 Planning Submission Documents
1.8 Relevant plans to the Environmental Impact Assessment (EIA) are appended within Volume 2 of the ES.
1.9 Chapter 2.0 provides detail on the existing Site and surroundings. Chapter 3.0 describes the Proposed Development and construction methodology. Chapters 4.0, 5.0 and 6.0 describe the Environmental Impact Assessment process that has been followed, including scoping and preparation of the document and summary respectively.
1.10 Chapters 7.0 to 9.0 are the environmental assessment sections, namely:
• Chapter 7.0 - Socio-Economic and Human Health Impacts; • Chapter 8.0 – Townscape and Visual Impact • Chapter 9.0- Heritage and Archaeology
1.11 A summary of mitigation measures, residual impacts and cumulative effects is provided at Chapter 10.0.
1.12 This ES is divided into three volumes:
• Volume 1 Main Text (this document) • Volume 2 Appendices (listed below); and • Volume 3 Non-Technical Summary
1.13 The appendices in Volume 2 are as follows:
• Appendix 3.1- R004 Schedule of Development by DPP • Appendix 3.2- Plans associated with the Proposed Development- • Appendix 3.2.1 4270 - Queens Arcade - Listed Building - Planning Drawings • Appendix 3.2.2 210213 QA Aerial View • Appendix 3.2.3 210213 QA Proposed Entrance to SD1 • Appendix 3.2.4 210213 QA Proposed Queen Street • Appendix 3.2.5 210213 QA Proposed Working Street
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• Appendix 3.2.6 210213 QA Queen Street Link Showing Cycle Ramp to Basement • Appendix 3.2.7 210213 QA Residents Roof Garden Space • Appendix 3.2.8 A-00-001---Location Plan • Appendix 3.2.9 A-00-002---Existing Site Plan • Appendix 3.2.10 A-00-003---Proposed Site Plan • Appendix 3.2.11 A-00-006---Plans - Hotel • Appendix 3.2.12 A-00-006---Plans - Hotel • Appendix 3.2.13 A-00-007---Plans - Office 01 & 02 • Appendix 3.2.14 A-00-007---Plans - Office 01 & 02 • Appendix 3.2.15 A-00-008---Plans - Residential 01 • Appendix 3.2.16 A-00-008---Plans - Residential 01 • Appendix 3.2.17 A-00-009---Plans - Residential 02 • Appendix 3.2.18 A-00-009---Plans - Residential 02 • Appendix 3.2.19 A-00-010---Elevations - Hotel • Appendix 3.2.20 A-00-011---Elevations - Office 01 • Appendix 3.2.21 A-00-012---Elevations - Office 02 • Appendix 3.2.22 A-00-013---Elevations - Office 03 • Appendix 3.2.23 A-00-014---Elevations - Residential_Sheet 01 • Appendix 3.2.24 A-00-015---Elevations - Residential_Sheet 02 • Appendix 3.2.25 A-00-016---Elevations - Residential_Sheet 03 • Appendix 3.2.26 A-00-017---Elevations - Residential_Sheet 04 • Appendix 3.2.27 A-00-100---Proposed Ground Floor Plan • Appendix 3.2.28 A-00-101---Proposed Levels 01 – 03 • Appendix 3.2.29 A-00-102---Proposed Levels 04 – 07 • Appendix 3.2.30 A-00-103---Proposed level 07 • Appendix 3.2.31 A-00-104---Proposed Levels 08 – 13 • Appendix 3.2.32 AL(0)00_Existing Basement Level • Appendix 3.2.33 AL(0)01_Existing Level 1 • Appendix 3.2.34 AL(0)02 Existing Level 2 • Appendix 3.2.35 AL(0)03_Existing Level 3 • Appendix 3.2.36 AL(0)04_Existing Level 4 • Appendix 3.2.37 Plan - 0 Existing • Appendix 3.2.38 Plan - 0F • Appendix 3.2.39 Plan - 01-03F • Appendix 3.2.40 Plan - 04-06F • Appendix 3.2.41 Plan - 07F • Appendix 3.2.42 Plan - 08-13F • Appendix 3.2.43 Section A-A-01 • Appendix 3.2.44 Section B-B-01 • Appendix 3.2.45 Section C-C-01 • Appendix 3.2.46 Section D-D-01
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• Appendix 3.3 Design Code • Appendix 3.4 Design and Access Statement • Appendix 5.1 EIA Scoping Request • Appendix 5.2 LPA Response to EIA Scoping Request • Appendix 7.1 Air Quality Assessment by Hydrock • Appendix 7.2 Phase 1 Ground Conditions Desk Study by Hydrock • Appendix 7.3 Noise Report by Hydrock • Appendix 7.4 Drainage Strategy by Hydrock • Appendix 7.5 Energy Strategy by Hydrock
1.14 The tables and figures within Volume 1 are as follows:
Figures
• Figure 1.1- Site Location Plan • Figure 2.1 Satellite Site Location Plan • Figure 4.2 – Existing Development- constraints context diagram (By Holder Mathias Architects extract from pre-application presentation) • Figure 4.3 – Proposed Plan with Key Design Principles (By Holder Mathias Architects extract from pre-application presentation) • Figure 4.4- Design Proposals Ground Floor Level (By Holder Mathias Architects extract from pre-application presentation) • Figure 4.5- Design Proposals Level 1 (Ground) (By Holder Mathias Architects extract from pre- application presentation) • Figure 4.6 Queen Street Proposed (By Holder Mathias Architects extract from pre-application presentation dated April 2018) • Figure 4.7 Queen Street Proposed (By Holder Mathias Architects extract from pre-application presentation dated August 2019) • Figure 4.8 Queen Street Proposed (By Holder Mathias Architects extract from pre-application presentation dated February
Tables
• Table 1.1 – Planning Submission Documents • Table 4.1 - Planning History of the Site • Table 5.1 - Requirements of Schedule 4 of the EIA Regulations • Table 7.1 - Socio-Economic Chapter Data Sources • Table 7.2 - Significance Criteria
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2.0 The Application Site and Surroundings
Introduction
2.1 This chapter provides a description of the Site and surrounding area.
Application Site
2.2 The Proposed Development is located at Queens Arcade Shopping Centre, Queen Street, Cardiff, CF10 2BY. The Site (shown by the red-line boundary in Figure 2.1) occupies a central position in Cardiff City Centre and is situated to the northern end of the Central Shopping Area (CSA). The site is irregularly shaped, extending to approximately 1.94 acres (0.78ha) and adjoins an unrelated corner block with principal entrances on Queen Street and Working Street. The centre is currently linked with the St David’s development to the south and provides one of the key Queen Street frontages for the city’s flagship St David’s 2 development.
Figure 2.1- Satellite Site Location Plan, Queens Arcade.
2.3 The Queen Street frontage faces north and comprises glazing to pavement level with tiled panelling to upper levels at the sides and a centrally glazed upper mid-section leading to an atrium roof. The frontage is bounded by a Grade II Listed retail shop to the west, and a circa 1960s retail façade to the east. The Site accommodates a drop in ground levels between Working Street and Queen Street, and internally requires a stepped/escalator midsection. The Working Street façade offers level access from the highway and this entrance is bounded by older two/three storey building frontages to the north and the St David’s shopping centre development and St David’s Hall to the south.
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2.4 The Queen Street entrance is located within the Queen Street Conservation Area. The Working Street entrance is adjacent to, but is not included within, the St. Mary Street Conservation Area. Both entrances are within 150m of the Grade I Listed and Scheduled Monument of Cardiff.
2.5 The Site forms Queens Arcade Shopping Centre, accommodating brands such as New Look, Tim Hortons and The Entertainer. However, due to current market conditions many units are becoming vacant, and staying vacant.
2.6 Queens Arcade acts as a thoroughfare from the St David’s Shopping Centres to Queens Street. The lack of interest and leasehold by retail stores within Queens Arcade (and other parts of the City) confirm the declining retail market and strongly indicates that there is no longer sufficient demand for the extent of commercial floor area within the Site. The Proposed Development therefore provides an opportunity to re-imagine the Site to ensure the vibrancy and vitality of Cardiff City Centre and the connection between the St David’s Shopping Centres and Queens Street.
Surrounding Area
2.7 The Site context varies across the two principal facades. The Working Street façade is surrounded by a collection of grand buildings and spaces of a significant scale and quality, including, the Old Market as well as the House of Fraser department store. The Museum of Cardiff, St John The Baptist City Parish Church and St John’s Gardens, all of which are Listed are also in close proximity to the Working Street entrance to Queen’s Arcade.
2.8 The Queen Street context is different, characterised by the wide shopping street fronted by buildings with a variety of widths, heights, and architectural styles. The entrance is bound by a Grade II Listed retail shop to the west, and a circa 1960s retail façade to the east. The existing Queen Street façade sits at the termination of a historic route south along the Friary and that today, links the City to the Civic Centre to the North. The site is located within the Central Shopping Area (CSA), as such the site and the surrounding area is made up predominantly of retail uses on the ground floor, allocated as Primary Shopping Frontage.
2.9 The site is in a highly sustainable location. Regular bus services provide access within the city centre and to the wider region. The closest bus stop is approximately a 3-minute walk from the site, along the A4161. In addition, the site is approximately a 7-minute walk from Cardiff Queen Street Station and an 11-minute walk from Cardiff Central Train Station which both provide regular routes to the wider South Wales region and beyond. The Taff Trail, which is a long-distance cycle/walking route from Brecon to Cardiff Bay runs along the western bank of the River Taff in the vicinity of the site. this can be accessed via Castle Street which is a 5-minute walk from the subject application site.
2.10 The Site is not located within an environmentally sensitive area as defined in Regulation 2 (1) of the EIA Regulations. Regulation 2 (1) of the EIA Regulations outlines the following areas as sensitive; Sites of Special Scientific Interest and European Sites, National Parks, Areas of Outstanding Beauty, World Heritage Sites and Scheduled Monuments.
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2.11 Part of the Site is located within the Queen Street Conservation Area (1992). The Working Street entrance bounds but is not included in the St. Mary Street Conservation Area. Both entrances are within 150m of the Grade I Listed and Scheduled Monument of Cardiff Castle. There are also a number of other Listed Buildings located along Working Street and Queens Street including Nos. 24 and 26 Queen Street which are Grade II Listed (Cadw Ref No. 13778) and are described by Cadw as follows;
‘’History: 1878, designed by C E Bernard, architect, in a C15 Venetian Gothic style. Old Glamorganshire canal formerly ran along eastern side of chambers, hence the choice of Venetian Gothic, a style admired and advocated by John Ruskin. Ground floor reconstructed in matching style 1992-93.
Exterior: Four storey facade in Venetian Gothic style. Stucco and Portland stone in imitation of Istrian stone. Seven bays. Gothic cornice with pierced pinnacles either end joined by ornamental battlements. Dormers. Third floor has single windows, seven in number and all with rounded heads and rope-moulded architraves (similar window to L return). Second floor has ogee-headed windows, arranged 2:1:2:3:2:1:2; floreated stringcourse at impost level; projecting balconies to single windows, pierced screens to others. First floor has windows with trefoil heads and Ruskinian floreated capped columns arranged in Venetian manner with 2:1:2 lights repeated either side of (restored) splayed oriel window in same style. Shopfronts on ground floor.’’
2.12 However, the listed buildings and conservation area are not defined as an environmentally sensitive area in Regulation 2 (1) of the EIA Regulations.
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3.0 The Proposed Development
Introduction
3.1 This chapter will set out a detailed overview of the Proposed Development.
Context
3.2 The hybrid planning application to which this ES relates, comprises an outline application (with all matters reserved except for access) for a mixed-use development comprising of a series of buildings for residential (Class C3), a hotel (Class C1) and up to 10,836 square metres of commercial and leisure floorspace comprising uses within use Class A1 (retail), Class A2 (Financial and Professional Services), Class A3 (Food and Drink) and Class B1 (Business) with associated access and landscaping/public realm/open space provision; and a full planning and listed building consent application for the change of use of No. 24 & 26 Queen Street Chambers, Queen Street to commercial (B1 Use), including Conservation Area Consent for demolition of existing Queens Arcade buildings, at Queens Arcade Shopping Centre, Queen Street, Cardiff, CF10 2BY.
3.3 The Site currently comprises Queens Arcade Shopping Centre, accommodating brands such as New Look, Tim Hortons and The Entertainer. However, due to the declining retail market many stores are becoming vacant, and staying vacant. Queens Arcade acts as a thoroughfare from the St David’s Shopping Centres to Queens Street. The lack of interest and leasehold by retail stores suggests that there is no longer sufficient demand for retail uses to support the current use of the Site. The Proposed Development therefore provides an opportunity to ensure the vibrancy and vitality of Cardiff City Centre through a new mix of uses and to provide a new and improved form of connection between St David’s Shopping Centres and Queens Street.
3.4 A Schedule of Development is provided at Appendix 3.1 which sets the maximum parameters for the scheme in terms of maximum floorspace (GEA), footprint, height (AOD), commercial floorspace (NIA) and use classes.
Development Overview
3.5 The Queens Arcade Project Vision is to fundamentally reconfigure an existing outdated City centre shopping centre to reflect the changing requirements of a rapidly evolving commercial environment, to further embed residential-led mixed uses within the City Centre core and to make a positive contribution to the built environment within the core of the City.
3.6 Currently the viability of The Queens Arcade Shopping Centre is facing an increasingly challenging future which is in many ways a reflection of the changing nature of retail, but in this circumstance is exacerbated by a very complicated and confusing inclined multi-level circulation arrangement. The Centre was designed for a different age and due to the poor quality of its design, the centre can no longer continue to operate in its current form.
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3.7 The design proposals are for the replacement of the existing two level fully enclosed mall arrangement and replacement with a single level street that is open to the elements and which gives a single incline pedestrian access from the Queens Street and Working Street entrances and a direct level access to the adjoining St David’s 2 Development. A new residential community is proposed at the upper levels to bring a further vibrant mixed-use element to the City Centre core.
3.8 A copy of the plans associated with the Proposed Development are included at Appendix 3.2.
Use and Amount
3.9 The hybrid planning application comprises an outline application (with all matters reserved except for access) for a mixed-use development comprising of a series of buildings for residential (Class C3), a hotel (Class C1) and up to 10,836 square metres of commercial and leisure floorspace comprising uses within use Class A1 (retail), Class A2 (Financial and Professional Services), Class A3 (Food and Drink) and Class B1 (Business) with associated access and landscaping/public realm/open space provision; and a full planning and listed building consent application for change of use of No. 24 & 26 Queen Street Chambers, Queen Street to commercial (B1 Use), including Conservation Area Consent for demolition of existing Queens Arcade buildings.
3.10 Overall, the Proposed Development will accommodate up to 31,440 sqm (GEA) of development:
• Commercial and leisure floor area = 10,836sqm (NIA) • Hotel floor area = 3,975sqm (NIA) • Residential floor area = 14,802 sqm (NIA)
Design and Appearance
3.11 The design and appearance of the proposed change of use 24 & 26 Queen Street Chambers to commercial (B1 Use) will not change fundamentally from that which exists currently on its exterior. The proposals for change of use as part of the full planning application component will comprise mainly internal alterations and therefore, fundamentally, the design and appearance of 24 and 26 Queen Street Chambers will not change. The side (eastern) elevation will inevitably be exposed following the immediate demolition of Queens Arcade, however the Proposed Development will deliver an intricately detailed eastern façade which is consistent with the existing historical features of the building in order to preserve and enhance the significance of the listed building and, as such, providing betterment over and above the existing scenario.
3.12 In terms of the outline application, the design proposals are at an evolving stage and will therefore be secured in detail at Reserved Matters stage. The Reserved Matters are envisioned to seek to secure a mix of materials to provide character and identity to different elements of the scheme. A refined approach is anticipated to be used on the major Working Street façade with high quality stone and similar materials. The Queen Street frontages and the fronting of the internal streets and spaces are anticipated to incorporate a real mix of complementary materials and colours to create an environment of character. The application is supported by a Design Code (Appendix 3.3)
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and Design and Access Statement (Appendix 3.4) to guide the future Reserved Matters applications towards securing a high-quality design, appearance and public realm.
3.13 The design code presents four façade types which will be attributed to the scheme according to the level of public visibility and relationship with protected heritage assets. Façade type A for example, will comprise of natural stonework or a stone faced cladding system, or a combination of both, to those facades which are the most sensitive with respect to their relationship with protected heritage assets, which will therefore predominantly be used on the Working Street and Queen Street entrances.
Scale and Massing
3.14 The proposed built form is of a combination of new and retained structures with some buildings of greater height sited so that they are located to the centre of the Site, which limits visual and other impacts on the adjoining streets.
3.15 The proposed residential building will be a maximum of 62.75 metres AOD in height, whilst the office buildings will be a maximum of 36.91 metres AOD in height, and the hotel will be a maximum of 44.21m AOD in height.
Landscaping and Public Realm
3.16 Much of the public realm adjoining the boundaries of the Site has been substantially improved in recent years. The Proposed Development therefore creates a significant opportunity to deliver a high-quality public realm scheme to integrate with the surrounding areas, which is proposed to create a new public space with a strong identity and character.
3.17 The proposed landscaping and public realm strategy seeks to provide efficient pedestrian and cyclist connectivity between Working Street and Queen Street via an integrated lighting and signage strategy; pedestrian and cyclist infrastructure; and a high-quality hard and soft landscaping strategy.
3.18 The proposed pedestrian and cyclist infrastructure will include gated/directional entry points and a cycle ramp to enable cyclists to easily navigate the change in level across the Site from the Queen Street entrance in the north to the Working Street entrance in the south. The infrastructure is designed to seamlessly integrate into the surroundings through the accompanying soft landscape strategy which includes the delivery of a raingarden; raised planter beds and grassed areas; a ‘green mall’ and opportunities for outdoor seating.
3.19 The proposed landscaping and public realm constitutes the outline component of the application, and therefore the application is supported by a Design Code to guide the future Reserved Matters applications towards securing a high-quality design, appearance and public realm.
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Access and Parking
3.20 The design proposals look to simplify an existing multi-level mall situation and as such will offer significant improvements in access and movement through the City Centre for all.
3.21 In terms of the proposed residential units, there are no car parking spaces proposed for this component, as the commercial strategy is to deliver housing for renters and those looking to live in a very sustainable city centre location with access to sustainable modes of transport including the train and bus public transport networks.
3.22 Cycle storage is also anticipated to be provided at basement level.
Phasing
3.23 Demolition of the existing buildings will occur in one phase (with the exception of the listed building which is to be retained and refurbished). The intention is to undertake the required demolition works in a single phase in order to facilitate a clear footprint for main construction works to progress. Early suggestions are to scaffold Queen Street Working Street Facades to mitigate dust arising from demolition works, commencing at Queen Street and undertaking all the demolition in one visit.
3.24 The phasing of the new buildings will be confirmed through the subsequent reserved matters application(s). However in terms of likely build sequence, with a clear working platform, the residential development will commence first due to the proposed height, with the remaining buildings to be progressed from the Working Street entrance across the site to the Queen Street entrance. Considering the size and scale of the project, it is envisaged that articulated deliveries will be required consistently via an escorted entry from the site via Queen Street and exiting via Working Street. Smaller deliveries required throughout the project can potentially access via Bridge St, including concrete deliveries. The Queen Street /Working Street interface is challenging with pedestrian management but can be managed appropriately. This strategy would work with a holding area out of town to manage and co-ordinate deliveries into the site.
Construction Methodology
3.25 A draft Construction Management Plan has been prepared and is submitted in support of the application, which details the proposed construction logistics on Site.
3.26 The demolition and construction period for the Proposed Development is anticipated to take 3 years. The following standard working hours are envisaged:
• Monday-Friday 08:00 – 18:00 • Saturday 08:00 – 13:00 • No works external to the building on Sundays and Public Holidays
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3.27 The appointed Contractor will register this project with the Considerate Constructors Scheme to assess their performance and ensure that the Site operates under the code of considerate practice. In accordance with the Considerate Contractors Scheme, best practice mitigation measures will be employed during construction to protect the environment and limit disturbance to neighbouring properties and public realm users from construction activities. This will include the preparation of Construction Method Statements, and a Construction Environmental Management Plan incorporating environmental controls, health and safety regulations and current guidance.
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4.0 Consideration of Alternatives
4.1 The EIA Regulations require an ES to include an outline of the main alternatives studied and an indication of the main reasons for the choice of the Preferred Options, taking into account environmental effects. The principal environmental considerations that have informed the choice of the Preferred Option are:
• Socio-Economic and Impacts on Human Health • Townscape Character and Visual Impact • Heritage and Archaeology
4.2 The main alternatives to the Proposed Development that have been considered and rejected are outlined below.
Do Nothing Option
4.3 The ‘do nothing’ option would not meet the need to adapt to a changing retail environment in Cardiff city centre. As previously indicated in section 3 of the ES, the vision for the Proposed Development seeks to fundamentally reconfigure an existing outdated City centre shopping centre to reflect the changing requirements of a rapidly evolving commercial environment, as the current viability of The Queens Arcade Shopping Centre is facing an increasingly challenging future.
4.4 Whilst the increasingly challenging future is in many ways a reflection of the changing nature of retail, the existing design of the Queens Arcade Shopping Centre is very complicated and confusing due to its inclined multi-level circulation arrangement. The Queens Arcade Shopping Centre was designed for a different age and it is increasingly apparent that due to the poor quality of its design, the centre can no longer continue to operate effectively or profitably in its current form. It is sought through the Proposed Development to further embed residential-led mixed uses within the City Centre core and to make a positive contribution to the built environment.
4.5 The adopted Cardiff Local Development Plan (‘LDP’) sets out a Strategy to deliver 41,415 new dwellings and 40,000 new jobs over the Plan period (2006-2026), which are proposed to be provided from numerous sources including windfall provision which are ‘those sites likely to come forward over the Plan period through natural change in an urban area the size of Cardiff’. Indeed, the increasingly challenging future faced by Queens Arcade Shopping Centre in Cardiff City Centre’s ‘Central Shopping Area’ is a reflection of the contemporary changing nature of retail; a ‘natural change’ which demands urban city centres such as Cardiff to offer a degree of flexibility through the delivery of a mixture of uses which attract visitors from daytime through to night.
4.6 Furthermore, the Cardiff Local Housing Market Assessment 20152 indicates that “over 50% of all owner-occupied properties have 3 bedrooms and 25% have 4 or more bedrooms, very high levels compared to the combined total of 1 and 2 bedroom units which are below 23%”, and therefore
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states that “there is a need for a higher proportion of two bedroom units to create a better housing offer and address the increasing need for smaller properties due to demographic and household formation change.”
4.7 It goes on to state that “in view of the current stock mix with flats and terraced properties combined representing only around 20% of the owner-occupied stock, future delivery in this sector should provide a greater supply of smaller units to create a more balanced housing market.”
4.8 Adopted Cardiff LDP Policy R2 (Development in the Central Shopping Area) supports the regeneration, renewal and enhancement of the city centre which is what the Proposed Development seeks to fulfil. Whilst the policy seeks to protect the loss of Class A1 retail shop uses from the protected shopping frontages, this is considered to be outdated within the context of an increasingly challenging retail environment, as Planning Policy Wales acknowledges that retail and commercial centres will experience growth and decline and should therefore where necessary identify measures to ‘reinvigorate centres’3. Retail and commercial centres should seek to do this by providing a mixture of uses through a ‘range of shopping, commercial and leisure opportunities’ as well as providing ‘places of employment, education, civic identity and social interaction’4.
4.9 Indeed, the Cardiff Retail Capacity Study5 recognises the negative impact which the global financial crisis of 2010 had upon the retail economy in terms of vacant retail premises and capital values of retail premises falling by up to half of their original value. It therefore recognises that “these continual changes have important implications for property and business location” which means that “Local authorities should…regularly monitor the retail sector in order to ensure that their policies are up to date and appropriate.” The recent circumstances surrounding COVID-19 have caused further uncertainty and volatility in the retail market, as acknowledged by Cardiff City Council’s recent COVID-19 response6, and it is therefore important that new and innovative measures are taken in terms of varying the uses on offer to visitors in order to reinvigorate the vitality of the city centre.
4.10 Nevertheless, the Proposed Development does seek to deliver a series of commercial units at ground floor level to retain and attract an element of Class A1 retail shop uses, and an absolute minimum retail floorspace of 350 sqm (NIA) is also proposed as part of the application to ensure that an element of retail is secured and delivered. Whilst the Proposed Development may ultimately involve the loss of c.9,000 sqm of retail floorspace, the businesses uses proposed will ensure vitality and active frontages and the residential-led component of the Proposed Development will deliver opportunities to live in Cardiff City Centre through the provision of 1-2 bed units in line with one of the Welsh Government’s overarching objectives for retail and commercial centres ‘to promote viable urban and rural retail and commercial centres as the most
3 Planning Policy Wales Edition 11, p.64. Available at: https://gov.wales/sites/default/files/publications/2021- 02/planning-policy-wales-edition-11_0.pdf [accessed March 2021]. 4 Planning Policy Wales Edition 11, p.62. Available at: https://gov.wales/sites/default/files/publications/2021- 02/planning-policy-wales-edition-11_0.pdf [accessed March 2021]. 5 Cardiff Retail Capacity Study- Update March 2011 [accessed March 2021] 6 Cardiff City Council City Recovery and Renewal Strategy: Greener, Fairer, Stronger May 2021 Queens Arcade, Cardiff LH/3578CA/R003 18
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sustainable locations to live, work, shop, socialise and conduct business’7, and therefore the Proposed Development will ensure a vibrant development which contributes to the vitality of Cardiff City Centre.
4.11 Indeed, pre-application discussions with Cardiff Council indicate that the Local Planning Authority recognise that “the retail shopping sector has suffered greatly as a result of the increases in retail sales; and that the dynamic of the central shopping area continues to change” as a result. The Local Planning Authority confirmed through their formal pre-application response that they are “not averse to a mixed-use development which would reduce the quantum of retail floorspace, but which would potentially enhance ground floor shopping and complementary experiences in the central shopping area8.”
4.12 Furthermore, many of the existing tenants/occupiers of retail units at Queen’s Arcade, amongst the many vacant units, are on temporary/short-term agreements which are due to expire over the next 2-3 years which reflects the current extent of uncertainty of the future vitality and viability of Queens Arcade as a shopping centre, and of Cardiff City Centre.
4.13 Based on the above, it is clear that there is a need to reinvigorate Queens Arcade Shopping Centre in Cardiff City Centre. The benefits that the proposals for the Site would bring are discussed in detail in the accompanying Planning Statement and would not be possible under the ‘do nothing’ approach.
Assessment of Alternatives
4.14 The Proposed Development has been through an extensive and rigorous design development and testing process and range of alternative design solutions have been considered; including alternative uses, layout, storey height, access and public realm strategies. The proposed scheme is considered to represent the optimal design solution for making efficient use of the existing Site and addressing the identified environmental constraints.
4.15 The scheme will result in significant regeneration of this part of Cardiff City Centre and will enable viable use of an existing shopping centre which is currently facing an increasingly challenging future due to increasing vacancy levels and a lack of investment from retailers. This will provide a clear message that there is confidence in the development industry and could also act as a catalyst for further regeneration and sustainable development opportunities in the City Centre.
4.16 Alternative sites have not been considered for this proposal, as alternative sites would fundamentally not meet the need to regenerate Queens Arcade and provide a long term, viable use for the Site.
7 Planning Policy Wales Edition 11, p.63. Available at: https://gov.wales/sites/default/files/publications/2021- 02/planning-policy-wales-edition-11_0.pdf [accessed March 2021]. 8 Queens Arcade Pre-Planning Application Response from Cardiff Council Ref: PA/20/00001/MJR Queens Arcade, Cardiff LH/3578CA/R003 19
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4.17 The main design alternatives considered are set out below.
Context
4.18 The Site has been in use as a shopping centre in its current form since 1994. The Queen Street frontage faces north and comprises glazing to pavement level with tiled panelling to upper levels at the sides and a centrally glazed upper mid-section leading to an atrium roof. The frontage is bounded by a Grade II Listed retail shop to the west, and a circa 1960s retail façade to the east. The Site accommodates a drop in ground levels between Working Street and Queen Street, and internally requires a stepped/escalator midsection. The Working Street façade offers level access from the highway and this entrance is bounded by older two/three storey building frontages to the north and the St David’s shopping centre development and St David’s Hall to the south.
4.19 The Queen Street entrance is located within the Queen Street Conservation Area. The Working Street entrance is adjacent to, but is not included within, the St. Mary Street Conservation Area. Both entrances are within 150m of the Grade I Listed and Scheduled Monument of Cardiff.
4.20 The Site forms Queens Arcade Shopping Centre, accommodating brands such as New Look, Tim Hortons and The Entertainer. However, many stores are becoming vacant, and staying vacant. Queens Arcade acts as a thoroughfare from the St David’s Shopping Centres to Queens Street. The lack of interest and falling leaseholds by retailers is a strong indicator that there is no longer sufficient demand to support the use of the Site in its current form and extent. Analysis and advice in this respect and supporting evidence of these market trends has also been provided by Savills, and confirms the falling demand for retail in this location, together with the constraints presented by the current condition and layout of the Site. The Proposed Development therefore provides an opportunity to ensure the vibrancy and vitality of Cardiff City Centre and the connection between St David’s Shopping Centres and Queens Street.
4.21 The planning history of the Site is detailed in the below table:
Table 4.1- Planning History
Application Reference Address Proposal Decision/Date
86/01994/C Whole Site List, Erection of covered Permission granted Queens Arcade, shopping centre. 03/03/1987. Cathays, Cardiff 86/01995/C Whole Site List, Demolition of whole Permission granted Queens Arcade, building except 03/07/1987. Cathays, Cardiff elevation to Queen Street- to be retained as existing.
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Application Reference Address Proposal Decision/Date
91/01218/C Whole Site List, Erection of covered Permission granted Queens Arcade, shopping centre with 25/09/1991. Cathays, Cardiff two trading levels, the scheme to link with the existing St David’s Centre. (Consolidation of various amendments to planning permission Ref. 87/1280 dated 08/10/1987). 93/00135/C Whole Site List, The erection of a Permission granted Queens Arcade, glazed covered 09/03/1993. Cathays, Cardiff canopy at the Queen Street main entrance. 03/02585/C Entrance to Queens Demolition of Permission granted Arcade, and 32 external stairs and 19/02/2004. Queen Street, escalators/ removal Cathays, Cardiff of existing façade and roof towers. 03/02584 Land at Queens Alterations to Permission granted Arcade and 32 increase retail space 10/12/2004. Queen Street, and A3 use. Cathays, Cardiff 04/03081/C The Service Yard, New lobby/shelter for Permission granted Queens Arcade disabled persons lift. 02/03/2005. Shopping Centre, Queen Street, Cathays, Cardiff 11/01946/DCI Working Street Extension and Permission granted entrance Queens external alterations to 16/01/2012. Arcade, City Centre Working Street façade of Queens Arcade. 15/01568/MNR Queens Arcade, Replace the 2 Permission granted Queen Street, City powered access doors 21/08/2015. Centre to the left-hand side of the main entrance on Queen Street (as viewed from the street) replace the floor mounted
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Application Reference Address Proposal Decision/Date
opening devices with overhead devices. 17/00704/MJR Lower ground floor, Change of use of Permission granted Queens Arcade, City existing floorspace 19/05/2017. Centre (328sqm) in lower ground floor to use class A3 ‘Food and Drink’ to provide food court with central seating area (620sqm), together with provision of new customer toilets and associated works. 17/01987/MNR Queens Arcade, City Relocation of existing Permission granted Centre means of escape 22/09/2017. doors to face of building.
Alternatives considered by the Design Team
4.22 Alternative uses have been considered by the Applicant and design team and informed by commercial market advice from Savills, however due to market conditions a residential-led mixed- use development comprising commercial and public realm at the lower levels with residential use at the upper levels, has been progressed in line to fundamentally re-configure the existing outdated Queens Arcade Shopping Centre to reflect the changing needs of a rapidly evolving commercial environment. The uses proposed are appropriate given the sustainable location of the Site and will deliver active and varied use throughout both the day and evening.
4.23 Turning to design, the first step undertaken by the team involved carrying out exercises to understand the opportunities and constraints of the existing buildings on the Site and the context of the surrounding area, which in turn has helped to inform the design approach. The opportunities identified by the design team are set out below.
4.24 The design team identified that the site context varies across the two principal facades and is characterised at the Working Street façade by a collection of grand buildings and spaces of a significant scale and quality, including St Johns Church, the old Library, The House of Fraser department store and the Central Market. The Working Street façade sits within the Church street Conservation Area. They identified that the Queen Street context is quite different and is characterised by the wide shopping street that is Queen Street that is fronted by buildings of a range of plot widths, heights and architectural styles. The existing Queen Street façade sits at the
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termination of an historic route south along the Friary which today links the City to the Civic Centre to the North.
4.25 The design team identified that operationally, the centre is connected to the St David’s Shopping Centre which is in a separate ownership. The link currently provides a secondary access into both Queens Arcade from St David’s and vice versa. Service deliveries to Queens Arcade are brought in at roof level using the existing extensive network of rooftop service routes.
4.26 The principal constraints identified are set out below:
• Very complex split mall arrangement causes confusion to shoppers and polarises retail offer. • Circulation relies on stairs, lifts and escalators to provide through access. • Poor quality of materials and dated forms to Working Street frontage. • Access to St David’s 2.
4.27 The site opportunities and constraints are collectively set out in the diagrams at Figure 4.2 and Figure 4.3.
Figure 4.2 – Existing Development- constraints context diagram (By Holder Mathias Architects extract from pre-application presentation) Queens Arcade, Cardiff LH/3578CA/R003 23
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Figure 4.3 – Proposed Plan with Key Design Principles (By Holder Mathias Architects extract from pre-application presentation)
4.28 The proposed development has therefore been through an extensive and rigorous design development and testing process using such opportunities and constraints as the foundation, and a range of alternative design solutions have been considered; including the retention and conversion of some of the existing buildings; and the demolition of existing buildings above ground level only. Whilst the nature of the scheme has not changed, the focus of the shift in design development relates mainly to the proposed massing, in part related to the shift from an element of retention of the existing structures to complete demolition. Ultimately, the proposed form is necessary to accommodate the type of uses proposed (residential, hotel, office with commercial at ground floor level), the principle of which has been agreed through pre-application discussions with Cardiff Council and in their formal pre-application response.
4.29 The alternative options to retain and convert some of the existing buildings are shown in Figures 4.4 and 4.5 below; it can be seen that options to retain the Halifax building along the Working Street entrance were considered, and then discounted as complete demolition of the existing Queens Arcade buildings (with retention of the listed building along Queen Street frontage) and the construction of new modern facilities will enable fundamental reconfiguration of the existing outdated layout of the shopping centre and delivery of a simple connective public realm between Queen Street and Working Street.
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Figure 4.4- Design Proposals Ground Floor Level (By Holder Mathias Architects extract from pre- application presentation)
Figure 4.5- Design Proposals Level 1 (Ground) (By Holder Mathias Architects extract from pre- application presentation)
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4.30 The design development is also reflected in the progression of the proposed Queen Street frontage in Figures 4.6 to 4.8 below, whereby Figure 4.8 reflects the preferred option being pursued further to detailed and rigorous design development which has resulted in the most viable and least impactful option being to demolish and construct new modern facilities.
Figure 4.6 Queen Street Proposed (By Holder Mathias Architects extract from pre-application presentation dated April 2018)
Figure 4.7 Queen Street Proposed (By Holder Mathias Architects extract from pre-application presentation dated August 2019)
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Figure 4.8 Queen Street Proposed (By Holder Mathias Architects extract from pre-application presentation dated February 2021)
Summary and Conclusions
4.31 A number of alternatives to the Proposed Development have been considered and rejected.
4.32 The ‘Do Nothing’ option will not meet the need for regeneration of the existing Queens Arcade Shopping Centre; the viability of which is facing an increasingly challenging future as, in addition to the changing nature of retail, the design of the shopping centre is outdated and configured in a very complicated and confusing arrangement. The vision for the Proposed Development therefore seeks to fundamentally reconfigure an existing outdated City centre shopping centre to reflect the changing requirements of a rapidly evolving commercial environment, via the integration of residential-led mixed uses within the City Centre core to make a positive contribution to the built environment.
4.33 The design process detailed above highlights that a range of design solutions have been considered and details how the proposals have developed to take account of the Site’s opportunities and constraints as well as giving consideration to its surroundings and other environmental considerations. Advice from the LPA has also fed into the design to achieve an appropriate scheme for the Site. The proposed scheme is considered to represent the optimal design solution for making efficient use of the existing shopping centre site and addressing the identified environmental constraints.
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4.34 The Proposed Development will deliver substantial social, economic and environmental benefits and redevelopment of the Site will assist in ensuring the long-term vitality of Cardiff City Centre.
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5.0 The Environmental Impact Assessment Process
Introduction
5.1 This chapter describes the approach adopted for the Environmental Statement (ES).
Legislation and Guidance
5.2 The Report has been prepared in accordance with Town & Country Planning (Environmental Impact Assessment) (Wales) Regulations 2017 (herein referred to as the EIA Regulations). These Regulations apply the amended European Union (EU) directive, 2014/52/EU, “on the assessment of the effects of certain public and private projects on the environment”, to the planning system in Wales.
5.3 The EIA Regulations apply to separate lists of projects:
• Schedule 1 projects for which EIA is required in every case; and • Schedule 2 projects for which EIA may be required if the project is likely to give rise to significant environmental effects.
5.4 The development proposals constitute Schedule 2 development in the context of the EIA Regulations, under Criteria 10 (b) ‘urban development projects’. The development proposals exceed the statutory threshold for dwellings in Schedule 2 (more than 150 dwellings), thus requiring screening. Screening is a procedure used to determine whether a proposed project is likely to have significant effects on the environment. A developer can also choose not to seek a screening opinion but proceed directly to prepare an Environmental Statement.
5.5 Having had regard to the selection criteria in Schedule 3 it was considered appropriate, following discussions with the Local Planning Authority, to submit an Environmental Statement to assess and mitigate any potential environmental impacts. As such, a Screening and Scoping Request was submitted to the Local Planning Authority on 24th December 2020, and a response was received from the LPA on 4th March 2021.
5.6 An ES may consist of one or more documents, but it must constitute a “single and accessible compilation of the relevant environmental information and the summary in non-technical language” (Berkeley v SSETR [2000] 3 All ER 897, 908).
5.7 The form of this ES therefore takes that of the standard approach employed by most practitioners of a three-part document, namely:
• Volume 1: Main Report (this document); • Volume 2: Appendices • Volume 3: Non-Technical Summary
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5.8 This ES has been prepared to comply with the requirements of EIA Regulations, Schedule 4, and Table 2.1 sets out where the relevant information is located within the ES:
Table 5.1: Requirements of Schedule 4 of the EIA Regulations
Location of Section Summary of requirements of Schedule 4 by paragraphs Information in this ES
1a A description of the location of the development; Section 2.0 Site Description
1b A description of the physical characteristics of the whole development, Section 3.0 Proposed including, where relevant, requisite demolition works, and the land-use Development requirements during the construction and operational phases; 1c A description of the main characteristics of the operational phase of the Section 3.0 Proposed development (in particular any production process), for instance, energy Development and demand and energy used, nature and quantity of the materials and Sections 7.0-10.0. natural resources (including water, land, soil and biodiversity) used; A description of the main characteristics of operational use are set out within each chapter relating to an assessed environmental matter/topic.
1d An estimate, by type and quantity, of expected residues and emissions Section 3.0 Proposed (such as water, air, soil and subsoil pollution, noise, vibration, light, heat, Development and radiation and quantities and types of waste produced during the Sections 7.0-10.0. construction and operation phases. The anticipated type and quantity of relevant expected residues and emissions are set out within each chapter relating to an assessed environmental matter/topic.
2 A description of the reasonable alternatives (for example in terms of Section 4.0 Assessment development design, technology, location, size and scale) studied by the of Alternatives. developer, which are relevant to the proposed project and its specific characteristics, and an indication of the main reasons for selecting the chosen option, including a comparison of the environmental effects
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Location of Section Summary of requirements of Schedule 4 by paragraphs Information in this ES
3 A description of the relevant aspects of the current state of the Section 3.0 Proposed environment (baseline scenario) and an outline of the likely evolution Development and thereof without implementation of the development as far as natural Sections 7.0-10.0. changes from the baseline scenario can be assessed with reasonable effort on the basis of the availability of environmental information and A description of the scientific knowledge. relevant aspects of the current state of the environment can be found in each topic chapter and the chapter on residual effects/mitigation and scoped out topics.
4 A description of the factors specified in regulation 4(2) likely to be Sections 7.0-10.0- see significantly affected by the development: population, human health, relevant chapters. biodiversity (for example fauna and flora), land (for example land take), soil (for example organic matter, erosion, compaction, sealing), water A description of the (for example hydromorphological changes, quantity and quality), air, factors specified in climate (for example greenhouse gas emissions, impacts relevant to regulation 4(2) can be adaptation), material assets, cultural heritage, including architectural found in each topic and archaeological aspects, and landscape. chapter and the chapter on residual effects/mitigation and scoped out topics.
5 A description of the likely significant effects of the development on the Sections 7.0-10.0- see environment resulting from, inter alia: (a)the construction and existence relevant chapters. of the development, including, where relevant, demolition works; (b)the use of natural resources, in particular land, soil, water and biodiversity, A description of any considering as far as possible the sustainable availability of these potential significant resources; (c)the emission of pollutants, noise, vibration, light, heat and effects of development radiation, the creation of nuisances, and the disposal and recovery of can be found in each waste; (d)the risks to human health, cultural heritage or the topic chapter and environment (for example due to accidents or disasters); (e)the chapter on residual cumulation of effects with other existing and/or approved projects, effects/mitigation and taking into account any existing environmental problems relating to scoped out topics. areas of particular environmental importance likely to be affected or the use of natural resources; (f)the impact of the project on climate (for example the nature and magnitude of greenhouse gas emissions) and the vulnerability of the project to climate change; (g)the technologies and the substances used.
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Location of Section Summary of requirements of Schedule 4 by paragraphs Information in this ES
6 A description of the forecasting methods or evidence, used to identify Sections 7.0-10.0- see and assess the significant effects on the environment, including details relevant chapters. of difficulties (for example technical deficiencies or lack of knowledge) encountered compiling the required information and the main A description of the uncertainties involved. forecasting methods used to assess the potential significant effects can be found in each topic chapter and the chapter on residual effects/mitigation and scoped out topics.
7 A description of the measures envisaged to avoid, prevent, reduce or, if Sections 7.0-10.0- see possible, offset any identified significant adverse effects on the relevant chapters. environment and, where appropriate, of any proposed monitoring arrangements (for example the preparation of a postproject analysis). A description of the That description should explain the extent, to which significant adverse measures envisaged to effects on the environment are avoided, prevented, reduced or offset, avoid, reduce or offset and should cover both the construction and operational phases. any potential significant adverse effects can be found in each topic chapter and the chapter on residual effects/ mitigation and scoped out topics.
8 A description of the expected significant adverse effects of the Sections 7.0-10.0- see development on the environment deriving from the vulnerability of the relevant chapters. development to risks of major accidents and/or disasters which are relevant to the project concerned. Relevant information available and A description of the obtained through risk assessments pursuant to EU legislation such as expected significant Directive 2012/18/EU(3) of the European Parliament and of the Council adverse effects of the or Council Directive 2009/71/Euratom(4) or UK environmental development on the assessments may be used for this purpose provided that the environment deriving requirements of this Directive are met. Where appropriate, this from the vulnerability description should include measures envisaged to prevent or mitigate to risks of major the significant adverse effects of such events on the environment and accidents can be found details of the preparedness for and proposed response to such in each topic chapter emergencies. and the chapter on residual effects/ mitigation and scoped out topics.
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Location of Section Summary of requirements of Schedule 4 by paragraphs Information in this ES
9 A non-technical summary of the information provided under paragraphs A standalone Non- 1 to 8. Technical Summary is provided as ES Volume 3 to this EIA.
10 A reference list detailing the sources used for the descriptions and Reference lists are assessments included in the ES. provided at the end of each chapter where relevant.
5.9 Any additional information that might be requested by the Local Planning Authority or the Secretary of State following submission of this ES will be provided through EIA Regulations, Reg. 25.
Screening for EIA
5.10 As previously set out, Development listed in Schedule 2 that is located in a ‘sensitive area’ (Regulation 2(2)), or, development which exceeds one of the relevant criteria or thresholds given in Schedule 2 is referred to as ‘Schedule 2 development’. Not all ‘Schedule 2 development’ will require an EIA, only development likely to have significant environmental effects due to its size, location or nature. Development that requires EIA is referred to as ‘EIA development’.
5.11 The development proposals exceed the statutory threshold of residential development (more than 150 dwellings) set out in Schedule 2 of the EIA Regulations, meaning an unmitigated scheme could give rise to significant environmental effects. Following discussions with the Local Planning Authority, a Screening and Scoping request was submitted to the LPA on 24th December 2020.
Scoping the EIA
5.12 Regulation 10 of the EIA Regulations makes provision for a prospective developer to request a formal opinion from the local planning authority on the information to be provided in the ES, namely a ‘scoping opinion’. However, Paragraph 87 of the Circular confirms that there is no obligation on the developer to consult anyone about the information to be included in a particular ES – and the timing of informal consultations with the local planning authority is at the developer’s discretion.
5.13 The scoping process enables those issues which are considered by the developer (and the determining authority) to be the main effects of the proposed development to be considered and discussed, and to confirm the focus for the ES. As well as defining the main effects for assessment,
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this process also ‘scopes out’ issues of only marginal relevance (or non-significant) in consideration of the proposed development.
5.14 A scoping request was prepared by DPP and submitted to the Local Planning Authority in December 2020 (Appendix 5.1). The scoping request set out the technical matters considered to be required by the technical team for assessment to identify the likely significant environmental effects and proposed methodologies.
5.15 The Scoping Opinion considered that the ES should focus on three significant issues. These are as follows:
• Socio-economic and human health impacts; • Townscape and visual Impact • Heritage and archaeology
5.16 A response was received to the Scoping Request on 4th March 2021. A full copy of the response is provided in Appendix 5.2. Many of the surveys and reports were progressed prior to the receipt of the Response (and in some instances prior to the submission of the Scoping Report) and therefore the Assessment was progressed without the formal response, however, where necessary several informal discussions with relevant officers and statutory consultees helped guide the nature and content of the Assessments.
5.17 Consistent with the feedback from the LPA, this ES focuses upon those matters, identified in paragraph 5.15 above, as likely to have a significant environmental impact as set out in Chapters 7.0 to 9.0. All other matters such as drainage, ground conditions, transport and travel, air quality, noise and vibration, daylight/sunlight, wind micro-climate, and ecology will have little or no significance, therefore these matters are effectively ‘scoped out’ for the purpose of EIA but will be addressed within the suite of documents supporting the planning submission.
5.18 The Local Planning Authority consulted relevant environmental statutory consultees and the specific points raised during the scoping process have been summarised within the relevant specialist assessments reported in Chapters 7.0 to 9.0, with an explanation of how these have been addressed as appropriate.
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6.0 EIA Stages and Assessment
6.1 The preparation of this ES has been guided by the following:
• Statutory requirements set out in the EIA Regulation 18 supplemented by Schedule 4; • Planning Policy Wales; • Policies and guidance relevant to the environmental topics being assessed; • Experience of the EIA team on comparable projects; • An understanding of the nature of the development; • An understanding of the Site, its neighbouring uses and wider context in Cardiff; • Consultation with statutory bodies.
6.2 Details of the specific assessment methodologies used for each of the assessment topics are set out in Chapters 7 to 9.
General Approach to the Technical Assessments
6.3 The general approach to the topic specific technical assessments set out in Chapters 7 to 9 involved:
• Scoping; • Baseline data gathering and assessment; • Prediction and evaluation of effects (without mitigation); • Identification of mitigation measures; • Assessment of Cumulative Impacts; • Evaluation of residual effects (with mitigation).
Scoping
6.4 The matters of scoping of the EIA has been previously set out. Each environmental topic chapter sets out specific scoping and consultation responses received in relation to that topic to inform the setting of baseline assessment, required evaluation of effects and identification of mitigation measures as appropriate.
Baseline Data Gathering
6.5 A wide range of baseline data on the environmental conditions has been used for the purposes of the assessment. Data has been gathered from a variety of sources including:
• Field survey information • Historical records • Data from statutory and non-statutory consultees.
6.6 More detailed information is included in each of the technical chapters (chapters 7.0 to 9.0).
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Assessment
Prediction and Evaluation of Effects (Without Mitigation)
6.7 The ES contains an assessment of the likely significant effects on the environment arising from the proposed development. In accordance with Schedule 4 of the EIA Regulations the assessment describes the likely significant direct and indirect impacts of the project, regarding its possible impacts on population and human health; cultural heritage (including archaeology) and townscape and visual impact; and the interaction between these factors.
6.8 Where appropriate, the individual topic assessments consider and describe each of the above effects. The likely significant environmental effects of the Proposed Development have been considered by reference to the following three classes of effect:
i) Construction Effects are defined in this ES as those temporary effects that arise during demolition, enabling works and construction which cease after the completion of construction. Examples include construction noise, vibration and dust and effects arising from construction traffic.
ii) Operational Effects - The operational assessment identifies effects arising from the existence and operation of the development for each phase and as a complete development. Existence effects arise from the physical presence of the development and are generally unchanging over time. Effects from operational activities on the Site may vary from hour to hour, day to day and year to year.
iii) Cumulative Effects - The Guidelines for Cumulative Effects Assessment define cumulative effects as impacts that result from incremental changes caused by past, present or reasonable foreseeable actions together with the project.
Cumulative effects are those effects that arise from the combination of the Proposed Development and other existing or reasonably foreseeable Proposed Development.
Assessment Years
6.9 The construction programme is estimated as 36 months for all phases of development. Assuming a grant of planning consent in Winter 2021, the Reserved Matters application would be targeted for submission in Summer 2022, with a decision in Winter 2022. Subsequently commencement of demolition and remediation is then targeted for Spring 2023 followed by the build period (c.3 years), leading to completion and operational date as Spring 2026.
6.10 The baseline date for surveys undertaken relevant to this EIA is 2021 – unless specified otherwise.
Topic Assessment Methodologies
6.11 The methodology used for the EIA varies between technical topics and is set out in detail in each relevant chapter. Specifically, there is no definition in the EIA Regulations on the criteria of Queens Arcade, Cardiff LH/3578CA/R003 36
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significance to apply within an EIA. There are various ways in which significance can be assessed on receptors, with descriptions varying to the topic. In particular, the level of significance attributed to a receptor is often a matter of judgement as to predicted impacts and residual impacts as to predict effectiveness of mitigation measures. Therefore, while the significant criteria are development for topics to use in the assessment, it remains a matter of professional judgement as to whether effects are ‘significant’ under EIA Regulations (taking into account aforementioned probability of effects and proposed mitigation).
Geographical extent of the assessment
6.12 Again, this is a matter dependent on topic whether the assessment is confirmed to the Site, its immediate context or a wider geographical area. This is set out in the baseline assessment of each Chapter as relevant.
Identification of mitigation measures
6.13 As required under the EIA Regulations, where a potential significant effect has been predicted, mitigation measures have been proposed in order to avoid, reduce and, if possible, remedy significant adverse effects.
6.14 As good practice, the mitigation measures should be clearly defined in the ES, indicating clearly the level of commitment to, and mechanism for, their implementation together with an assessment of their likely effectiveness and any further impact they may create. This is also a matter of professional judgment as set out in paragraph 6.13 above. Descriptions of the measures envisaged need to be clear and precise to allow the LPA to effectively translate, where required, the provision of the measures into planning conditions/agreements.
6.15 An effective hierarchy is applied to mitigation measures to firstly seek to prevent or avoid an adverse impact e.g. through design measures. Where this is not possible, the impacts are ameliorated as far as is practicable, and then enhancement measures are recommended as practicable.
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Evaluation of residual effects
6.16 Taking into account the proposed measures to avoid, reduce, and wherever possible, remedy any potential significant adverse effects, and the measures to enhance the beneficial effects of the scheme, the ES reports the predicted residual effects of the Proposed Development on the environment.
Preparation of the Non-Technical Summary (ES Volume 3)
6.17 The results of the EIA process are reported in this ES, which has been prepared in accordance with Schedule 4 of the EIA Regulations.
6.18 A Non-Technical Summary (NTS) document has been prepared which is separately bound as Volume 3 but remains part of the ES.
Other supporting non-ES documentation
6.19 The ES is submitted alongside a hybrid planning application, including outline with all matters reserved (except for access), which is also accompanied by the supporting information identified in Table 1.1 (above).
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7.0 Socio-Economic and Human Health
Introduction
7.1 This chapter has been prepared by DPP and considers the socio-economic issues associated with the Proposed Development that relate to:
• Employment (both direct and indirect, during the construction and operational stages) and; • Health impacts (both direct and indirect, during construction and operational stages and cumulatively).
7.2 The socio-economic assessment considers the current (baseline) situation. The assessment reviews potential impact effects (both positive and negative) arising from the Proposed Development and then identifies where appropriate any necessary mitigation measures. Effects have been assessed at construction and operational stages of the development.
7.3 This chapter commences with an outline of the regulatory and policy context for the assessment followed by the scope of the assessment and a summary of the methodology. This is then followed by a baseline summary and an analysis of the effects of the scheme having regard for social and economic considerations. Two distinct but inter linked periods are considered, comprising the construction period and the operational period. Finally, consideration is given to the need for mitigation, followed by a summary of the residual effects.
Qualifications and Expertise
7.4 This Chapter has been prepared by Jen Patterson (MRTPI, DipTP, BA Hons), Associate Director at DPP. Jen Patterson has been a Chartered Member of the Royal Town Planning Institute since 2012. DPP is experienced in Environmental Impact Assessment and has been producing EIA’s since 2012.
Regulatory and Policy Context
National Legislation and Policy
7.5 The key policies and documents relevant to this chapter are set out in brief below:
Future Wales- The National Plan 2040 (2020)9
7.6 Future Wales - The National Plan 2040 (2020) is the national development framework, setting the direction for development in Wales to 2040. It is a development plan with a strategy for addressing key national priorities through the planning system including sustaining and developing a vibrant economy, achieving decarbonisation and climate resilience, development strong ecosystems and improving the health and well-being of our communities.
9 Future Wales The National Plan 2040 published 2021 [Online] Available: https://gov.wales/sites/default/files/publications/2021-02/future- wales-the-national-plan-2040.pdf [accessed March 2021] Queens Arcade, Cardiff LH/3578CA/R003 39
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10 Well-being of Future Generations Act (2015)
7.7 The Well-being of Future Generations (Wales) Act is about improving the social, economic, environmental and cultural well-being of Wales. The act acknowledges that Wales faces a number of challenges now and in the future, such as climate change, poverty, health inequalities and jobs and growth.
7.8 The Well-being of Future Generations Act acknowledges in terms of investment in housing, it is important to think in the long-term, and think holistically about how a house becomes an economic driver, a social transformer, an environmental mitigator and a cultural asset to invest in our future generations.
Planning Policy Wales (Edition 11, 2021)11
7.9 Planning Policy Wales (PPW) sets out the land use planning policies of the Welsh Government. It is supplemented by a series of Technical Advice Notes (TANs), Welsh Government Circulars, and policy clarification letters, which together with PPW provide the national planning policy framework for Wales. PPW, the TANs, MTANs and policy clarification letters comprise national planning policy.
7.10 The concept of ‘Active and Social Places’ is introduced within chapter 4, which outlines that in creating places, consideration must be given to promoting social, economic, environmental and cultural well-being and providing well-connected cohesive communities. Active and Social places includes;
• Ensuring there is a range and choice of sufficient housing for both private and affordable;
• Assisting in the delivery of cohesive communities which will tackle inequalitites by meeting the needs of all members of society, including older people and those who are disabled;
• Improving sustainable access to services, cultural opportunities and recreation facilities to support people to adopt healthy, culturally fulfilled lifestyles which will assist in improving health and wellbeing;
• Reducing reliance on travel by private car, and the adverse impacts of motorised transport on the environment and people’s health, by prioritising and increasing active travel and public transport;
10 Welsh Government, “Well-being Future Generations (Wales) Act 2015,” [online] Available: https://www.legislation.gov.uk/anaw/2015/2/contents/enacted [accessed March 2021] 11 Welsh Government, “Planning Policy Wales Edition 11 2021” [online] Available: https://gov.wales/sites/default/files/publications/2021- 02/planning-policy-wales-edition-11_0.pdf [accessed March 2021] Queens Arcade, Cardiff LH/3578CA/R003 40
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• Ensure our transportation infrastructure is adaptable to future advances in innovation such as the mainstreaming of electric vehicles or possible advent of autonomous or driverless vehicles in the next ten to 15 years; and
• Diversifying retail and commercial centres so they can adapt to future retail trends.
Technical Advice Note 23 Economic Development (February 2014)12
7.11 The purpose of TAN 23 is to provide guidance on planning for economic development. PPW defines economic development broadly so that it can include any form of development that generates wealth, jobs and income. The TAN recognises that economic land uses include construction, including house building, albeit housing is not a final economic land use as it ‘does not directly generate wealth, jobs and income.’ (Paragraph 1.1.5).
7.12 The TAN provides guidance on how to weigh up economic benefits. It reiterates that planning should positively and imaginatively seek ‘win-win’ outcomes, where development contributes to all dimensions of sustainability (including social and environmental objectives) (Paragraph 2.1.1). It is accepted that quantifying economic impacts is not an easy task, and therefore encourages local planning authorities to use a qualitative, criteria-based approach – which requires the consideration of alternatives, the number of jobs accommodated and any special merit.
Technical Advice Note 4 Retail and Commercial Development (November 2016)13
7.13 The purpose of TAN 4 Retail and Commercial Development is to enhance the vibrancy, vitality, and attractiveness of retail and commercial centres. Such retail and commercial centres should be the most sustainable locations to live, work, shop, socialise and conduct business. The TAN also provides guidance on how to improve access to, and within, retail and commercial centres by all modes of transport, especially walking, cycling and public transport.
Local Policy and Guidance
Cardiff Local Development Plan 2006 – 202614
7.14 As discussed in further detail elsewhere within the supporting documents, the site is located in the Central Shopping Area in Cardiff City Centre within the adopted Local Development Plan. Adopted LDP policy R2 sets outs a list of criteria which development proposals in the Central Shopping Area will be assessed against, which includes ‘whether the proposal involves retail and other uses which enhance the vitality, viability and attractiveness of the city centre’ and whether it ‘supports the regeneration, renewal and enhancement of the city centre’.
12 Welsh Government, “Technical Advice Note 23: Economic Development” [online] Available: https://gov.wales/technical-advice-note-tan-23- economic-development [accessed March 2021] 13 Welsh Government, “Technical Advice Note 4: Retail and Commercial Development” [online] Available: https://gov.wales/technical-advice- note-tan-4-retail-and-commercial-development [accessed March 2021] 14 City of Cardiff Council, “Cardiff Local Development Plan 2006-2026,” [online] Available: https://www.cardiff.gov.uk/ENG/resident/Planning/Local-Development-Plan/Pages/default.aspx [Accessed March 2021] Queens Arcade, Cardiff LH/3578CA/R003 41
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7.15 The LDP Constraints and Proposals Map identifies that the site is located in and included in the Queen Street Conservation Area for a depth of approximately 10m. the Working Street entrance bounds but is not included in the St. Mary Street Conservation Area. Both entrances are within 150m of the Grade I Listed and Scheduled Monument of Cardiff Castle. As previously aforementioned Nos. 24 and 26 Queens Street are Grade II Listed Buildings. There are also a number of other Listed Buildings located along Working Street and Queens Street which will be considered. The site is not within a Flood Zone and therefore the risk of flooding is negligible.
Cardiff City Council COVID-19 Response- City Recovery and Renewal Strategy: Greener, Fairer, Stronger
7.16 This report acknowledges that the COVID-19 pandemic has had an extraordinary impact on Cardiff, “changing the way we live our lives and the way we do business in ways few of us could have imagined”.
7.17 Cardiff Council have produced this report as they consider it essential to take the steps needed to accelerate recovery, whilst at the same time recognising that the COVID-19 crisis is a catalyst “to building back stronger, greener and fairer”.
7.18 The report therefore provides the Council’s initial response to the pandemic, outlining the initial actions they will take “to help get the city economy and city life back up on its feet alongside the longer-term priorities for renewal.”
7.19 Pages 15-16 of the report sets out the ten key trends identified as capable of shaping Cardiff’s recovery and renewal:
• Agglomeration, innovation, creativity will continue to drive economic growth and jobs. As Wales’ core city, Cardiff will continue to play a leadership role in the Welsh economy post- COVID.
• Whilst agile and home working will inevitably change the way the office operates in the future, many businesses and workers want to get back into cities. Spaces and places in cites for people to collaborate will also become even more important for our economies.
• The accelerated shift to online retail may not reverse, having profound impact on the role of the city centre, district centres, and the labour market, particularly for young people. However, a new retail landscape will emerge, more authentic and more unique, and making the city centre and district centres more interesting places.
• While the trend to online shopping may be irreversible, signs are that hospitality will bounce back as lockdown eases, and the role of food and drink, arts and culture in the city economy, and events, spaces and experiences that bring people together will remain important.
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• Lockdowns have led to greater appreciation of local areas and demand for local services. Neighbourhoods, with easy and safe access to shops, schools, health care and green and blue spaces, giving more space to people, will be a central part of post-recovery cities.
• In addition to zoom calls and online retail, citizens will increasingly access services online.
• Poorest communities have faced a double whammy of health and financial hardship as a result of the pandemic. Unless concerted action is taken, the health inequalities that exist between the richest and poorest communities across the city will widen.
• Over the short term, fear of the virus may continue to hit public transport, with a shift to car, cycling and walking. To avoid moving from lockdown to gridlock, cities are investing in pop-up parking, city-wide cycle-networks and in accessible, safe, district centres.
• Future risks, especially the climate emergency, will require planning to ensure city resilience, and also opportunities in the low carbon economy that need to be taken.
• Good governance is characteristic of cities that have responded well, with partnerships and relationships with public services, the private sector and other tiers of government being central to the ability of Council’s to forge a city-wide response to the pandemic and recovery and renewal. For those that got it right, the pandemic has seen an increase in citizen satisfaction with increased trust in local government.
Scope
7.20 A full scoping exercise was undertaken with the Council. In the Council’s response, dated 4th March 2021 (Appendix 5.2), the following is stated:
“The proposal would have a significant impact upon socio-economic matters, these have been assessed within paragraphs 6.42.-6.52 of the submitted report. The Local Planning Authority has reviewed this data and methodology and conclude that the proposal is acceptable to form part of the Environmental Statement submission.”
Methodology
7.21 In this assessment, the effects are considered over the construction and operational phases. The construction period is the short to medium term period, which is estimated to be 3 years, commencing in Spring 2023.
7.22 The operational period is the period post construction phase when the various elements of the scheme are completed.
7.23 The principal land use components of the scheme which are considered within this socio-economic assessment are:
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• Residential (use class C3) • Hotel (use class C1) • Retail (use class A1) • Financial and Professional Services (use class A2) • Food and drink (use class A3) • Office (use class B1) • Assembly and Leisure (use class D2) • Cycle Hub (Sui Generis)
7.24 The effects have been considered within the Cathays Ward as well as the wider area of Cardiff.
Data Sources
7.25 Baseline information has been gathered relating to population, employment, housing and facilities. Data is referenced as appropriate throughout this chapter but is summarised in Table 7.1.
Table 7.1- Data Sources
Assessment Information Sources Area
Population ONS Ward-level population estimates Mid-2009 Quinary Estimates for 2009 Wards and Mid-2019 SAPE22DT8a
https://www.ons.gov.uk/peoplepopulationandcommunity/populationandmigration /populationestimates/datasets/wardlevelmidyearpopulationestimatesexperimental National Level Population Estimates by year, age and UK country Mid-2009 and Mid- 2019. Updated May 2020
https://statswales.gov.wales/Catalogue/Population-and- Migration/Population/Estimates/nationallevelpopulationestimates-by-year-age- ukcountry
Stats Wales Population projections by Local Authority and Year 2018-2028
https://statswales.gov.wales/Catalogue/Population-and- Migration/Population/Projections/Local-Authority/2018- based/populationprojections-by-localauthority-year
ONS National Population Projections 2018 based
https://www.ons.gov.uk/peoplepopulationandcommunity/populationandmigration /populationprojections/bulletins/nationalpopulationprojections/2018based#uk- population
National Level Population Estimates by year, age and UK country Mid-2019
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Assessment Information Sources Area
https://statswales.gov.wales/Catalogue/Population-and- Migration/Population/Estimates/nationallevelpopulationestimates-by-year-age- ukcountry
Economic and 2011 Census Key & Quick Statistics Profile Cathays and Cardiff Employment https://www.cardiff.gov.uk/ENG/Your-Council/Have-your- say/Ask%20Cardiff%20Library/Cyfrifiad%20Cathays%20-%20Cathays%20Census.pdf
Stats Wales Highest Qualification Levels of Working Age Adults by Regions of Wales and Qualification 2009-2019
https://statswales.gov.wales/Catalogue/Education-and-Skills/Post-16-Education- and-Training/Lifelong-Learning/Qualification- Levels/highestqualificationlevelsofworkingageadults-by-regionsofwales- qualification
Stats Wales Economic Activity Rate by Welsh Local Area and Year 2010-2020
https://statswales.gov.wales/Catalogue/Business-Economy-and-Labour- Market/People-and-Work/Employment/Persons-Employed/economicactivityrate- by-welshlocalarea-year
Nomis 2011 Ward Labour Market Profile W39000575: Cathays
https://www.nomisweb.co.uk/reports/lmp/ward2011/1140858941/report.aspx
ONS Earnings and hours worked, UK region by industry: ASHE Table 5.7a – Annual Gross Pay 2020 Full-time employees
https://www.ons.gov.uk/employmentandlabourmarket/peopleinwork/earningsand workinghours/datasets/regionbyindustry2digitsicashetable5
Housing and Stats Wales Dwelling Stock Estimates by Local Authority and Tenure Benefits https://statswales.gov.wales/Catalogue/Housing/Dwelling-Stock- Estimates/dwellingstockestimates-by-localauthority-tenure
2011 Census Key and Quick Statistics Profile Cathays and Cardiff
https://www.cardiff.gov.uk/ENG/Your-Council/Have-your- say/Ask%20Cardiff%20Library/Cyfrifiad%20Cathays%20-%20Cathays%20Census.pdf
Cardiff Housing Strategy 2016-2021
https://www.cardiff.gov.uk/ENG/resident/Housing/Cardiff-Housing- Strategy/Documents/CardiffHousingStrategy.pdf
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Assessment Information Sources Area
Facilities Stats Wales Adult Lifestyles by Local Authority and Health Board 2018-2019 & 2019- 2020 [Online] Available: https://statswales.gov.wales/Catalogue/National-Survey- for-Wales/Population-Health/Adult-Lifestyles/adultlifestyles-by-localauthority- healthboard
NHS Wales Service Search [Online] Available: http://www.wales.nhs.uk/ourservices/directory/postcodesearch?pc=CF10+2BY&gp =1&dist=2 [accessed March 2021].
NHS Wales Service Search [Online] Available: http://www.wales.nhs.uk/ourservices/directory/postcodesearch?pc=CF10+2BY&de ntist=1&dist=2 [accessed March 2021].
Gov.UK Establishment Search [online] Available: https://get-information- schools.service.gov.uk/Establishments/Search?SelectedTab=Establishments&Searc hType=Location&SearchType=Location&LocationSearchModel.Text=Queen+Street %2c+Cardiff%2c+CF10+2BY&LocationSearchModel.AutoSuggestValue=51.4821395 87402344%2c+- 3.1751298904418945&OpenOnly=true&b=1&b=4&startIndex=0&Count=76 [accessed March 2021]
Cardiff Council ‘Find a Park’ map search tool [online] Available: http://ishare.cardiff.gov.uk/mycardiff.aspx [accessed March 2021]
Cardiff Green Infrastructure SPG November 2017 [online] Available: https://cardiff.moderngov.co.uk/documents/s18690/Item%209%20App%201%20S PG%20Green%20Infrastructure.pdf [accessed March 2021] Cardiff Green Infrastructure Protection and Provision of Open Space in New Developments Technical Guidance Note Consultation Draft June 2017 [online] Available: https://www.cardiff.gov.uk/ENG/resident/Planning/Planning- Policy/Supplementary-Planning- Guidance/Documents/Consultation/Open%20Space%20TGN%20English%20June% 202017.pdf [accessed March 2021]
Cardiff Deposit Local Development Plan 2006-2021 Open Space Survey September 2009 [accessed March 2021]
Construction Assessment Methodology
Direct Jobs
7.26 Direct construction jobs are estimated through application of a per annum cost per construction job derived from the ONS Annual Business Survey (Released 2021). The Survey indicated one
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construction job for one year equates to a cost of £126,58615 i.e. this is the average expenditure for one job to cost of materials, goods and services. Applying this value to the total estimated construction cost of the project then provides a figure for how many ‘person years’ of construction the Proposed Development may support.
Indirect Jobs
7.27 The construction costs and temporary direct jobs associated with the Proposed Development can also be used to estimate indirect employment such as local supply chains. Temporary indirect and 16 induced jobs can be calculated by applying an appropriate national multiplier to the number of temporary construction jobs estimated.
7.28 In addition, local construction jobs will bring increased spending into the local area which will benefit shops, services and facilities. This helps to support the creation of induced jobs.
Value of Employment Generation
7.29 To calculate the value of direct temporary construction to be created by the Proposed Development, the number of temporary construction jobs is multiplied by the annual average earning for a full-time ‘construction of buildings’ worker in Wales as set out in the Annual Survey of Hours and Earnings (ASHE) Table 5.7a17. This has then been multiplied by the construction period (3 years) to give a total wage value of construction jobs over the construction period.
Human Health
7.30 The potential impacts on human health during the construction phase largely relate to air quality, contaminated land, noise and vibration.
Operational Assessment Methodology
Permanent Direct Jobs
7.31 The proposed mix of uses (by floorspace) can be divided by employment density figures to derive estimates of total direct jobs generated as well as known job creation for occupiers which have
15 ONS Annual Business Survey 2019 Revised Results June 2021 [Online] Available: https://www.ons.gov.uk/businessindustryandtrade/business/businessservices/datasets/uknonfinancialbusinesseconomyannualbusinesssurveyse ctionsas [Accessed June 2021] 16 Appropriate multiplier is derived from research undertaken by CEBR on behalf of the National Housing Federation (2013) as highlighted in the HBF/Lichfields document 'The Economic Footprint of Housebuilding in England and Wales' (July 2018) [Online] Available: https://www.hbf.co.uk/documents/7876/The_Economic_Footprint_of_UK_House_Building_July_2018LR.pdf . [Accessed July 2019] 17 ONS Annual Survey of Hours and Earnings (ASHE) Table 5.7a Provisional Results 2020 - Annual pay for full-time employee jobs ‘Wales Construction of Buildings’ [Online] Available: https://www.ons.gov.uk/employmentandlabourmarket/peopleinwork/earningsandworkinghours/datasets/regionbyindustry2digitsicashetable5 [Accessed February 2021] Queens Arcade, Cardiff LH/3578CA/R003 47
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already committed to the scheme. The employment densities utilised in this assessment have been 18 taken from the HCA Employment Density Guide 2nd Edition 2010 .
Permanent Indirect and Induced Jobs
7.32 The directly generated jobs from the Proposed Development will also support further employment in the local economy through indirect employment effects (relating to supply and servicing of new businesses) and the induced employment effects (relating/reflecting the spending in the local economy of incomes earned in both direct and indirect employment). By applying appropriate multiplier values to the net additional direct employment generated, it is possible to illustrate the total potential employment generated by the scheme.
Value of Employment Generation
7.33 The value of permanent direct jobs created by the Proposed Development has been calculated into an annual wage generation figure by multiplying the number of jobs by an average wage derived from the Annual Survey of Hours and Earnings (ASHE) for the North East by industry type for full- time employee jobs19
Business Rates
7.34 To calculate the likely business rates generation of the development, it is first necessary to calculate the likely rateable value of the development. To assist with this, the detail Valuation Office Agency (VOA) rateable value breakdown for similar uses in the surrounding area have been used. Applying 20 the 2020/21 Business Rate multiplier to the estimated rateable value then gives an estimated value of payable business rates.
Human Health
7.35 A qualitative assessment based on the findings of the baseline assessment have been carried out to ascertain the likely significant effects on health and community/recreation facilities in the local area. Effects are assumed to result from the demand (as a consequence of the increased population) exceeding supply of facilities such as open space, sports and leisure, doctors surgeries, dental practices, childcare services and education. These effects have been described in the context of the baseline conditions.
18 HCA/OFFPAT Employment Densities Guide 2nd Edition 2010 [Online] Available: https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/378203/employ-den.pdf [Accessed February 2021] 19 ONS Annual Survey of Hours and Earnings (ASHE) Table 5.7a Provisional Results 2020 - Annual pay for full-time employee jobs ‘Wales Construction of Buildings’ [Online] Available: https://www.ons.gov.uk/employmentandlabourmarket/peopleinwork/earningsandworkinghours/datasets/regionbyindustry2digitsicashetable5 [Accessed February 2021] 20 Standard multiplier for 2019/20 Rateable is 53.5p. Taken from GOV.WALES – How your Business Rates are Calculated [Online] Available: https://businesswales.gov.wales/business-rates-relief-wales#guides-tabs--1 [Accessed February 2021] Queens Arcade, Cardiff LH/3578CA/R003 48
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7.36 Effects on educational facilities relate to increases in numbers of school age children entering into primary and secondary education in the local area as a result of the increased population at the Site.
7.37 Other effects on human health relate to physical impacts on the health of future occupiers in terms of air quality, contaminated land, climate change and noise.
Significance Criteria
7.38 The significance of the socio-economic and human health effects identified are evaluated in a qualitative manner using professional judgement and applying the significance criteria identified below in Table 7.2.
Table 7.2 Significance criteria
Category Definition
Negligible The proposal would cause a barely perceptible deterioration or improvement to the baseline. Minor (adverse/beneficial) The proposal would cause a perceptible but small deterioration or improvement to the baseline. Moderate (adverse/beneficial) The proposal would cause a noticeable and clear deterioration or improvement to the baseline. Major (adverse/beneficial) The proposal would cause a substantial deterioration or improvement to the baseline.
Assumptions and Limitations
7.39 The assessment utilised secondary data sources and professional judgement has been utilised to extract and interpret relevant data sources. However, the spatial and temporal scales utilised within the assessment are dependent on the availability of relevant published data.
7.40 The assessment has been based on the information received from the applicant and supporting professional consultants and it is assumed that the data provided is accurate and duly reflects the proposed scheme.
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Baseline Conditions
The Site
7.41 The Site is described in Chapter 2.0.
Ward Profile
7.42 The Site is located in the Cathays ward in central Cardiff, it consists of Cardiff City Centre and City Hall in the south, and the River Taff to the west.
7.43 The Cathays ward contained a population of 22,095 in mid-201921, reflecting a 20.52% increase in population over a 10-year period from 18,333 in mid-200922. Furthermore, the working-age population (16-64) has grown by 150.5% over a 10-year period from mid-2009-mid-201923.
Population
24 7.44 Stats Wales population data shows that Cardiff’s population has risen by 8.7% over a 10-year period between mid-2009 and mid-2019. This rate of growth is higher than the South East Wales growth over the same period (5.2%) and higher than the national rate of growth in Wales (3.8%) and the United Kingdom (7.3%).
7.45 At a ward level, there has been a significant growth in population over the same 10-year period from 18,333 in mid-2009 to 22,095 in mid-2019, a growth of 20.5%25. This is likely to be as a result of new residential developments in this area.
7.46 According to the Stats Wales and ONS population predictions, it is anticipated that the population in Cardiff will continue to increase by a further 11,485 between 2018 and 2028, an increase of 3.1%26. This is a lower rate of growth than Wales as a whole (2.46%27) and lower than the national
21 ONS Ward-level population estimates Mid-2019 SAPE22DT8a [Online] Available: https://www.ons.gov.uk/peoplepopulationandcommunity/populationandmigration/populationestimates/datasets/wardlevelmidyearpopulatione stimatesexperimental [accessed March 2021]. 22 ONS Ward-level population estimates Mid-2009 Quinary Estimates for 2009 Wards [Online] Available: https://www.ons.gov.uk/peoplepopulationandcommunity/populationandmigration/populationestimates/datasets/wardlevelmidyearpopulatione stimatesexperimental [accessed March 2021]. 23 ONS Ward-level population estimates Mid-2009 Quinary Estimates for 2009 Wards and Mid-2019 SAPE22DT8a [Online] Available: https://www.ons.gov.uk/peoplepopulationandcommunity/populationandmigration/populationestimates/datasets/wardlevelmidyearpopulatione stimatesexperimental [accessed March 2021]. 24 National Level Population Estimates by year, age and UK country Mid-2009 and Mid-2019. Updated May 2020 [Online] Available: https://statswales.gov.wales/Catalogue/Population-and-Migration/Population/Estimates/nationallevelpopulationestimates-by-year-age- ukcountry [Accessed February 2021] 25 ONS Ward Level Population Estimates Mid-2009 Quinary Estimates for 2009 Wards and Mid-2019- SAPE22DT8a [Online] Available: https://www.ons.gov.uk/peoplepopulationandcommunity/populationandmigration/populationestimates/datasets/wardlevelmidyearpopulatione stimatesexperimental [Accessed February 2021]. 26 Stats Wales Population projections by Local Authority and Year 2018-2028 released August 2020 [Online] Available: https://statswales.gov.wales/Catalogue/Population-and-Migration/Population/Projections/Local-Authority/2018-based/populationprojections- by-localauthority-year [Accessed March 2021] 27 27 Stats Wales Population projections by Local Authority and Year 2018-2028 released August 2020 [Online] Available: https://statswales.gov.wales/Catalogue/Population-and-Migration/Population/Projections/Local-Authority/2018-based/populationprojections- by-localauthority-year [Accessed March 2021] Queens Arcade, Cardiff LH/3578CA/R003 50
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predicted growth rate in the United Kingdom (4.51%28). It is however evident that Cardiff will require further housing to ensure that it can accommodate the growing population.
7.47 Turning to age; as at mid-2019, the number of working age residents (16-64) in the Cathays ward accounted for 92% of the population29. This is higher than Cardiff as a whole (67.4%), Wales (61.1%) and nationally in the United Kingdom (62.5%)30.
7.48 Whilst the working age population has decreased slightly in Wales between mid-2009 and mid- 2019 (0.39%), it has increased in the Cathays Ward (150.5%) and in Cardiff as a whole (6.73%). This is in line with national growth of 3.2% over the same period. Similarly, the percentage of young people (age 0-15) has also increased across the same time period by 187.3% in the Cathays Ward and by 10.2% in Cardiff as a whole, compared to 1.23% across Wales and 8% nationally across the United Kingdom. The older population (age 65 and over) has also increased over this period in the Cathays Ward (94.3%), and across Cardiff as a whole (16.5%) compared to 21% growth across Wales and 22.9% nationally across the United Kingdom.
Qualifications
7.49 The 2011 Census31 reveals that at a ward level, 50.4% of the working age population had up to Level 3 qualifications and 26.9% had up to Level 4 qualifications. For up to Level 3 qualifications, this is greater than the rest of Cardiff (15.2%), however for Level 4 qualifications this is slightly lower than the rest of Cardiff (32.3%).
7.50 Over a 10-year period from 2009-201932, Cardiff has experienced a 19.4% increase in the number of people qualified to NQF Level 4 or above, whilst South East Wales has experienced a 31.7% increase, compared to a 32.9% increase across Wales and a 35.9% increase across the United Kingdom33.
28 ONS National Population Projections 2018 based [Online} Available: https://www.ons.gov.uk/peoplepopulationandcommunity/populationandmigration/populationprojections/bulletins/nationalpopulationprojectio ns/2018based#uk-population [Accessed February 2021]. 29 ONS Ward Level Population Estimates Mid-2019- SAPE22DT8a [Online] Available: https://www.ons.gov.uk/peoplepopulationandcommunity/populationandmigration/populationestimates/datasets/wardlevelmidyearpopulatione stimatesexperimental [Accessed February 2021]. 30 National Level Population Estimates by year, age and UK country Mid-2019. Updated May 2020 [Online] Available: https://statswales.gov.wales/Catalogue/Population-and-Migration/Population/Estimates/nationallevelpopulationestimates-by-year-age- ukcountry [Accessed February 2021]
31 2011 Census Key & Quick Statistics Profile Cathays and Cardiff [Online] Available: https://www.cardiff.gov.uk/ENG/Your-Council/Have-your- say/Ask%20Cardiff%20Library/Cyfrifiad%20Cathays%20-%20Cathays%20Census.pdf [Accessed February 2021]. 32 Stats Wales Highest Qualification Levels of Working Age Adults by Regions of Wales and Qualification 2009-2019 [Online] Available: https://statswales.gov.wales/Catalogue/Education-and-Skills/Post-16-Education-and-Training/Lifelong-Learning/Qualification- Levels/highestqualificationlevelsofworkingageadults-by-regionsofwales-qualification [Accessed February 2021] 33 Stats Wales Highest Qualification Levels of Working Age Adults by UK Country, Region and Qualification 2009-2019 [Online] Available: https://statswales.gov.wales/Catalogue/Education-and-Skills/Post-16-Education-and-Training/Lifelong-Learning/Qualification- Levels/highestqualificationlevelsofworkingageadults-by-ukcountry-region-qualification [Accessed February 2021] Queens Arcade, Cardiff LH/3578CA/R003 51
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Employment
7.51 The unemployment rate in Cardiff at year ending 30th September 2020 was lower at 2.8% of the working population than in South East Wales (3.7%); Wales (3.7%) and nationally across the United Kingdom (4.2%). Cardiff has also witnessed the highest decline in unemployment rate over a 10 year period from year ending 30th September 2010-2020 at -6.3% in comparison with South East Wales (-5.7%), Wales (-4.6%) and nationally across the United Kingdom (-3.6%)34.
7.52 The economic activity rate in Cardiff at year ending 30th September 2020 was higher at 78.6% of the working age population than in South East Wales (76.6%) and Wales (76.2%), although slightly lower than across the United Kingdom as a whole (78.9%). Cardiff has witnessed the highest increase in economic activity rate over a 10-year period from year ending 30th September 2010- 2020 at 5%, in comparison to South East Wales (4.1%), Wales (3.3%) and nationally across the United Kingdom (2.8%)35.
7.53 In terms of occupation, the following table provides a breakdown of the respective categories of employment, showing that within the Cathays Ward there is a quarter of the working age population employed in professional occupations (17.7%). There is also a high percentage in associate professional and technical roles (12.8%). Across Cardiff and England & Wales, there is more of a balance however, the highest percentage are employed in professional occupations.
Table 7.3- Categories of Employment36
Cathays Employment Category Cardiff England and Wales Ward 1 Managers And Senior Officials 6.6% 9.0% 10.8% 2 Professional 3 Associate Professional & 17.7% 22.5% 17.4% Technical 12.8% 13.4% 12.7% 4 Administrative & Secretarial 9.9% 11.9% 11.4% 5 Skilled Trades 4.2% 8.1% 11.5% 6 Personal Services 6.9% 8.4% 9.4% 7 Sales And Customer Services 18.9% 10.8% 8.4% 8 Process Plant And Machine 2.5% 4.9% 7.2% Operatives 9 Elementary Occupations 20.5% 10.8% 11.2%
34 Stats Wales Economic Activity Rate by Welsh Local Area and Year 2010-2020 Released January 2021 [Online] Available: https://statswales.gov.wales/Catalogue/Business-Economy-and-Labour-Market/People-and-Work/Employment/Persons- Employed/economicactivityrate-by-welshlocalarea-year [accessed March 2021] 35 Stats Wales Economic Activity Rate by Welsh Local Area and Year 2010-2020 Released January 2021 [Online] Available: https://statswales.gov.wales/Catalogue/Business-Economy-and-Labour-Market/People-and-Work/Employment/Persons- Employed/economicactivityrate-by-welshlocalarea-year [accessed March 2021] 36 Nomis 2011 Ward Labour Market Profile W39000575: Cathays [Online] Available: https://www.nomisweb.co.uk/reports/lmp/ward2011/1140858941/report.aspx [accessed March 2021]. Queens Arcade, Cardiff LH/3578CA/R003 52
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7.54 In terms of earnings by place of work, the average annual pay for full-time workers in Wales is £31,476, this is lower than the national average of £38,60037.
7.55 In terms of the uses proposed at the site as well as taking into account construction, the annual wages for these occupations in Wales are set out below38.
• Office - £22,438 • Food and Drink - £12,807 • Leisure and Assembly - £16,119 • Construction - £36,127
Housing Provision and Need
7.56 Data from Stats Wales (March 2020)39 indicates that there were 153,365 dwellings in Cardiff, of which 127,623 were either owner occupied or privately rented. Of the 127,623 dwellings, the majority were owner occupied (96,557) whilst the remaining (31,065) were privately rented. Whilst the March 2020 housing profile across Cardiff indicates a preference for housing ownership, the 2011 Census40 indicates that at ward level, the tenure split in Cathays ward favours privately rented housing with 64.2% of all households (6,192) were privately rented and 23.7% were owners (outright or via mortgage).
7.57 The adopted Cardiff Local Development Plan (‘LDP’) sets out a Strategy to deliver 41,415 new dwellings and 40,000 new jobs over the Plan period (2006-2026), which are proposed to be provided from numerous sources including windfall provision which are ‘those sites likely to come forward over the Plan period through natural change in an urban area the size of Cardiff’.
7.58 Cardiff’s Housing Strategy (2016-2021)41 indicates that the tenure profile from the 2001 census to the 2011 census reflected an increase in private renting from 11.1% to 21.9% of the city (now larger than the social sector at around 17%), whilst owner occupation reduced from 69.2% of the city to 59.2%.
37 ONS Earnings and hours worked, UK region by industry: ASHE Table 5.7a – Annual Gross Pay 2020 Full-time employees [Online] Available: https://www.ons.gov.uk/employmentandlabourmarket/peopleinwork/earningsandworkinghours/datasets/regionbyindustry2digitsicashetable5 [accessed March 2021]. 38 ONS Earnings and hours worked, UK region by industry: ASHE Table 5.7a – Annual Gross Pay 2020 Full-time employees [Online] Available: https://www.ons.gov.uk/employmentandlabourmarket/peopleinwork/earningsandworkinghours/datasets/regionbyindustry2digitsicashetable5 [accessed March 2021]. 39 Stats Wales Dwelling Stock Estimates by Local Authority and Tenure updated September 2020 [Online] Available: https://statswales.gov.wales/Catalogue/Housing/Dwelling-Stock-Estimates/dwellingstockestimates-by-localauthority-tenure [accessed March 2021]. 40 2011 Census Key and Quick Statistics Profile Cathays and Cardiff [Online] Available: https://www.cardiff.gov.uk/ENG/Your-Council/Have-your- say/Ask%20Cardiff%20Library/Cyfrifiad%20Cathays%20-%20Cathays%20Census.pdf [accessed March 2021] 41 Cardiff Housing Strategy 2016-2021 [Online] Available: https://www.cardiff.gov.uk/ENG/resident/Housing/Cardiff-Housing- Strategy/Documents/CardiffHousingStrategy.pdf [accessed March 2021]. Queens Arcade, Cardiff LH/3578CA/R003 53
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7.59 The Proposed Development will contribute to private rental market housing provision in Cardiff City Centre which will contribute towards Cardiff City Centre’s housing targets.
Population Health
7.60 In 2018-2019 and 2019-2020, 57% of adults in Cardiff indicates that they were active for at least 150 minutes in the previous week, which matched 57% of adults in Wales. 29% of adults in Cardiff indicated that they were active for less than 30 minutes in the previous week, which was a lower rate than 33% across Wales.
7.61 62% of adults in Cardiff indicated that they ate some, but less than 5 portions, of fruit and veg the previous day, less than the rate of 68% across Cardiff as a whole. Whilst 34% of adults in Cardiff indicated that they ate at least 5 portions of fruit and veg the previous day, on par with 34% across Wales as a whole42.
Healthcare Facilities
7.62 There are no healthcare facilities proposed at the Site. The nearest healthcare provisions are set out below.
Hospitals
7.63 For hospital provision, the application Site is within the Cardiff and Vale University Health Board, which runs the following hospitals:
• University Hospital of Wales • University Hospital Llandough • University Dental Hospital • Noah’s Ark Children’s Hospital for Wales • Barry Hospital • St David’s Hospital • Hafan y Coed Mental Health Unit • Cardiff Royal Infirmary • Rockwood Hospital • Lansdowne Hospital
7.64 The following hospitals are located within a 5km radius of the site:
• Cardiff Royal Infirmary- 0.7 miles • Children’s Hospital for Wales- 1.9 miles • University Dental Hospital- 1.9 miles
42 Stats Wales Adult Lifestyles by Local Authority and Health Board 2018-2019 & 2019-2020 [Online] Available: https://statswales.gov.wales/Catalogue/National-Survey-for-Wales/Population-Health/Adult-Lifestyles/adultlifestyles-by-localauthority- healthboard [accessed March 2021]. Queens Arcade, Cardiff LH/3578CA/R003 54
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• University Hospital of Wales- 1.9 miles • Rockwood Hospital- 2.3 miles • University Hospital Llandough- 2.4 miles
GP Surgeries
7.65 The following surgeries are within a 3km radius of the site:
Table 7.4- GP Surgeries43
GP Surgeries Within 2 miles of CF10 2BY Distance (miles) Park Place Surgery, 37 Park Place, Cardiff, CF10 3LU 0.5 92 Salisbury Road, Cathays, CF24 4AE 0.6 Cardiff Health Access Practice, Cardiff Royal Infirmary, Longcross Street, Roath, 0.7 Cardiff, CF24 0SZ Four Elms Medical Centre, Cardiff Royal Infirmary, Glossop Terrace, Cardiff, 0.7 CF24 0SZ Cardiff Bay Surgery, Plas Iona, Loundon Square, Butetown, Cardiff, CF10 5HW 0.7 Butetown Medical Practice, Plas Iona, Loundon Square, Butetown, Cardiff, 0.7 CF10 5HW (Kutner S H M) Saltmead Medical Centre, 107 Clare Road, Grangetown, Grangetown, Cardiff, 0.7 CF11 6QQ (Short S) The Surgery St Davids Crt, 68A Cowbridge Road East, Cardiff, Canton, 0.7 South Glamorgan, CF11 9DU (Ghanghro A) The City Surgery, 187 City Road, Plasnewydd, Plasnewydd, Cardiff, 0.8 CF24 3WD (Aggarwal OP) Meddygfa Albany Surgery., 219-221 City Road, Cardiff, Plasnewydd, 0.8 South Glamorgan, CF24 3JD (Cooper L) Llandaff Fields Medical Practice, Riverside Health Centre, Wellington Street, 0.8 Riverside, Cardiff, CF11 9SH (Davies EW) The Taff Riverside Practice, Wellington Street, Riverside, Riverside, Cardiff, 0.8 CF11 9SH (Chaudhuri SK) Clare Road Medical Centre, 148 Clare Road, Grangetown, Grangetown, 0.8 CF11 6RW (Kumar Singh P) Clifton Surgery, 151-153 Newport Road, Roath, Roath, Cardiff, 0.9 CF24 1AG (Trigg SEE) Meddygfa Canna Surgery, 27 Wyndham Crescent, Canton, Canton, Cardiff, 0.9 CF11 9EE (Herbert BAL)
43 NHS Wales Service Search [Online] Available: http://www.wales.nhs.uk/ourservices/directory/postcodesearch?pc=CF10+2BY&gp=1&dist=2 [accessed March 2021]. Queens Arcade, Cardiff LH/3578CA/R003 55
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GP Surgeries Within 2 miles of CF10 2BY Distance (miles) Grange Medical Practice, Bishop Street, Grangetown, Cardiff, CF11 6PG (Sinha S) 0.9 4 Corporation Road, Grangetown, Cardiff, Grangetown, CF11 7AT (Anwar AMGE) 0.9 Roathwell Surgery, 116 Newport Road, Roath, South Glamorgan, 0.9 CF24 1YT (David MY) Cathays Surgery, 137 Cathays Terrace, Cardiff, Cathays, South Glamorgan, 1.0 CF24 4HU (Pathy DJ) Kings Road Surgery, 180 Kings Road, Canton, Canton, Cardiff, 1.0 CF11 9DQ (Jordan SE) Cardiff Bay Surgery, 45 Cambridge Street, Grangetown, Cardiff, 1.1 CF11 7DJ (Naseem M A) Grangetown Health Centre, Cambridge Street,, Cardiff, Grangetown, 1.1 CF11 7DJ (Agnihotri, R) The Penylan Surgery, 74 Penylan Road, Penylan, Penylan, Cardiff, 1.2 CF23 5SY (Davies HW) 31 Penhill Road, Cardiff, CF11 9PR 1.3 Roath House Surgery, 100 Penylan Road, Penylan, Penylan, Cardiff, 1.3 CF23 5RH (Westlake JD) Cloughmore Medical Centre, 19 South Park Road, Splott, South Glamorgan, 1.4 CF24 2LU (Davies JM) Minster Surgery, Minster Road, Cardiff, CF23 5SE 1.4 North Road Medical Practice, 182 North Road, Gabalfa Cardiff, Gabalfa, 1.5 South Glamorgan, CF14 3XQ Crwys Medical Centre, Wedal Road, Heath, Heath, Cardiff, CF14 3QX (Johnson JA) 1.6 Whitchurch Road Surgery, 210 Whitchurch Road, Heath, Heath, Cardiff, 1.6 CF14 3NB (Lloyd G) Meddygfa Lansdowne Surgery, Sanatorium Road, Canton, Canton, Cardiff, 1.6 CF11 8DG (Westlake HE)
Dental Practices
7.66 The following dental practices are within a 3km radius of the site:
Table 7.5- Dental Practices44
Dentists within 2 miles of CF10 2BY Distance (miles) My Dentist, 17 Quay Street, City Centre, Cardiff, CF10 1EA 0.1
44 NHS Wales Service Search [Online] Available: http://www.wales.nhs.uk/ourservices/directory/postcodesearch?pc=CF10+2BY&dentist=1&dist=2 [accessed March 2021]. Queens Arcade, Cardiff LH/3578CA/R003 56
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Dentists within 2 miles of CF10 2BY Distance (miles) Golate Dental Practice, Golate Court, Golate, City Centre, Cardiff, CF10 1EU 0.2 Charles Street Dental Surgery, 54 Charles Street, City Centre, Cardiff, CF10 2GF 0.2 Park Place Dental Practice, Lower Ground Floor, 3-4 Park Place, City Centre, 0.2 Cardiff, CF10 3DP Loudoun Dental Clinic, Butetown Health Centre @ Loudoun, Plas Iona, Butetown, 0.7 Cardiff, CF10 5HW Bupa Dental Care, 68a Cowbridge Road East, Canton, Cardiff, CF11 9DU 0.7 Cardiff Smile Centre, 113 Clare Road, Grangetown, Cardiff, CF11 6QR 0.8 Bay House Dental Practice, 59 Cathedral Road, Pontcanna, Cardiff, CF11 9HE 0.8 O'Keeffe & Jones, 97 Cathedral Road, Pontcanna, Cardiff, CF11 9PG 0.8 Cathedral Orthodontics, 80 Cathedral Road, Pontcanna, Cardiff, CF11 9LN 0.8 Dental Surgery, 99 Corporation Road, Grangetown, Cardiff, CF11 7AQ 0.9 Clifton Dental Care Ltd, 112 Newport Road, Roath, Cardiff, CF24 1DG 0.9 Cathedral Dental Clinic, 166 Cathedral Road, Pontcanna, Cardiff, CF11 9JD 1.1 Cathays Dental Practice, 159 Cathays Terrace, Cathays, Cardiff, CF24 4HW 1.1 My Dentist, 21 Splott Road, Splott, Cardiff, CF24 2BU 1.1 Marlborough Dental Practice, 14 Marlborough Road, Roath, Cardiff, CF23 5BX 1.1 Canton Dental Care, 339 Cowbridge Road East, Canton, Cardiff, CF5 1JE 1.2 Penylan Dental Practice, 86 Penylan Road, Penylan, Cardiff, CF23 5HX 1.3 Newport Road Dental Clinic, 321 Newport Road, Roath, Cardiff, CF24 1RL 1.3 Colchester Dental Surgery, 1-3 Lady Margaret Court, Colchester Avenue, Penylan, 1.5 Cardiff, CF23 9AW Whitchurch Road Dental Surgery, 101 Whitchurch Road, Gabalfa, Cardiff, CF14 3JQ 1.7
Educational Facilities
7.67 The below tables set out the nearest education and early years provision.
Early Years and Primary School Provision
7.68 The site is located within the Welsh medium primary catchment of Ysgol Mynydd Bychan (pupil roll of 240) and the English medium primary catchment of Adamsdown Primary School (pupil roll of 394).
7.69 The early years and primary schools within a 3km radius are detailed in the table below:
Queens Arcade, Cardiff LH/3578CA/R003 57
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Table 7.6- Early Years and Primary Education Facilities45
Early Years and Primary Education Schools within 2 miles of CF10 2BY Distance (miles) Kings Monkton School, 0.34 6 West Grove, Cardiff, Not recorded, CF24 3XL Tredegarville C.I.W. Primary School, Glossop Road, Roath, Cardiff, Not recorded, 0.47 CF24 0JT St Mary The Virgin C.I.W. Primary School, North Church Street, Butetown, Cardiff, 0.58 CF10 5HB Adamsdown Primary School, System Street, Adamsdown, Cardiff CF24 0JR 0.64 St Peter’s R.C. Primary School, Southey Street, Roath, Cardiff, CF24 3SP 0.68 St Cuthbert’s R.C. Primary School, Letton Way, Cardiff Bay, Cardiff, CF10 4AB 0.75 Albany Primary School, Albany Road, Roath, Cardiff, CF24 3RR 0.83 Ysgol Y Berllan Deg, Circle Way East, Llanderyrn, Cardiff, CF23 9LD 0.83 Cardiff Muslim Primary School, Merthyr Street, Cathays, Cardiff, CF24 4JL 0.84 St Monica’s C.I.W. Primary School, Whitchurch Road, Heath, Cardiff, CF14 3JL 0.91 St Patrick’s R.C. Primary School, Lucknow Street, Grangetown, Cardiff, CF11 6NA 1.02 St Mary’s R.C. Primary School, Wyndham Crescent, Canton, Cardiff, CF11 9EF 1.02 Stacey Primary School, Stacey Road, Roath, Cardiff, CF24 1DW 1.09 Roath Park Primary School, Penywain Road, Roath Park, Cardiff, CF24 4BB 1.09 Kitchener Primary School, Kitchener Road, Canton, Cardiff, CF11 6HT 1.1 Gladstone Primary, Whitchurch Road, Heath, Cardiff, CF14 3JL 1.13 Grange Town Primary, Bromsgrove Street, Grangetown, Cardiff, CF11 7XS 1.17 Ninian Park Primary School, Virgil Street, Grangetown, Cardiff, CF11 8TF 1.22 Moorland Primary School, Singleton Road, Splott, Cardiff, CF24 2LJ 1.28 Ysgol Glan Morfa, Lewis Road, Splott, Cardiff, CF24 5EB 1.28 St Paul’s C.I.W. Primary School, Oakley Place, Grangetown, Cardiff, CF11 7EU 1.29 Mount Stuart Primary, Adelaide Street, Butetown, Cardiff, CF10 5BS 1.31 Ysgol Mynydd Bychan, New Zealand Road, Cathays, Cardiff, CF14 3BR 1.35 Ysgol Gynradd Gymraeg Hamadryad, Hamadryad Road, Caerdydd, CF10 5UY 1.37 Tremorfa Nursery School, Mona Place, Tremorfa, Cardiff, CF24 2TG 1.41 Grangetown Nursery School, Avondale Road, Grangetown, Cardiff, CF1 7DW 1.42
45 Gov.UK Establishment Search [online] Available: https://get-information- schools.service.gov.uk/Establishments/Search?SelectedTab=Establishments&SearchType=Location&SearchType=Location&LocationSearchModel. Text=Queen+Street%2c+Cardiff%2c+CF10+2BY&LocationSearchModel.AutoSuggestValue=51.482139587402344%2c+- 3.1751298904418945&OpenOnly=true&b=1&b=4&startIndex=0&Count=76 [accessed March 2021] Queens Arcade, Cardiff LH/3578CA/R003 58
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Early Years and Primary Education Schools within 2 miles of CF10 2BY Distance (miles) Radnor Primary School, Radnor Road, Canton, Cardiff CF5 1RB 1.43 Allenbank Primary School, Llanishen Street, Heath, Cardiff, CF14 3QE 1.45 Baden Powell Primary School, Muirton Road, Tremorfa, Cardiff, CF24 2SJ 1.45 St Albans RC Primary School, Mona Place, Tremorfa, Cardiff, CF24 2TG 1.54 St Joseph’s R.C. Primary School, 204 North Road, Gabalfa, Cardiff, CF14 3BL 1.61 Ysgol Gymraeg Pwll Coch, Adjacent to Fitzalan High, Lawrenny Avenue, Leckwith, 1.62 Cardiff, CF11 8BR Lansdowne Primary School, Norfolk Street, Canton, Cardiff, CF5 1JY 1.68 Howell’s School, Cardiff Road, Llandaff, Cardiff, CF5 2YD 1.7 Ysgol Gymraeg Treganna, Sanatorium Road, Canton, Cardiff, CF11 8DG 1.73 The Cathedral School, Cardiff Road, Llandaff, Cardiff, CF5 2YH 1.98
Secondary Education Provision
7.70 The site is located within the Welsh medium secondary school catchment of Ysgol Gyfun Gymraeg Glantaf (pupil roll number of 1342) and the English medium secondary school catchment of Willows High School (pupil roll number of 704).
7.71 The secondary schools within a 3km radius are detailed in the table below:
Table 7.7- Secondary Education Facilities46
Secondary Schools within 2 miles of CF10 2BY Distance (miles) Kings Monkton School, 0.34 6 West Grove, Cardiff, Not recorded, CF24 3XL Cardiff Academy, 40 - 41 the Parade, Roath, Cardiff, CF24 3AB 0.44 ACT Schools, Ocean Park House, East Tyndall Street, Cardiff, CF24 5ET 0.76 Cathays High School, Crown Way, New Zealand Road, Cathays, Cardiff, CF14 3XG 1.35 Willows High School, Willows Avenue, Tremorfa, Cardiff, CF24 2YE 1.63 Fitzalan High School, Lawrenny Avenue, Leckwith, Cardiff, CF11 8XB 1.67 Howell’s School, Cardiff Road, Llandaff, Cardiff, CF5 2YD 1.7 The Cathedral School, Cardiff Road, Llandaff, Cardiff, CF5 2YH 1.98
46 Gov.UK Establishment Search [online] Available: https://get-information- schools.service.gov.uk/Establishments/Search?SelectedTab=Establishments&SearchType=Location&SearchType=Location&LocationSearchModel. Text=Queen+Street%2c+Cardiff%2c+CF10+2BY&LocationSearchModel.AutoSuggestValue=51.482139587402344%2c+- 3.1751298904418945&OpenOnly=true&b=1&b=4&startIndex=0&Count=76 [accessed March 2021] Queens Arcade, Cardiff LH/3578CA/R003 59
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Open Space and Play Space
7.72 The table below outlines the existing open space provision within a 3-mile radius of the site:
Table 7.8 Existing Open Space Provision47
Outdoor Sports and Recreation within 3 miles of CF10 2BY Distance (miles) Bute Park, North Road, Cardiff, CF10 3ER 0.5 Cathays Park, Cardiff 0.5 Howard Gardens 0.53 Blackweir 0.64 Sophia Gardens, Pontcanna, Cardiff, CF11 9XR 0.8 Canal Park 0.87 Grange Gardens 1.03 Sevenoaks Park 1.06 Coronation Park 1.09 Pontcanna 1.14 Jubilee Park 1.18 Maindy 1.20 Roath Recreation Ground 1.26 Waterloo Gardens 1.29 Roath Park Pleasure Park 1.34 Lawrenny Avenue 1.42 Splott Park 1.44 The Marl 1.45 Llandaff Fields 1.51 Roath Botanic Gardens 1.60 Sanatorium Road 1.74 Victoria Park 1.79 Tremorfa Park 1.88 Lydstep Park (Llanidloes Road) 2.01 Heath Park 2.11
47 Cardiff Council ‘Find a Park’ map search tool [online] Available: http://ishare.cardiff.gov.uk/mycardiff.aspx [accessed March 2021] Queens Arcade, Cardiff LH/3578CA/R003 60
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Outdoor Sports and Recreation within 3 miles of CF10 2BY Distance (miles) Trelai Park 2.18 Jellicoe Gardens 2.22 Heath Park Playing Fields 2.33 Llwynfedw Gardens 2.40 Rumney Hill Gardens 2.45 Riverside Playing Fields 2.72 Fairwater Recreation Ground 2.75 Hailey Park 2.90 Rumney Recreation Ground 2.92
7.73 Cardiff Council’s Green Infrastructure SPG48 defines green infrastructure as “a network of multi- functional, connected green spaces that make the best use of land and provide green open space for all, helping wildlife to flourish, and delivering a wide range of economic, health and community benefits.”
7.74 The Green Infrastructure: Protection and Provision of Open Space in New Developments Technical Guidance Note49 states at section 4 that some open spaces have particular value to the amenity of an area, which can include:
• Woodlands • Allotments • Ornamental Gardens • Cemeteries • Water Bodies • Golf Facilities • Urban Spaces
7.75 It goes on to state that the characteristics of open spaces can vary considerably, and that their particular amenity value may be based on different factors. The basis of assessing the amenity value of an area, whether recreational or amenity open space, is said to relate to visual amenity and leisure amenity.
7.76 As can be seen in Table 7.8, there are a significant amount of open spaces within a 3-mile radius of the site in the form of outdoor sports (which can be viewed to contribute towards leisure amenity) and recreational areas (which can be viewed to contribute towards visual and leisure amenity), and
48 Cardiff Green Infrastructure SPG November 2017 [online] Available: https://cardiff.moderngov.co.uk/documents/s18690/Item%209%20App%201%20SPG%20Green%20Infrastructure.pdf [accessed March 2021] 49 Cardiff Green Infrastructure Protection and Provision of Open Space in New Developments Technical Guidance Note Consultation Draft June 2017 [online] Available: https://www.cardiff.gov.uk/ENG/resident/Planning/Planning-Policy/Supplementary-Planning- Guidance/Documents/Consultation/Open%20Space%20TGN%20English%20June%202017.pdf [accessed March 2021] Queens Arcade, Cardiff LH/3578CA/R003 61
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therefore the site’s location is considered to present an adequate and accessible level of open space provision at present.
7.77 Furthermore, the Cardiff Open Space Survey50 indicates that the Site in Cardiff City Centre is surrounded by the open space category of ‘urban space’, defined as;
“an area of hard landscaping between and within buildings that are publicly accessible, including civic and market squares and other hard surfaced areas designed for pedestrians, for example the Oval Basin in Cardiff Bay. It must have a minimum size of 0.08 hectares. This category does not include pavements or any covered public spaces such as shopping centres.”
7.78 The Cardiff Open Space Survey for Cathays Ward indicates that Cathays contains a deficit of open space compared to the open space requirement. However, the proposed development will deliver additional open space, likely to contribute towards the ‘urban space’ category, in comparison to the baseline as currently the publicly accessible space is enclosed within the shopping centre which is not covered by the ‘urban space’ category.
Community Facilities
7.79 Community facilities can encourage social interaction and help with the creation of sustainable communities. Nearby facilities within a 3-mile radius of the site are detailed below:
Community Centres
Community Centres within 3 miles of CF10 2BY Distance (miles) Cathays Community Centre, 36-38 Cathays Terrace, Cardiff, CF24 4HX 0.9 St. Peter’s Youth Community Hall, 3DA, Bedford Street, Cardiff 0.9 YMCA Plas, 2 Shakespeare Street, Cardiff, CF24 3ES 1.1 Adamsdown Resource Centre 10G Moira Terrace, Cardiff, CF24 0EJ 1.1 Roath Church House, Waterloo Road, Cardiff, CF23 5AD 1.7 Culture and Media Centre, CCHA, Plas Iona, Butetown, Cardiff, CF10 5HW 1.7 The Corner, Pen-Y-Wain Road, Cardiff, CF24 4GB 1.7 Old Library, The Old Library, Singleton Road, Cardiff, CF24 2ET 1.8 Butetown Community Centre, 40 Loudon Square, Cardiff, CF10 5UZ 1.8 Ocean Community Services, Fifth Floor, Harlech Court, Bute Terrace, Cardiff, CF10 1.9 2FE The Moorlands Community Centre, Moorland Road, Cardiff, CF24 2LG 2.0 Grange Pavillion, Grange Gardens, Cardiff, CF11 7LJ 2.2 Tremorfa Community Hall, CCHA, Tweedsmuir Road, Tremorfa, Cardiff, CF24 2QZ 2.3
50 Cardiff Deposit Local Development Plan 2006-2021 Open Space Survey September 2009 [accessed March 2021] Queens Arcade, Cardiff LH/3578CA/R003 62
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Community Centres within 3 miles of CF10 2BY Distance (miles) Penylan Library and Community Centre, Pen-Y-Lan Road, Pen-Y-Lan, Cardiff, CF23 2.4 5HW. Heath Park Community Halls, Heath Park Opposite 183 George V Dr E, Cardiff CF14 2.5 4EP
Places of Worship
Places of Worship within 3 miles of CF10 2BY Distance (miles) St. John Baptist Church, St. John Street, Cardiff, CF10 1GJ 0.1 St Davids Metropolitan Cathedral Church Clergy House, 38 Charles Street, Cardiff, 0.2 CF10 2SF Calvary Chapel of Cardiff 20 High Street, Cardiff, CF10 1PT 0.2 Apostleship of the Sea Clergy House, 38 Charles Street, Cardiff, CF10 2SF 0.2 The City United Reformed Church Windsor Place, Cardiff, CF10 3BZ 0.3 Cardiff Christian Life Centre 15 David Street, Cardiff, CF10 2EH 0.4 City Temple 39-47 Cowbridge Rd East, Cardiff, CF11 9AD 0.5 Christian Science Church 28 North Road, Cardiff, CF10 3DY 0.7 Crwys Presbyterian Church of Wales 77 Richmond Road, Cardiff, CF24 3AR 0.8 The Archbishop of Cardiff 41-43 Cathedral Road, Cardiff, CF11 9HD 0.8 Gateway Christian Spiritualist Church 2A Northcote Street, Cardiff, CF24 3BH 0.9 St Mary of the Angel 67 Talbot Street, Cardiff, CF11 9BX 0.9 Cardiff Christian Life Centre Newport Road, Cardiff, CF24 0DH 1.0 Calvary Baptist Church 134 Cowbridge Road East, Cardiff, CF11 9ND 1.0 St Peter’s R.C. Church St. Peters Street, Cardiff, CF24 3BA 1.0 The Cardiff Buddhist Centre 12 St Peters Street, Cardiff, CF24 3BA 1.0 Trinity Methodist Church Four Elms Road, Cardiff, CF24 1LE 1.1 St Martin Church in Wales St Martins Vicarage, Strathnairn Street, Cardiff, CF24 3JL 1.1 Shah Jalal Mosque Islamic Cultural Centre Crwys Road, Cardiff, CF24 4NJ 1.1 St Germans Parish Church St. Germans Clergy House, Metal Street, Cardiff, 1.2 MacKintosh Evangelical Church 61-63 Mackintosh Place, Cardiff, CF24 4RL 1.3 Cathays Methodist Church, Crwys Road, Cardiff, CF24 4NE 1.3 St Margaret’s Church Roath Vicarage, Waterloo Road, Cardiff, CF23 5AD 1.7 St Marks Church 206 North Road, Cardiff, CF14 3BL 1.7 South Wales Islamic Centre, Alice St, Cardiff CF10 5LB 1.8 Queens Arcade, Cardiff LH/3578CA/R003 63
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Places of Worship within 3 miles of CF10 2BY Distance (miles) Methodist Church 15 Axminster Road, Cardiff, CF23 5AR 1.8 St Saviours Church in Wales, St Saviours Vicarage, 115 Splott Road, Cardiff, CF24 1.9 2BY St Albans R C Church Cameron Street, Cardiff, CF24 2NX 1.9 Sikh Gurdwara Temple 212a Pearl Street, Cardiff, CF24 1RD 1.9 Gabalfa Baptist Church Pen-y-Bryn Road, Gabalfa, Cardiff, CF14 3LG 1.9 Covenant Life Church All Nations Centre, Sachville Avenue, Cardiff, CF14 3NY 1.9 Grangetown Baptist Church 1 Clive Street, Cardiff, CF11 7HJ 2.0 United Pentecostal Church 1 Merches Place, Cardiff, CF11 6RD 2.2 St Patrick's Roman Catholic Church, Grangetown, St Patrick's RC Church, 2.2 Pentrebane St, Cardiff CF11 7LJ St Pauls Vicarage, Llanmaes Street, Cardiff, CF11 7LR 2.3 St Paul's Catholic Church, 127 Cyncoed Rd, Cardiff CF23 6AF 2.7 Cardiff United Synagogue Cyncoed Gdns, Cardiff, CF23 5SL 2.7 St Johns Church St. Johns Cr, Canton, Cardiff, CF5 1NX 3.0
Sports and Leisure
Sports and Leisure Facilities within 3 miles of CF10 2BY Distance (miles) JD Gyms Cardiff, Queen Street, Cardiff, CF10 2BH Less than a mile. The Gym Cardiff City Centre, Capitol Shopping Centre, Queen Street, Cardiff, CF10 0.2 2HQ PureGym, Cardiff Central, Stadium Plaza, Wood Street, Cardiff CF10 1LA 0.5 Maindy Pump Track, 139 Maindy Road, Cardiff, CF24 4HN 1.2 Maindy Centre, Crown Way, Cardiff, CF11 3AJ 1.4 Simply Gym, Cardiff Bay, The Red Dragon Centre, Hemingway Road, Cardiff CF10 2.1 4JY Splott Skatepark, 19 Muirton Road, Cardiff, CF24 2SL 2.2 Star Hub, Muirton Road, Tremorfa, Cardiff, CF24 2SJ 2.3 The Gym, Cardiff Newport Road, 360 Newport Road, Cardiff CF23 9AE 2.3 Channel View Mini Ramp, 59 Jim Driscoll Way, Cardiff CF11 7HB 2.7 Channel View Leisure Centre Jim Driscoll Way, Cardiff, CF11 7HB 2.7
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Air Quality
7.80 An Air Quality Assessment has been carried out by Hydrock. The baseline conditions are detailed within Appendix 7.1.
Contaminated Land
7.81 The baseline for the existing ground conditions is described within the accompanying Phase 1 Ground Conditions Desk Study provided by Hydrock at Appendix 7.2.
Noise
7.82 The baseline for existing noise conditions is described within the accompanying Environmental Noise Report provided by Hydrock at Appendix 7.3.
Climate Change
7.83 The baseline for the existing drainage arrangements is described within the accompanying Drainage Strategy report by Hydrock at Appendix 7.4.
7.84 The baseline for the existing energy arrangements is described within the accompanying Energy Strategy by Hydrock at Appendix 7.5.
Assessment without Mitigation
Construction Phase
Direct Employment
7.85 Construction costs are estimated by the Applicant to be circa £60.4 million. By application of the average construction cost for one job per annum, the Proposed Development can support approximately 477 person years (£60.4m ÷ 126,58651). Applied to the 3-year construction period, this is equivalent to approximately 159 FTE temporary construction jobs over the build period.
7.86 Where possible, the appointed contractor will seek to employ a local workforce, providing socio- economic benefits to the community within which they work.
7.87 When assessed against the baseline, the provision of 159 FTE construction jobs will result in a major beneficial effect.
51 ONS Annual Business Survey 2019 Revised Results June 2021 [Online] Available: https://www.ons.gov.uk/businessindustryandtrade/business/businessservices/datasets/uknonfinancialbusinesseconomyannualbusinesssurveyse ctionsas [Accessed June 2021] Queens Arcade, Cardiff LH/3578CA/R003 65
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Indirect Employment
7.88 The construction costs associated with the Proposed Development will be in the order of £60.4million. A large proportion of this will be spent locally or regionally as it is normal practice for developers to purchase, wherever possible, building materials and supplies locally. In turn, suppliers purchase from their suppliers further down the supply chain. This will benefit local traders. Consequently, the Proposed Development will support indirect jobs through suppliers of construction materials and equipment.
7.89 In addition, local construction jobs will bring increased spending into the local area which will benefit shops, services and facilities. This helps to support the creation of induced jobs.
7.90 Temporary indirect and induced jobs can be calculated by applying an appropriate national 52 multiplier to the 159 FTE temporary construction jobs. It is anticipated that an additional 240 FTE temporary indirect and induced jobs could be created across the UK economy during the construction period which will result in a major beneficial effect.
Value of Temporary Job Creation
7.91 To calculate the value of direct temporary construction jobs to be created by the Proposed Development, the number of temporary construction jobs is multiplied by the annual average earning for a full-time ‘construction of buildings’ worker in Wales as set out in the Annual Survey of Hours and Earnings (ASHE) Table 5.7a53. This has then been multiplied by the construction period (3 years) to give a total wage value of construction jobs over the construction period. The total wage value of direct construction jobs is anticipated to be in the order of c.£5.74m annually and totalling £17.2m over the wage construction phase of the Proposed Development.
7.92 In light of the above it is clear that the Proposed Development will bring a raft of direct and in- direct economic benefits, locally and city wide during the Construction Phase. The Proposed Development will therefore result in substantial economic benefits which will have a major beneficial effect on the local area as well as the wider South East Wales region.
Public Realm and Open Space Effects
7.93 The Site does not currently provide any outdoor public realm or open space thus there will be no impact on the provision of public realm and open space. However the Site is currently accessible to the public in association with its operation as a shopping centre and provides a link to St David’s 2 Shopping Centre. As such, the construction phase will have a minor adverse effect on the urban realm as it will not be in operation as a shopping centre during this time and the link with St David’s
52 Appropriate multiplier is derived from research undertaken by CEBR on behalf of the National Housing Federation (2013) as highlighted in the HBF/Lichfields document 'The Economic Footprint of Housebuilding in England and Wales' (July 2018) [Online] Available: https://www.hbf.co.uk/documents/7876/The_Economic_Footprint_of_UK_House_Building_July_2018LR.pdf . [Accessed July 2019] 53 ONS Annual Survey of Hours and Earnings (ASHE) Table 5.7a Provisional Results 2020 - Annual pay for full-time employee jobs ‘Wales Construction of Buildings’ [Online] Available: https://www.ons.gov.uk/employmentandlabourmarket/peopleinwork/earningsandworkinghours/datasets/regionbyindustry2digitsicashetable5 [Accessed February 2021] Queens Arcade, Cardiff LH/3578CA/R003 66
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2 will also not be available during the construction phase, however this will be temporary and St David’s 2 can be accessed via its primary entrance(s).
Community, Health and Educational Facilities
7.94 It is assumed that there will be some leakage for the construction workforce and therefore a proportion will be supplied from outside the local areas. It is anticipated however that workforce demand that cannot be met locally will be met by workers commuting to the Site from elsewhere in the Cardiff area and South East Wales.
7.95 It is likely that any temporary increased demand on local centres and medical facilities attributable to temporary increase in construction related employment will be negligible. This is because the majority of construction workers are expected to live locally and already be using facilities. It is not expected there will be any discernible effect on education facilities. Therefore, there is likely to be a negligible effect on community, health and educational facilities during the construction phase.
Air Quality
7.96 A detailed assessment of the Proposed Development is held in the accompanying Air Quality Assessment by Hydrock at Appendix 7.1. In summary, the assessment outlines that the construction phase of the proposed development will involve a number of activities that will produce polluting emissions to the air.
7.97 The risk posed to human health during demolition is assessed to be medium risk, and during earthworks, construction and trackout it is assessed to be low risk.
7.98 The risk posed from dust soiling during demolition is assessed to be high risk, during earthworks and construction it is assessed to be medium risk, and during trackout it is assessed to be low risk.
7.99 In respect of human health, the risk of all activities during the construction phase is therefore assessed to be moderate adverse without any mitigation. However, appropriate site-specific mitigation would be put in place to reduce and limit these impacts. The impacts are also temporary.
Contaminated Land
7.100 The Phase 1 Ground Conditions Desk Study by Hydrock is contained at Appendix 7.2. The report concludes that the overall risk for a redeveloped site is assessed to be low due to the fact that the site will be entirely covered by hardstanding or buildings. However, the risk posed by ground gas is assessed to be moderate and this will need to be addressed by the ground investigation.
7.101 However, in terms of human health, possible pollutant linkages (for risk levels of moderate or greater) on an unremediated redeveloped site, as determined by the desk study and walk-over, include ground gases (carbon dioxide and methane) from organic materials in the Made Ground below the site and in the waste material used to fill the former moat, and asbestos in the existing buildings.
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7.102 Therefore, assuming no mitigation, there would be a risk to construction workers which would have a major adverse effect.
Noise
7.103 The construction phase is likely to result in periods of noise/vibration generation. However, it is considered that construction noise can be controlled adequately through a construction management plan secured by way of an appropriate planning condition. The proposals may therefore have a moderate adverse impact on local residents and visitors to the surrounding area, however this will be short term and temporary.
Operational Phase
Employment
7.104 The existing use of Queens Arcade has been assessed to provide in the region of 300 jobs. Using the methodology set out at para 7.27 calculations of the maximum potential job creation has been carried out based on the uses identified within the Schedule of Development held at Appendix 3.1. The results are summarised in Table 7.12 below.
Table 7.12 – Potential job creation
Employment Max Potential Potential Use Use Class Density (m2 per Gross Job Floorspace employee) Creation Retail A1 19 5,333 281 Financial and A2 16 4,983 311 Professional Food and Drink A3 18 4,983 276 Office B1 12 5,503 459 Assembly and D2 70 4,983 71 Leisure
Hotel C1 1 employee per 2 3,975 78 bedrooms
7.105 As demonstrated by Table 7.12 above, the Proposed Development has the potential to create a large number of jobs. However, it should be noted that a level of flexibility is sought in respect of the commercial uses given the outline nature of the planning application, and therefore the scheme allows for a maximum total of 5,333sqm of retail (A1) uses, a maximum total of 5,503sq.m of business (B1) use and a total of 4,983sqm of commercial (A2, A3, B1, D2) uses. The maximum
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number of jobs which could be created by the proposals and based on industry standard multipliers is 912FTE, whilst the minimum is 808FTE.
7.106 The creation of jobs, as outlined in table 7.12, greatly exceed employment opportunities offered by Queens Arcade in its existing form and would provide a significant economic benefit to the area which is considered to have a major beneficial effect on the Cardiff economy, both within the Cathays ward and the wider area. Given the flexibility offered within the schedule of development, the development affords opportunities for many possible routes for job creation.
7.107 It is acknowledged that the loss of the existing Queens Arcade will inevitably result in the loss of predominantly retail jobs. Based upon our calculations using a schedule of existing floorspaces provided by Queens Arcade, the total number of retail jobs Queens Arcade could provide at full occupancy rates is calculated to be 564 FTE. However, it is extremely important to note that this calculation is based upon full occupancy of Queens Arcade, whereas currently Queens Arcade is experiencing high levels of vacant units which, based upon vacancy calculations from a schedule provided by Queens Arcade, results in an existing retail jobs figure of 300FTE.
7.108 As such, the Proposed Development will deliver significant job creation which is considered to have a major beneficial effect.
Value of Job Creation
7.109 Given the mostly outline nature of the planning application, based upon a scenario in which the maximum floorspace of 5,333 sqm of (A1) retail floorspace; the maximum of 5,503 sqm of (B1) office floorspace; and the maximum of 3,975 sqm of (C1) hotel floorspace is provided, this would result in a total of 912 FTE jobs.
7.110 Based on the scenario of job creation of 912 FTE jobs, as set out above, and the average salary for Wales54, it is anticipated that the 912 FTE jobs will bring a benefit of circa £28.7m in employee salaries per annum. Based on the minimum scenario of 808FTE jobs and applying the average salary for Wales, a benefit of c. £25.4m will be generated. It is anticipated that the majority of these workers will live and spend money locally which will again have a major beneficial effect upon the local economy.
7.111 The schedule of development allows an element of flexibility, enabling retail (A1) uses up to 5,333sqm, and commercial (A2, A3, B1 and D2) uses up to 5,033sqm, which could therefore result in a number of possible routes for job creation and greater salary creation.
54 ONS Earnings and hours worked, UK region by industry: ASHE Table 5.7a – Annual Gross Pay 2020 Full-time employees [Online] Available: https://www.ons.gov.uk/employmentandlabourmarket/peopleinwork/earningsandworkinghours/datasets/regionbyindustry2digitsicashetable5 [accessed March 2021]. Queens Arcade, Cardiff LH/3578CA/R003 69
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Income generated from new households
7.112 The Proposed Development includes for up to 300 residential units, which will result in an increase in population within this area of Cardiff.
7.113 Key findings from the 2018 Living Costs and Food Survey (LCF) were published by the Office for National Statistics in January 2019. These findings offer an insight into household expenditure between 2016 and 2018.
7.114 The findings show that the average total household expenditure between 2016-2018 for Wales was £471.40 per week55 This includes a range of expenditure groups including household rent and mortgage payments, transport, food, convenience goods and comparison goods.
7.115 When applying these findings to the Proposed Development, the addition of 300 residential units to the area could potentially generate £141,420 of additional household expenditure per week. This equates to £7,353,840 of additional household expenditure per year being spent in the area (such as food shopping, comparison shopping, public transport, leisure and food and drink facilities etc.). This additional spending power is likely to make a significant contribution to the local economy and the vitality of the city centre and South East Wales region resulting in a major beneficial effect.
Council Tax
7.116 It is anticipated that the proposed one bed units will fall within Council Tax band E and the two bed units within Band F. Based on current Council Tax charges and assuming all the apartments provided are 1 bed, the new homes will contribute the following to Cardiff City Council in Council tax:
• £585,780.00 per annum (based on maximum of 300 apartments) or;
• £449,098.00 per annum (based on minimum of 230 apartments)
7.117 If all the apartments are assumed to be 2 bed the Council Tax charges would increase to:
• £692,286.00 per annum (based on maximum of 300 apartments) or;
• £530,752.60 per annum (based on minimum of 230 apartments)
7.118 The final mix of apartments is to be determined through the subsequent Reserved Matters application(s) however using the above minimum and maximum contributions, future Council Tax payments will range between £449,098 per annum and £692,286 per annum, resulting in a major beneficial effect.
55 ONS Detailed household expenditure by countries and regions: Table A35 [Online] Available: https://www.ons.gov.uk/peoplepopulationandcommunity/personalandhouseholdfinances/expenditure/datasets/detailedhouseholdexpenditureb ycountriesandregionsuktablea35 [Accessed February 2021] Queens Arcade, Cardiff LH/3578CA/R003 70
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Accessibility and Open Space
7.119 As discussed in the Baseline Section, the Site does not contain any existing open space. Whilst it is currently accessible to the public, the Site is an enclosed shopping centre, and as such the Proposed Development will not result in the loss of any open space, rather it will create additional open space through the delivery of outdoor public realm throughout the Site. The overall effect is therefore considered to be major beneficial.
Community, Health and Educational Facilities
7.120 As is demonstrated within the baseline section, there are many healthcare facilities in the surrounding area of the Queens Arcade site. We have endeavoured to undertake research and to collect data to determine whether any of the nearby healthcare facilities have capacity for additional pupils and/or NHS patients, however given the COVID-19 circumstances this has been extremely difficult in terms of NHS services inevitably experiencing high workload pressures and under staffing issues.
7.121 Without any mitigation, therefore, there is a possibility that there could be a minor adverse impact upon existing healthcare facilities in the area due to the increased residential population proposed. The NHS will be a statutory consultee on the planning application once it is submitted, which will provide them with the opportunity to highlight any potential capacity issues with the existing facilities which surround the Queens Arcade site. It should be noted that the residential properties will increase the range and choice of homes within Cardiff City Centre for those who work within healthcare facilities (amongst other professions) and will also result in Council Tax payments which is in part allocated to health and social care and will be distributed appropriately by Cardiff Council.
7.122 A summary of the Early Years Provision, Primary School and Secondary School provision has been provided in the baseline of this chapter. There are a number of facilities providing early years provision, primary education and secondary education within a 3km radius of the Site. We have endeavoured to undertake research and to collect data to determine whether any of the nearby childcare facilities have capacity for additional pupils, however given the COVID-19 circumstances this has been extremely difficult in terms of many childcare facilities/schools being closed for long periods of time. It should however be noted that given the Proposed Development comprises only one and two bedroom flats, the number of pupils likely to be yielded by the Proposed Development is low, and therefore without any mitigation there impact is likely to be negligible.
7.123 The impact of the Proposed Development upon community facilities is thought to be moderate beneficial overall. This is due to the potential increase in community facilities within the Proposed Development itself and the increased demand on nearby facilities at local centres that will enhance their viability.
7.124 Community facilities can encourage social interaction and can assist with the creation of sustainable communities. The Proposed Development itself proposes the incorporation of a shared Queens Arcade, Cardiff LH/3578CA/R003 71
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roof terrace space for use by the residents as well as opportunities for food and drinks and leisure uses at ground floor level which will assist in enhancing the vitality of the site and surrounding area. In addition, the Site is within proximity to a range of facilities, such as community centres, places of worship and sports and leisure centres which are outlined within the baseline section. The addition of new residential dwellings will also enhance the vitality and viability of existing facilities in the areas.
Climate Change
7.125 During the operational stage of development, the introduction of up to 300 residential units, along with commercial uses will increase demand for energy use and will place an increased demand on the existing drainage system. The Site is currently operated as a shopping centre, and therefore without mitigation, the proposal would cause a change to the baseline in terms of putting pressure on energy and drainage resource and contributing to energy emissions.
7.126 Overall, the likely environmental effect before mitigation is therefore moderate adverse.
Air Quality
7.127 As discussed in greater detail in Appendix 7.1, the Air Quality Assessment by Hydrock assesses the impact of the development on local air quality to be not significant with reference to EPUK/IAQM guidance. This is including the Cardiff Centre AQMA and the area of concern on Castle Street/Duke Street as highlighted in response to The UK Air Quality Plan for Nitrogen Dioxide, which are unlikely to experience significant air quality impacts as a result of the development.
7.128 The effects of human health associated with air quality are therefore assessed as negligible.
Contaminated Land
7.129 In terms of human health, the Phase 1 Ground Conditions Desk Study (Appendix 7.2) details the possible pollutant linkages (for risk levels of moderate or greater) on an un-remediated redeveloped site, as determined by the desk study and walk-over, include ground gases (carbon dioxide and methane) from organic materials in the Made Ground below the site and in the waste material used to fill the former moat, and asbestos in the existing buildings.
7.130 Based on the above, the effect on human health before mitigation could be Major Adverse, for example if appropriate remediation is not completed. It is considered that any potential long-term adverse effects from contamination in the ground, post-construction, will be mitigated through standard planning conditions.
Noise
7.131 The results of the noise assessment are contained in full at Appendix 7.3.
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7.132 The noise assessment considers the acoustic impact of the proposed development on the neighbouring area, and the potential noise impact from existing sources on the proposed development itself during the operational phase.
7.133 The impact of noise from deliveries is assessed in real terms to represent a low impact. The noise assessment indicates that façade sound insulation, glazing and ventilation can mitigate the highest incident noise levels from all sources resulting at proposed residential dwellings and commercial premises, the detailed specifications of which can be secured through subsequent Reserved Matters permissions for the outline elements. For the proposed change of use of No. 24 & 26 Queen Street Chambers, the assessment states that it is likely that new secondary internal glazing will be required to provide suitable sound insulation.
7.134 Based on the assessment, it is considered that the operational phase of the development would bring minor adverse impacts in relation to noise without mitigation.
Proposed Mitigation and Residual Impacts
Construction Phase
Employment
7.135 No mitigation measures are considered necessary for the effects on construction employment associated with the Proposed Development as the effects are beneficial. The effect therefore remains Major Beneficial due to the increase in employment from construction.
Public Realm and Open Space Effects
7.136 As discussed in the previous section, the site does not contain any open space or public realm however it does contain urban realm which will be unavailable to the public during the construction phase. The loss of urban realm during the construction phase is therefore assessed to be minor adverse following mitigation. However, these impacts will be temporary and short-term and no further mitigation is necessary.
Community Health and Educational Facilities
7.137 There may be a temporary increased demand on local facilities as a result of construction workers however, this is not expected to be significant given that the majority of construction workers are anticipated to live locally. As this is expected to have a negligible effect there is no mitigation proposed. A negligible residual effect therefore remains during construction.
Air Quality
7.138 A number of best practice mitigation measures could be employed to minimise dust emissions during construction which includes, but is not limited to, the following (full list within Appendix 7.2): Queens Arcade, Cardiff LH/3578CA/R003 73
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• ideally cutting, grinding and sawing should not be conducted on-site and pre-fabricated material and modules should be brought in where possible; • skips, chutes and conveyors should be completely covered and, if necessary, enclosed to ensure that dust does not escape; • any excess material should be reused or recycled on-site; • developers should produce a waste or recycling plan; • following earthworks, exposed areas and soil stockpiles should be re-vegetated to stabilise surfaces, or otherwise covered with hessian or mulches; • stockpiles should be stored in enclosed or bunded containers or silos and kept damp where necessary; • hard surfaces should be used for haul routes where possible; • haul routes should be swept/washed regularly; • vehicle wheels should be washed on leaving the site; • all vehicles carrying dusty materials should be securely covered; and • delivery areas, stockpiles and particularly dusty items of construction plant should be kept as far away from neighbouring properties as possible.
7.139 Providing mitigation measures in line with the above would reduce the residual effect to negligible in accordance with the IAQM guidance.
Contaminated Land
7.140 The adoption of appropriate health and safety measures, such as PPE and gas monitoring prior to man entry in excavations, based upon a risk assessment of site conditions would adequately mitigate the risk posed to construction and maintenance workers from the identified sources of contamination. With appropriate mitigation, as described above, the effect on human health would be reduced to negligible.
Noise
7.141 Construction noise will be managed through implementation of a Construction Management Plan which can be controlled via planning condition. Measures, such as those set out below, will be sufficient to ensure that noise impacts from construction are kept to a minimum:
• Materials will be handled with care e.g. material such as scaffolding and steelwork will be placed rather than dropped • Drop heights of materials from lorries and other plant will be kept to a minimum. • With regards to the piling of foundations, if this is required for any of the proposed buildings, the avoidance of driven piling, for example by using rotary bored piling where possible • Fixed and semi-fixed ancillary plant such as generators, compressors and pumps liable to create noise and/or vibration whilst in operation will, as far as reasonably practicable, be located away from sensitive receptors
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• The use of barriers to absorb and/or deflect noise away from noise sensitive areas will be employed where required and reasonably practicable • All plant used on site, paying particular attention to the integrity of silencers and acoustic enclosures will be maintained in good and efficient working order and operated such that noise emissions are minimised as far as reasonably practicable • As far as reasonably practicable, any plant, equipment or items fitted with noise control equipment found to be defective will not be operated until repaired.
7.142 Effects relating to noise during construction are assessed to be minor adverse following mitigation. These impacts would be temporary and short-term.
Operational Phase
Employment
7.143 No mitigation measures are considered necessary for operational employment within the Proposed Development as the effects are beneficial. The residual effect therefore remains as a Major Beneficial effect.
Access to Open Space
7.144 No mitigation is proposed or deemed necessary, as the Proposed Development will result in the creation of new outdoor public realm and open space which will create a beneficial effect. The effect therefore remains to be moderate beneficial.
Community, Health and Educational Facilities
7.145 The provision of community facilities is assessed to be adequate and accessible. As such, no mitigation is considered to be necessary. The residual effect on community facilities will therefore remain as Moderate Beneficial overall. This is due to the potential increase in community facilities within the Proposed Development itself and the increased demand on nearby facilities that will enhance their viability.
7.146 In terms of educational facilities, whilst we are unable to confirm whether there is sufficient capacity for additional pupils within the many primary and secondary school facilities in the area, it should be noted that as the Proposed Development will provide 1-2 bed flats, it is not anticipated that school age pupils will be yielded, and therefore no mitigation is proposed and the residual effect is Negligible.
7.147 In terms of healthcare facilities, whilst we are unable to confirm whether there is sufficient capacity for additional NHS patients within the many GP and Dentist facilities in the area, it should be noted that the Proposed Development will yield additional council tax payments and national insurance payment contributions which will provide mitigation to enable the creation of additional healthcare facilities or increased capacity if required. With mitigation the residual effect is therefore assessed
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to be Minor Adverse, however this impact is outweighed by the major economic and social benefits of the proposals.
Climate Change
7.148 The supporting Drainage Strategy Report by Hydrock at Appendix 7.4 indicates that foul water drainage can be suitably achieved via the existing connections to the mains sewer network, the capacity of which to accommodate any increase in foul water discharge can be confirmed by DCWW. It indicates that the Site can be split up into four catchments, each with separate surface water discharge points into the local sewer, with surface water to be attenuated from the Site to 27.4 l/s, which will provide 30% betterment for the 1 year return period rainfall events. This run- off rate will then be maintained for all rainfall events up to and including 100YRP with 40% allowance for climate change, providing even greater betterment over the current regime.
7.149 The supporting Energy Statement by Hydrock at Appendix 7.5 demonstrates that the energy strategy for the proposed development has been established in accordance with the principles of the Energy Hierarchy of ‘Be Lean, Be Clean, Be Green’. It confirms that the proposed development will implement passive design and energy efficiency measures to improve the energy and carbon consumption of the development. It also confirms that renewable technologies will be considered for incorporation into the more detailed design stages of the outline elements which will be considered at Reserved Matters stage.
7.150 As such with appropriate mitigation measures, the effect on climate change is likely to be moderate beneficial.
Air Quality
7.151 The Air Quality Assessment by Hydrock at Appendix 7.1 concludes that the site is, in terms of air quality, likely suitable for the proposed development and the risk of exposing new receptors to poor air quality is low and receptors will experience pollutant concentrations below the relevant NAQOs.
7.152 It indicates that any proposed combustion plant should meet a list of criteria which is set out within the report, as outlined in EPUK/IAQM guidance to ensure that no significant impacts are predicted.
7.153 Furthermore, it should be noted that no car-parking is proposed as part of the development which will therefore cause no impact upon vehicle emissions over and above the baseline scenario.
7.154 The effects of human health associated with air quality therefore remain as negligible.
Contaminated Land
7.155 It has been recommended within the report at Appendix 7.2 that further ground investigations are undertaken which will help identify any risks and the associated measures required to address these.
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7.156 With the appropriate mitigation measures, which will be devised as part of the ongoing site investigation works, the effect on human health could be reduced to Minor Adverse.
Noise
7.157 Appendix 7.3 outlines appropriate mitigation measures associated with noise.
7.158 In terms of commercial units, the proposed plant is not yet know given the occupiers of these units are unknown. However, appropriate noise limits have been set out in Appendix 7.3 which will ensure that noise levels are achieved in line with guidance. This can be controlled via planning condition.
7.159 Overall, the residual impact of noise, taking account of mitigation measures is negligible.
Cumulative Effects
Construction Phase
7.160 Any cumulative effects as a result of the proposed development and other developments within the City Centre during the construction phase will be managed by way of an appropriate Construction Management Plan (CMP). A draft CMP is submitted as part of the planning application, however this will be updated once a contractor is formally appointed and to reflect conditions at the point of commencement of development.
Operational Phase
7.161 The Proposed Development is designed to provide a form of development that will provide employment, leisure and residential opportunities within the City Centre and that will provide a complementary form of development to other forthcoming developments within the City Centre. Alongside other City Centre developments, the redevelopment of Queens Arcade will deliver substantial social, economic and environmental benefits and will assist in ensuring the long-term vitality of Cardiff City Centre.
Summary and Conclusion
7.162 This chapter has considered the potential impacts upon both social, economic and human health factors. The assessment shows that the majority of effects are moderate to major beneficial.
7.163 The minor adverse impacts associated with the construction phase, will be temporary and short lived (3-year construction period). These impacts will be minimised and controlled through a construction management plan which will be secured via planning condition.
7.164 Job creation, additional income into the local economy, new housing and the inclusion of new and high-quality public realm will result in a Major Beneficial impact for the local area and the wider area of Cardiff. Queens Arcade, Cardiff LH/3578CA/R003 77
Sapphire QAC Holdings S.E.N.C
8.0 Townscape and Visual Impact
8.1 SEE ACCOMPANYING CHAPTER
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Sapphire QAC Holdings S.E.N.C
9.0 Heritage and Archaeology
9.1 SEE ACCOMPANYING CHAPTER
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