Watling Street, Cannock Vision Document March 2017 FPCR Environment and Design Ltd, Lockington Hall, Lockington, Derby, DE74 2RH t: 01509 672772 f: 01509 674565 e: [email protected] w: www.fpcr.co.uk masterplanning environmental assessment landscape design urban design ecology architecture arboriculture

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2 Vision Document Watling Street, Cannock 1.0 Introduction pg4 CONTENTS 2.0 Site and Surroundings pg6

3.0 Local Plan Position pg12

4.0 Employment Land Assessment pg18

5.0 Highways & Transport pg26

6.0 Landscape Character & Visual Resources pg30

7.0 Ecology & Nature Conservation pg36

8.0 Heritage pg442

9.0 Flood Risk & Drainage pg46

10.0 Noise pg52

11.0 Site Delivery pg56

Watling Street, Cannock Vision Document 3 1.0 Introduction

This Vision Document has been prepared by St Modwen to support the proposal for an expansion of the Watling Street Business Park, Cannock.

Our Vision

Our vision sets out the potential to expand the existing Proposed built development would be screened very Watling Street can deliver sustainable high quality Business Park in a sustainable way which meets the effectively at the outset by the established framework employment development meeting the following future requirements, expectations and aspirations of hedgerows, tree belts and woodland copses located objectives: of Cannock Chase District Council. The site presents along the site’s perimeter. Such features will be retained an excellent opportunity to deliver employment as the basis for a comprehensive Green Infrastructure Provide opportunities for employment development within the current plan period. framework, which encompasses the site. development at a strategic location. • Provide development in a sustainable location The expansion land (5.45Ha) is situated immediately There are no substantive environmental constraints extending the existing Business Park. • which prohibit the expansion of the Business Park. The Provide development in a location without from the existing access and infrastructure serving whole site area would measure approximately 12Ha and detriment to the local landscape character or adjacent to the established Business Park and benefits • the current development. Existing business operators it’s removal from the Green Belt would not undermine visual amenities of the rights of way network. would be able to continue to operate with minimal the overall purposes and integrity of the Green Belt. Create a cohesive Green Infrastructure centred on disruption. the framework of retained hedgerows and tree • The landscape within which the site sits is visually belts. The site is also very well located in relation to the enclosed by the existing Business Park and A5 Watling Existing retained features to be supplemented strategic highways network being accessed off the Street to the north, the Cannock Extension Canal to the with new habitats maximising opportunities for • A5 Watling Street and lying in close proximity to the west, and by woodland at Wyrley Common to the south. biodiversity and landscape enhancement. junction with the M6 (Toll), a location attractive to the expansion of existing businesses and providing opportunity for new inward investment.

4 Vision Document Watling Street, Cannock “To create a sustainable, high quality employment led development.”

Watling Street, Cannock Vision Document 5 2.0 Site and Surroundings

The site covers around 5.45Ha of land and lies to the south of Watling Street (A5), to the south east of Cannock and to the south west of the town of Brownhills West.

Location

The site lies to the south of the Cannock Chase District Cannock Extension Canal lies in close proximity to the within Southern Staffordshire. It is conveniently located west of the site. Norton Canes Moorings, an existing off the strategic highways network, directly to the south business, is situated to the west of the Canal at North of the A5 Watling Street and in close proximity to the Lanes. M6 (Toll). As well as the existing Business Park on Watling Street, Within the surrounding area Brownhills is situated other developments nearby include Moss Farm/Farm 0.4km away to the east, whilst Norton Canes lies 0.5km Shop and the public house by the Watling Street/Walsall away to the north. Other settlements nearby include Road roundabout. Great Wyrley and Cannock approximately 2.5km to the west) whilst Pelsall lies 2km to the south. A range of The site is visually well screened from all of the existing commercial and industrial estate developments are settlements in the local area. Established tree belts present within the surrounding area by the outskirts of are present along the entire perimeter of the site and existing settlements. there are substantial woodlands present through the surrounding landscape.

6 Vision Document Watling Street, Cannock Norton Canes Motorway Services

M6 Toll

Walsall Road

A5

B4154

A5 Watling Street Brownhills West

Disused Railway Line

North Lanes Watling Street Business Park

Cannock Extension Canal Lime Lane Lime

Key N Ownership Boundary (5.45Ha) not to scale

Site Location

Watling Street, Cannock Vision Document 7 Aerial view from the south

8 Vision Document Watling Street, Cannock Mill Green

CANNOCK

Rumer Hill Business Estate Burntwood Business Park Burntwood DHL Oribital Kingswood Retail Park Retail Lakeside Norton Park Canes

Conduit Road Employment Area Norton Canes Chasewater M6 Toll Business Park Country Park

Great M6 Toll Wyrley A5 Watling Street Ownership BROWNHILLS WEST Boundary Existing Settlements Chase Road A452 Industrial Estate Other Business Park/ Industrial Estate/ Gatehouse

Lime Lane Trading Estate Employment Brownhills Norton Canes Wallsall Road Motorway Services Coppice Side Chasewater Country A34 Industrial Estate Park Existing Woodland A4124 M6 Toll

A Roads N Maybrook Industrial Estate Secondary Roads not to scale Pellsall Context Plan

Watling Street, Cannock Vision Document 9

Key 2.0 Site and Surroundings

Site Description Existing Watling Street Business Park The whole site is owned by St Modwen including Established tree belts/hedgerows are present along the the existing Watling Street Business Park along with perimeter of the Business Park, and around the pond expansion land situated immediately to the south and located at the south eastern corner of the Business Park. west of the Business Park. Consequently the existing buildings are well screened from the surrounding area. The Business Park (6.1Ha) currently provides over The expansion land (5.45Ha) adjoining the Business and open storage, accommodating a range occupiers 150,000 square feet (13,935m²) of warehousing, offices and uses including furniture making, bicycle repair use, the majority of which are in arable use with Park comprises of 5 fields currently in agricultural shop, vehicle electronics/repair, lease vehicle repair/ the exception of woodland located by the Cannock maintenance, caravan/motorhome showroom, medical gases/equipment supplier, and a recycling facility for IT Extension Canal. The field boundaries are very well equipment. An open storage facility is currently located tree belts, and generally intact aside from small gaps defined by an established framework of hedgerows and within the southern part of the existing Business Park. for agricultural accesses.

The main entrance and access into the site is off the A5 Watling Street with an internal circulation road serving particular units/buildings.

10 Vision Document Watling Street, Cannock A5

A5 Watling Street

Existing Watling Street Business Park

North Watling Street Lanes Business Park

Cannock Extension Canal Lime Lane Lime

Key N

Ownership Boundary not to scale

Aerial Photograph

Watling Street, Cannock Vision Document 11 3.0 Local Plan Position

“The Cannock Chase Local Plan is the statutory development plan for Cannock Chase Council and forms the principal basis for which development is promoted and controlled.”

Adopted Local Plan Part 1

The Cannock Local Plan (Part 1) (LPP1) was adopted in June 2014. It need to alter Green Belt boundaries in order to ensure “Proposals for employment developments at At paragraph 4.61 LPP1 identifies that there may be a covers the plan period of 2006-2028 the longevity of employment provision and the Green existing employment sites within the Green Belt and sets out the overarching strategy Belt boundaries. A parcel of land adjacent to Kingswood will be treated positively (in accordance with other Core Strategy policies and national Green policies for the District. term expansion, within the plan period. The paragraph Belt policy) recognising that they are unlikely to for growth and specific employment Lakeside has been identified as an option for longer- goes on to state that the need for the release of this site be suitable for alternative uses. Further guidance will be “monitored against the demands for both the for the redevelopment of the following sites employment land, CP8 of LPP1 quantity and quality of land”. will be supported by Local Plan Part 2 policies Specifically in relation to establishes the need for ‘at least 88ha” of employment and Supplementary Planning Documents as land to be provided over the plan period. The policy The strategy within paragraph 4.57 of LPP1 highlights appropriate: noted at that time completions totalling 34ha and the importance of not just the right amount, but also the set an expectation of a further 57ha to come forward right type of employment land in the right locations, to …….Watling Street Business Park” within the plan period, exceeding the 88ha target. The help achieve the desired transition of the local economy policy listed the key employment areas that this land from traditional manufacturing based employment was expected to be delivered. LPP1 seeks an average towards more professional services and high-tech delivery of 4ha per annum. At paragraph 4.53 it states: manufacturing/research and development.

“The overall strategy is to focus development upon the highest quality and attractive Brownfield within Part 1 acknowledging its existing Green Belt Watling Street Business Park is specifically mentioned and restored sites, followed by consideration of location and the potential for redevelopment of the site. Greenfield or Green Belt sites where required.”

12 Vision Document Watling Street, Cannock Aerial view from the east

Watling Street, Cannock Vision Document 13 3.0 Local Plan Position

Local Plan Part 2

The emerging Local Plan (Part 2) (LPP2) will allocate sites for residential and commercial uses to ensure that In this respect LPP2 specifically acknowledges that only Watling Street Business Park is being promoted/ of the employment sites already identified in LPP2 consultation is on the Issues and Options draft LPP2, considered for future expansion and indicates that LPP2 the targets in LPP1 can be delivered. The first round of with public consultation taking place between January needs to give some policy consideration to its potential and March 2017. The Council’s current timetable sees expansion, following the Green Belt assessment process: the proposed submission draft consultation taking place in summer 2017, followed by submission to the “For Instance, consideration may need to be given Secretary of State expected by the end of 2017. to a site specific policy for the existing Watling Street Business Park site area alongside the site The employment requirements of LPP2 are currently extension proposals, subject to the outcomes of based on the 88ha requirement set out within LPP1, the site assessment process e.g. potential removal whilst acknowledging that this requires a review of the of the existing business park from the Green Belt.” delivery rate and type of employment land. LPP2 does however acknowledge that based on its assessment St Modwen is actively promoting the expansion of the Watling Street site and through the LPP2 process currently exists of approximately 3ha. It also suggests considers its expansion proposals for the site can of need and supply a deficit of employment land that the Council should be looking to potentially assist with meeting some of the District’s employment remove and safeguard land from the Green Belt for requirements. future employment needs of approximately 4.4ha. It future employment land can come from. is specifically seeking views on where that potential

14 Vision Document Watling Street, Cannock 3.0 Local Plan Position

Southerly view over the western part of the site

Watling Street, Cannock Vision Document 15 3.0 Local Plan Position

Green Belt Review

As indicated earlier the draft LPP2 has indicated there is a need to review the Green Belt in order to accommodate the plans development requirements.

As part of this process, a Green Belt Study (March 2016) (GBS) was conducted by the Council’s consultants, LUC to assess the extent to which areas of the land within the Cannock Chase Green Belt performs against the purposes of Green Belts, as set out in paragraph 80 of the National Planning Policy Framework (NPPF).

The GBS considered a number of land parcels based upon broadly homogeneous land uses/characteristics and were defined by easily recognisable and permanent below. The extension to the Business Park is included boundaries. An extract of the GBS final scoring is shown within site W2 opposite.

16 Vision Document Watling Street, Cannock 3.0 Local Plan Position

This parcel is shown to provide a low contribution to It is also noted that Sites NE8, NE10 and NE11 which From the scores given in the Green Belt review it is the Green Belt and is given an overall scoring of 9 out of are also being considered for allocation but were not clear that the parcel adjoining Watling Street Business 20. In this context, the table opposite summarises the included for detailed Green Belt assessment as they are Park (Site W2) provides the least contribution to GBS scores for all of the parcels that are currently being within the “Broad Areas Assessment”. This omission of the purposes of the Green Belt of all the employment considered as options for employment land within a detailed assessment highlights the remote nature of sites being considered and unlike other potential LPP2. employment sites no impact on the coalescence of Cannock and Norton Canes. these sites specifically. The table illustrates site W2 makes the least contribution LPP2 GBS Location P1 P2 P3 P4 P5 Total to the Green Belt purposes. Further, the parcels that Ref Ref make up other potential employment sites including CE18 C19 Kingswood Lakeside 2 (north) 4 4 4 0 4 16 Kingswood Lakeside have a higher score in the GBS CE17 C20 Kingswood Lakeside 1 (south) 3 4 3 0 4 14 and so are of greater importance for the contribution CE56 C16 Wider parcel including land at junction 3 4 3 0 4 14 they provide to the Green Belt. These parcels generally NE5 W1 Land Parcel including Turf Field 2 4 3 0 4 13 scored more highly than the land adjacent to Watling CE19 GW1 Land between A5 and M6 Toll 1 4 1 0 4 10 Street Business Park due to the crucial role they provide RE25 R9 Land south of “The Levels” Industrial Estate, Rugeley 2 0 3 0 4 9 in preventing the coalescence of Cannock and Norton CE20 W2 Land at Watling Street Business Park 2 0 3 0 4 9 Canes urban areas.

Watling Street, Cannock Vision Document 17 4.0 Employment Land Assessment

As indicated in chapter 3, the Local Plan (Part 2) is currently being prepared by the Council and as part of that process it is currently considering its approach to the employment requirements of the District.

The Employment Needs of the District

LPP2 is currently consulting on the sites which can • Secondly, the employment land review which deliver the 88ha minimum requirement from LPP1. given the above, it would appear that the Council Not only is the 88ha figure a minimum requirement, However, in the context of future employment land undertaken in 2012 and is now some 5 years old should be considering whether, based on up-to- established the 88ha figure (by NLP) was requirements, there exists considerable uncertainty and based on Experian economic forecasts and date information, it remains a robust assessment of over whether that 88ha minimum requirement remains modelling at that time. The Council does not employment needs. appear to have re-visited that economic modelling consider this issue, there are three factors which would work. The updated Experian forecast appears to a robust figure. Whilst it will be the role of LPP2 to suggest this requirement should be increased:

indicate justification for an uplift; • Firstly • Thirdly, LPP2 is suggesting the plan should the LPP1 and this was based on an evidence base provide for an additional 1,000 homes from , the 88ha remains a minimum figure from which suggested the employment requirement Birmingham’s overspill requirements. In this could be a range of up-to 110ha to 2028 and 130ha respect it is important to ensure local job opportunities are provided in Cannock to cater end of this range and the Council’s employment for this increased labour supply in a balanced and to 2031. The 88ha figure was very much at the lower report concluded that should Cannock continue to sustainable manner. A point acknowledged by the accommodate large-scale warehousing schemes, LPP1 Inspector’s report (paragraph 25) where he as has been the case, then this could necessitate supported the 88ha employment requirement, higher levels of provision above the 88ha. As stating this was balanced with the 5,300 dwelling explained later in this document this situation has requirements of the Local Plan: “The strategy taken place; provides a balance between new housing and employment development, meeting housing needs without reducing jobs or the workforce.”

18 Vision Document Watling Street, Cannock Aerial view from the north

Watling Street, Cannock Vision Document 19 4.0 Employment Land Assessment

The Employment Land Supply in the District

St Modwen has assessed the employment land supply land at Kingswood Lakeside over the plan period (30% Simply based on the Council’s own assessment, it is within the District and as explained below, the picture of the total requirement for the District). As a result of recent completions and commitments at this site, the clear there is both insufficient land to meet the 88ha accommodate even the 88ha minimum requirement actual supply available to the market amounts to only employment land in the District to cater for the next 12 is clear that there is insufficient land available to minimum requirement and also insufficient B Class from LPP1 and also a very limited current pool of 2.7ha or just 3% of the 88ha requirement. years and the 2028 plan period requirement. available supply.

The existing completions and the sites that make up the supply of employment land are outlined within the draft Table 1: Summary of completed and available sites LPP2 and the Council’s Employment Land Availability Assessment 2016 (ELAA 2016). It acknowledges that Source of supply Supply (in ha- % Supply against Local removing the Mill Green site (which now has consent rounded) Plan Target (88ha) for retail) from the available supply would also leave Completions 2006-15 46 52% All Available sites (minus Mill Green) 39 44% 85 97% the Council in a land supply deficit. TotalSource: Supply draft IdentifiedLPP2 (2016) Table 1 clarifies the Council’s understanding of there meet the minimum 88ha employment requirement, NB. Available supply at Kingswood Lakeside as 2.7 3% being insufficient land within the ‘available’ supply to of December 2016 (accounting for sites under construction and commitments) with a 3ha deficit. The second part of this table makes December 2016. LPP1 expected 26ha of employment an assessment of the actual ‘available’ supply as at

20 Vision Document Watling Street, Cannock 4.0 Employment Land Assessment

Qualitative Employment Provision at Cannock

Whilst the Council’s own assessment demonstrates Table 2: Summary of findings In addition to numerical requirements for employment land at Cannock, an assessment of the Council’s CCDC STM further detailed review of the current employment land employment completion records has illustrated a very a deficiency in supply, St Modwen has undertaken a 46ha 43ha position and this information is supplied in a separate Completions 2006-15 Available Supply 39ha 32ha land which has come forward in recent years has significant component of the Council’s employment regarding this site by site assessment of supply illustrate Total Supply (2006-2028) 85ha 75ha focused on the Kingswood Lakeside site. This has submission to the LPP2 consultation. The key findings a number of inconsistencies in the methodology of Local Plan Part 1 Requirement 88ha 88ha however, progressed with primarily large format, Balance -3ha -13ha storage/distribution or high-tech units, as anticipated the Council’s 2016 Employment Land Review. by the Council. including sites within the ‘available supply’ based on This assessment process demonstrates the employment It considers which sites are likely to come forward land supply position at Cannock is in a far worse Further employment areas have not come forward in the within the plan period and has deducted those long- position than that being portrayed by the Council. Using manner expected, and others, such as Mill Green which standing sites that have not come forward, as well as would have contained a mix of unit size and users, have sites that are known to be no longer being pursued by been removed from the supply completely. this information, as indicated above, the ‘total supply’ the owners and therefore not available. The result of -13 hectares of land. is only 76ha, making the deficit significantly greater at the assessment is summarised on Table 2. In St Modwen’s view it is therefore essential that the sized, mixed-use units that would appeal to a different There is therefore now a deficit in new, small-medium Council take the opportunity through Part 2 of the Local market sector to those businesses looking to locate Plan to meet its minimum requirement for employment at Kingswood Lakeside. Such units currently exist at land provision. the existing Watling Street Business Park, although as stated in the following section, are fully occupied.

Watling Street, Cannock Vision Document 21 4.0 Employment Land Assessment

Employment Uses at Watling Street Business Park

The existing Watling Street Business Park currently Table 3: Occupancy of Watling Street Business Park occupies an area of 6ha. The site is both owned Unit Size (sqm GIA) Current Occupier and managed by SMD. The site is attractive to the Unit 1 303 Nicholas John Thake employment market, given its excellent locational Unit 2 786 Icon Exhibitions Ltd linkages direct off the A5 and close to the M6 Toll Road. Unit 3 899 Icon Exhibitions and Display Ltd. The site comprises 17 units and 5 compound areas Unit 4 656 Nigel Ashley Bailey & Kim Alexa Bailey which are set out on Table 3. Table 3 also includes the Unit 7 50 David Stockwell current occupiers of each unit. Unit 8A 238 Universal Hose Limited Unit 8B 197 Midland Caravan & Leisure Limited The schedule demonstrates the variety of unit sizes that Unit 8C 300 Cannock Tachograph Centre Limited. are available within the Business Park. This variety has Unit 9A 384 Peppermill Antiques Ltd. been part of the key to attracting and retaining tenants Unit 9B 257 over the years. By comparison with the land provision Unit 9C 393 Pro Freight Solutions Ltd at Kingswood Lakeside and Tower Business Park, the Stephen Robert Griffiths Unit 10 2,006 Medical Gas Solutions Limited unit sizes are of a considerably smaller format and attractive to a more local/regional market sector, with Unit 16 4,518 Pro Freight Solutions Ltd the maximum building unit size of 4,518 sqm (48,632 Unit 16A 1,504 PRM Green Technologies Limited. sq ft) and an average unit size of 800sqm. Units 21 & 22 1,129 J & L Fleetcare Limited Oak House 393 Action Today Group Limited Compound 1 2,300 Cannock Commercials Ltd. Compound 2 3,270 Cannock Commercials Ltd. Compound 3 2,245 Kevin Homer Compound 4 2,570 CPC Civils Limited Compound 5 4,845 Clarkes Cabin Transport Limited 22 Vision Document Watling Street, Cannock Current Occupancy Plan

Watling Street, Cannock Vision Document 23 4.0 Employment Land Assessment

The sizes and formats of units available at Watling This assessment illustrates the success of this site’s Street have proven to be extremely successful, to location and the employment land/unit offering at the extent that all of the units are currently occupied Watling Street. Overall, as demonstrated in the following (March 2017) which equates to a 100% occupancy sections, the available land to the south and west of the Park which is within St Modwen’s ownership would St Modwen’s effective operation of the Business Park as enable an expansion to the Park, in a location attractive rate. This high occupancy rate also positively reflects estate managers. to the market.

In addition, over half of the tenancy agreements for the St Modwen is promoting the expansion and would units exceed 5 years with some occupiers signed up for construct the units and then operate and manage the over 10 years. The lack of vacancies and the length of Business Park going forward. Their track record and “all- in-one” involvement gives certainty to the deliverability demand for units of this type in this location. There of the proposed development and provides reassurance the tenancy agreements demonstrate the significant for on-going management of the site. Business Park by St Modwen, including the complete has also been significant recent investment in the refurbishment and modernisation of Unit 16. The unit has since been occupied by Pro Freight Solutions Ltd who were seeking a unit to expand their existing local operation. Currently no expansion unit exists.

24 Vision Document Watling Street, Cannock 4.0 Employment Land Assessment

Northerly view from the southern site boundary

Westerly view from the south eastern corner of the site

Watling Street, Cannock Vision Document 25 5.0 Highways & Transport

A highly sustainable location for development.

Local Highway Network Access Proposals

Watling Street Business Park is accessed directly from The public transport system in the area consists of bus Following consultation with Highways England (HE), the A5 Watling Street by way of an all-movements services 3/3A (running every 30 minutes), 10A (running alterations to the access to the site is proposed in a priority controlled T-junction. every 20 minutes), 936 and 937/937A (running every means of left-in, left-out arrangement, is considered 30 minutes), all of which stop along the A5 (within the to offer the best potential access solution, when taking The A5 Watling Street is a strategic link, part of the vicinity of the Rising Sun Island), together with train into account design standards and highway capacity. national strategic highway network maintained by services from Landywood and Cannock (3.75km to 5km A preliminary design of the proposed arrangement is Highways England (HE). The section of the A5 onto from the site). shown adjacent. which Watling Business Park gains access runs between Tamworth / the M42 (to the east) and Cannock / the M6 The existing bus services stopping within the vicinity The proposed left-in, left-out arrangement is based (to the west). of the site provide regular links to locations including upon alterations to the existing BP access and would Cannock, Walsall and Birmingham. Bus services 3/3A Sustainability travel via Cannock Rail Station, enabling connections to meet with the HE ‘expressways’ concept to improve Watling Street Business Park is situated within a walking be made with train services running via the station. left-in, left-out access arrangements along the routes. flows along major A-roads through the increased use of / cycling distance of less than 2km from the whole of the residential area which makes up Brownhills West whilst The rail stations at Cannock and Landywood are situated Pedestrian crossing facilities, in the form of a footway on parts of residential areas within the wider Brownhills on the Birmingham New Street to Rugeley Trent Valley the eastern side of the site access and an uncontrolled area, Little Norton and Norton Canes are also situated line, which also passes through Bloxwich, Walsall and crossing point, will also be incorporated into the within a 2km walking / cycling distance of the Business Hednesford. proposed scheme to aid pedestrians crossing the A5 to Park. the east of the site access. The location of the Watling Street Business Park can therefore offers excellent opportunities for employees and visitors to travel to and from the site by sustainable modes of transport.

26 Vision Document Watling Street, Cannock 5.0 Highways & Transport

Advanced signage to be provided to inform eastbound drivers that they can no longer make right turn manoeuvres Legend into Watling Street Business Park

Existing retained trees Proposed advanced kerbed central island with associated illuminated bollard & high level lighting

Proposed 2m wide footway

Extent of localised carriageway widening of Huntingdon Road, to accommodate central pedestrian island.

Proposed kerbed central reservation to prevent Right Turn traffic

Existing kerblines

Proposed realigned kerbline

Proposed realigned kerbline

Proposed Left-In, Left-Out Arrangement

Watling Street, Cannock Vision Document 27 5.0 Highways & Transport

Trip Generation and Distribution Capacity Assessment Consultation

Vehicle trip generation associated with the proposed The results of capacity assessments undertaken at the Due to the location of the Business Park site access, extension to the Business Park (assessed on the Business Park access along the A5 demonstrate that the along the A5, HE have been consulted on the proposals throughout the transport work produced to date. extension) has been estimated using both existing generated by the proposed development, and provide Staffordshire County Council (SCC) and Walsall Council basis of a 5Ha (approximately 15,000m2) floor area improved junction can accommodate the future traffic (WC) have also been consulted on the scheme as they using survey information from similar developments are responsible for local highway network within the traffic generation levels from the Business Park and sufficient capacity to serve the extended Business Park. located across the country. The results of capacity assessments also demonstrate objections to the proposals based on the work produced vicinity of the site. SCC have confirmed they have no The vehicular trips generated by the proposed effect upon the wider highways network. to date. that the proposed development will have an insignificant development have been distributed on the local highway network in accordance with existing origin-destination Based on the capacity assessment results produced, HE travel to work information for car drivers from the 2011 Census for the Middle Layer Super Output Area not be required at other junctions along the A5 such as has confirmed that additional mitigation measures will Turf Island along strategic highway network. Watling Street Business Park. (MLSOA) ‘Cannock Chase 013’, which contains the

28 Vision Document Watling Street, Cannock 5.0 Highways & Transport

Further Work

A detailed layout of the proposed left-in, left-out site access arrangement has been drawn up (refer to page 27) and a Stage 1 Road Safety Audit and Non-Motorised User context report produced. This has been assessed and approved by Highways England.

Any subsequent planning application would be accompanied by a comprehensive Transport Assessment (TA) prepared following scoping discussions with HE, SCC and WC. A Framework Travel Plan would also be produced for the whole Business Park site setting out the approaches to be adopted to encourage sustainable implications of the proposed development scheme. modes of transport, helping to mitigate the traffic

Watling Street, Cannock Vision Document 29 6.0 Landscape Character & Visual Resources

The environmental capacity of the potential site has been investigated through both site assessment and desk study.

Topography

The topography of the landscape in the vicinity of western part of the site. Land within the site lies at the site is relatively flat with gentle slopes within the around 155m AOD to 144m AOD, falling to the west. A pond is located within the south eastern part of the existing Business Park. Other localised features include disused basins adjacent to the Cannock Extension Canal.

Topography within the wider landscape is more varied with prominent hills situated at Brownhills (up to 180m AOD at Shire Oak Hill) to the south west, and at Heath Hays (up to 200m AOD) to the north. Other landform include shallow valleys along the watercourses such as Wash Brook and Crane Brook. Another local feature includes Chasewater which is located to the north of the M6 (Toll). Cannock Extension Canal

30 Vision Document Watling Street, Cannock Key Ownership Boundary

210m - 215m AOD

205m - 210m AOD

200m - 205m AOD

190m - 200m AOD

185m - 190m AOD

180m - 185m AOD

175m - 180m AOD

170m - 175m AOD

165m - 170m AOD

160m - 165m AOD

155m - 160m AOD

150m - 155m AOD

145m - 150m AOD

140m - 145m AOD

135m - 140m AOD

130m - 135m AOD

125m - 130m AOD

120m - 125m AOD

115m - 120m AOD N

110m - 115m AOD not to scale

Topography Plan

Watling Street, Cannock Vision Document 31 6.0 Landscape Character & Visual Resources

Visual Amenity

FPCR Environment and Design Ltd have undertaken Views towards the site from the public rights of way a Landscape and Visual appraisal of the site. Views of the site from the surrounding landscape are much to the south and east of the site (Ref Viewpoints 1 & network are limited to footpaths situated within fields restricted due to the combined screening effects of 2). Well established tree belts situated along the site’s existing urban fabric and vegetation cover. Within the southern perimeter are a prominent feature within vicinity of the site there is an established framework of these views, and prevent wider views to the north tree belts and woodlands along with existing buildings across the site. 3 situated within the Business Park often restricting local views. There are no other longer distance views towards the site from the wider landscape or surrounding Consequently the site is well screened from both Watling settlements. In summary the site has a very restricted Street and the Cannock Extension Canal. Occasional gaps in the vegetation cover allow views towards the accommodate employment development with minimal zone of visual influence and could potentially site. However tree belts situated along the perimeter harm upon local and more distant views. of the existing Business Park and proposed expansion land (Ref Viewpoint 3) prevent views across the site 1 itself. 2

N

not to scale

Photo Viewpoints

32 Vision Document Watling Street, Cannock 6.0 Landscape Character & Visual Resources

PHOTO VIEWPOINT 1: View from the public footpath to the west of the site

PHOTO VIEWPOINT 2 View from a public footpath adjacent to Lime Lane

PHOTO VIEWPOINT 3: View from the towpath on the Cannock Extension Canal

Watling Street, Cannock Vision Document 33 6.0 Landscape Character & Visual Resources

Landscape Character

National Character level relating to land use and land management. The District Character At a broad scale the majority of the site lies within Landscape Character Assessment places the site within The Landscape Character Assessment of Cannock Chase Natural England’s National Character Area (NCA) No. District was undertaken to assist Cannock Chase District 67 Cannock Chase and Cank Wood. NCA No. 67 covers which are described as “sparsely wooded landscape of Council in idenitfying areas for landscape conservation, the Coalfields Farmland landscape character type, a large part of the Birmingham and Black Country former mining villages and small to medium sized hedged improvement or regeneration. The LCA places the site conurbation. Consequently the landscape is extremely fields on undulating plateaux close to large population varied including extensive areas of urban development centres...This is an area close to, and being pressurised by, Character Type (LCT) within Land Cover Parcel 22e. The within the Planned Coalfield Farmlands, Landscape interspersed with farmland. There are no major rivers the urban fringe, with post war ribbon development and visible adjacent built up areas. Characteristic landscape includes the following: Vision Statement for the Planned Coalfields Farmlands major transport routes also cross the NCA. features: flat landform, mixed arable and pasture within the area but canals are a significant feature and farming; heathy pioneer woodlands; commons; medium “Any expansion of the industrial land to the south of the With regards to future changes as a result of development scale hedged field pattern; hedgerow oaks; well treed A5 should be accompanied by appropriate woodland within the NCA, this provides opportunities for brook courses; narrow winding lanes; canal. Incongruous planting to contain the development and to strengthen enhancing both the landscape quality and biodiversity landscape features: Derelict land; busy roads; industrial the heathy character of the area. A matrix of mixed value through green infrastructure. estates; urban edges; old industrial artefacts. woodlands, wet grassland, secondary woodland and heathland would unify this area and would contribute to County Character Potential value of new woodland planting. Very high, the Biological Enhancement Area Initiative.” Staffordshire County - Planning for Landscape Change: to maintain a wooded character to the landscape as This Supplementary Planning Guidance was originally field patterns decline, to restore areas of derelict land to prepared to support the Staffordshire and Stoke on Trent reflect the character of the surrounding landscapes, and Structure Plan 1996-2011. Although this has now been to screen intrusive elements within the landscape.” revoked the guidance may inform decisions at a County

34 Vision Document Watling Street, Cannock 21g

21f 21E 21j

21l 21i 21h 21m 21k

21o 22a 22b

21n

Key Ownership Boundary

Staffordshire County 24b Council Landscape 22c Character Assessment 1996 - 2011 24c

22d 22e CoalfieldSettled Plateau Farmlands 24a Farmland Slopes Sandstone 24d Estatelands 22f Landscape Character Assessment of Cannock 24e 22g 22h Chase District March 2009 24f Landscape Character Type (LCT) Boundary 22i 22j CP 21: Planned 24g 24h CP 22: Planned Coalfield Farmland 22k

: CoalfieldCF 24 Farmland 24i Farmland N Coalfield Land Cover Parcel Boundary not to scale Planned Coalfield Farmland Landscape Character Type (LCT) Landscape Character

Watling Street, Cannock Vision Document 35 7.0 Ecology & Nature Conservation

The site has been subject to a wide range of ecological surveys such that the existing ecological baseline can be fully understood and in turn used to inform emerging development proposals for the site.

Site Survey

Ecological surveys undertaken during 2016 include an Protected Species bats are present in the local area, where extensive areas extended Phase 1 Habitat Survey as well as surveys for of woodland and a wide number of large waterbodies Badger, birds, Bats, Great Crested Newts, Reptiles and the site provides only relatively limited opportunities are present. The extensive suite of faunal surveys have identified that Water Voles. surveys for reptiles, Badgers and Water Voles found no The treelines and woodland offers suitable nesting and for protected and notable species. Indeed specific From these surveys, it is considered that the emerging evidence of these species either within the site or its foraging opportunities to a range of bird species. development proposals for the site can fully retain close proximity. and indeed enhance the ecological value of the site, Mitigation ensuring that opportunities for protected and notable Of note however is the presence of Great Crested Newt The emerging development proposals for the site seek faunal species are maximised in the long-term, as set breeding ponds outside but within a close proximity of to retain those habitats and features of relatively higher out below. the site. These ponds support a small population of this protected species. Given the proximity of these ponds to areas of arable habitat which are of very limited intrinsic ecological value, with development largely confined to Habitats the site, and the presence of suitable terrestrial habitats ecological value. Habitats of relatively higher value such as woodland and tree belts within the site, it is within the context of the site, namely the tree belts, the habitats present to be of negligible ecological value, considered likely that the local Great Crested Newt woodland, and, to some extent, the on-site waterbody Habitat surveys of the site have identified the majority of comprising extensive areas of intensively managed population will utilise the site for foraging and resting will for the most part be retained post-development, the arable land as well as large areas of hardstanding and purposes. only loss being a small length of tree belt in the south- pre-fabricated buildings which are associated with west of the site in addition to minor losses for access. Watling Street Business Park. The habitats of greater interest within the site include the woodland, mature treelines and pond within the site to provide suitable In order to mitigate for any minor losses and indeed Bat activity surveys have identified the woodland, tree belts and waterbodies within the site, albeit the foraging and commuting opportunities to a small range to represent an overall enhancement to the habitats latter on account of the opportunities they provide of generally common bat species although activity was within the site, emerging proposal will include areas of faunal species. generally found to be low. It is noted that similar and new habitat creation. This will include new structural improved foraging and commuting opportunities for planting to bolster existing hedgerows and to extend 36 Vision Document Watling Street, Cannock Key

Ownership Boundary

Arable

Woodland/Trees

Field Margins and Ruderal Vegetation

Tree Belt

Building

Hardstanding

Waterbody

Trees with Bat Roost Potential N Waterbody with GCN present not to scale

Ecological Features Plan

Watling Street, Cannock Vision Document 37 7.0 Ecology & Nature Conservation

areas of woodland as well as the delivery of new habitats Amphibians (Great Crested Newts). The delivery in the form of wet grassland and ephemeral waterbodies of new wetland features within the site will offer Interest) are discussed in more detail in the European (including any underpinning Site of Special Scientific provided within the proposed detention basins and potential new breeding opportunities for the local Sites section over the page. swales. Habitat connectivity within the wider area will GCN population, whilst new areas of wet meadow retained and strengthened, with the bolster planting of grassland as well as new structural planting in the the tree belts particularly along the southern boundary, form of woodland and hedgerows will provide enhance (SSSI) further designated at the European level, In addition to those Sites of Special Scientific Interest enhancing connections between areas of woodland to foraging and hibernating opportunities for this faunal the east and west of the site. group. Heaths SSSI is also situated within the locality of the Chasewater and the Southern Staffordshire Coalfield site. On the basis that the emerging scheme seeks to Opportunities to create habitats for protected species Birds. The retention of existing nesting habitats as deliver employment infrastructure and that this SSSI is will be increased through the implementation of the well as the provision of additional areas of native separated from the site by areas of open countryside, it proposed landscaping measures which will provide structural planting and public open space will provide is not considered that there are any potential impacts enhancements to the sites value for: opportunities for nesting and foraging birds within the site. Further opportunities for enhancement may on these sites, either directly or indirectly, as a result of which would give rise to any significant adverse impacts Bats. Providing stronger commuting and foraging include for the inclusion of a range of berry bearing the development proposals. corridors and increased areas of suitable foraging shrubs in the planting scheme for the site, in addition to habitat within greenspace and planted areas. Roosting the provision of a range of nesting boxes which could be The site lies directly adjacent to the A5 (Rough opportunities will be provided through the installation situated on trees or buildings within the site. Grassland South of) Retained Grade 1 Site of Biological of a number of bat boxes on suitable retained trees. The Importance (SBI) , which is designated on account of its vast majority of existing trees noted to be of potential Designated Sites grassland habitat. The emerging development proposals value to roosting bats are to be safeguarded as part of A small number of statutory designated sites are also will avoid any direct impacts on this SBI. Moreover, the the development proposals. located within a close proximity of the site. Those implementation of standard engineering protocols and designated at the European / International level

38 Vision Document Watling Street, Cannock best practise during construction will be sufficient to 7.0 Ecology & Nature Conservation

Careful consideration will be given to the reasons for infrastructure and that this designated site is separated during construction. Given that the emerging scheme designation of the European sites (including their from the site by areas of open countryside, it is not avoid any significant indirect impacts upon this SBI would be for employment use, it is not considered that underpinning SSSI’s), the Conservation Objectives development proposals would result in an increase for these sites, and the potential routes by which adverse impacts on these sites, either directly or considered there is potential impacts for any significant in recreational pressure on adjacent land during the the emerging development proposals could result in indirectly, as a result of the emerging development operational phase of development. proposals. Given the separation of the site from any other non- significant effects on the SAC. Subject to further HRA assessment works, it is likely Summary adverse impacts would result from the emerging that in respect of Cannock Extension Canal SAC/SSSI, a statutory sites it is not considered that any significant development proposals. suite of mitigation and avoidance measures would be In light of the survey work and assessment undertaken at the site, and subject to future works, the emerging European Sites (Cannock Chase SAC and Cannock impacts are avoided. development proposals would not result in any proposed in order to ensure that significant adverse Extension Canal SAC & SSSI) The site lies within a close proximity of two European In respect of Cannock Chase SAC/SSSI, given the proposals will realise opportunities to deliver a range of significant adverse impacts on biodiversity. The Designated sites, Cannock Extension Canal Special separation of this European Site from the proposed ecological enhancements at the site through retaining Area of Conservation (SAC), which lies to the west of scheme (7.5km distance), and that the scheme is and enhancing those features of relatively greater the site boundary, and Cannock Chase SAC, which lies not residential in nature there would not be any ecological value and moreover delivering new semi- approximately 7.5km to the north-west. Each of these requirement for additional avoidance or mitigation natural habitats which will in turn provide improved European sites are also afforded SSSI designations. measures to ensure that adverse impacts are avoided. opportunities to a faunal species. Appropriate measures are proposed to ensure that potential adverse impacts consideration has been given to the potential for adverse on European designated sites may be fully avoided Given the proximity of these European sites, specific impacts to result from the emerging development and mitigated for as part of the emerging development Chasewater and the Southern Staffordshire Coalfield proposals. situated within the locality of the site. Again given that proposals. Heaths Site of Special Scientific Interest (SSSI) is also the emerging scheme seeks to deliver employment Watling Street, Cannock Vision Document 39 7.0 Ecology & Nature Conservation

Arboriculture

FPCR have undertaken an arboricultural appraisal of English Oak was the primary species for the individual the site. Tree cover across the site was mostly found trees but also was consistently found forming the tree groups along with species including ash, and smaller There were several individual trees located either forms of Hazel, Hawthorn and Holly. The majority of the in groups of trees forming the field parcel boundaries. tree cover throughout the site was assessed as mature had been assessed separately due to the size and/or in age and having moderate quality. within the tree groups or within a field parcel which species compared to the surrounding tree cover. There were also two woodland parcels of varying qualities The vast majority of trees and hedgerows can be adjacent to the canal on the western boundary. retained within an enhanced green infrastructure framework and supplemented with additional belts of tree planting.

40 Vision Document Watling Street, Cannock N KEY

Mast (Telecommunication) Category U - Trees / Groups Unsuitable for Retention (BS 5837:2012)

Category A - Trees / Groups of High Quality (BS 5837:2012) TCB

Category B - Trees / Groups of Moderate Quality

22 (BS 5837:2012)

153.3m Mast Category C - Trees / Groups of Low Quality Drain (BS 5837:2012) WATLING STREET G2(B)

5 Root Protection Area (The RPA has been altered where appropriate to reflect underground constraints) (ROMAN ROAD)

T1 (A) G1 (A) Individual / Group Number and BS5837:2012 Category

G1(C) El Sub Sta

G2(B) Indicative Shade Pattern (in accordance with

BS5837:2012 where appropriate) 1

9 2

8

T1(C) Scale 1:2000 @ A3 3 Key G12(B)

N KEY Watling Street Business Park 0 50 100m 4

Cannock Extension Canal Mast (Telecommunication) CategoryCategory U - Trees U - / TreesGroups Unsuitable / for Retention N KEY (BS 5837:2012) Groups Unsuitable for NOTES 10 Mast (Telecommunication) Category U - Trees / Groups Unsuitable for Retention Retention(BSCategory 5837:2012) A - Trees (BS / Groups 5837:2012) of High Quality All dimensions to be verified on site. Do not scale this drawing, use figured dimensions G2(B) only. All discrepancies to be clarified with project Arboriculturalist. Drawing to be read in KEY (BS 5837:2012) conjunction with Arboricultural Assessment and Appendix A - Tree Schedule . N TCB G11(B) CategoryCategory AU - - Trees TreesA - / Trees /Groups Groups of Unsuitable / High Quality for Retention Drawing has been produced in colour and is based on digital information in .dwg format, Mast (Telecommunication) (BS 5837:2012) aerial images and/or GPS location where appropriate. A monochrome copy should not be TCB (BSCategory 5837:2012) B - Trees / Groups of Moderate Quality relied upon. The exact position of individual trees or species included as part of a tree KEY Pond N Groups of High Quality Pond group, woodland or hedgerow should be checked and verified on site prior to any decisions 22 (BS 5837:2012) G12(B) for foundation design, tree operations or construction activity being undertaken. Further Category B U - -Trees Trees / /Groups Groups of Unsuitable Moderate for Quality Retention G10(B) survey work would be required for calculating foundation depths. Mast (Telecommunication) 153.3m (BSCategory 5837:2012) A - Trees / Groups of High Quality G10(B) G9(C) T8(B)

Mast 22 (BS 5837:2012) (BSCategory 5837:2012) C - Trees / Groups of Low Quality Trees are living organisms that change over time, the condition of all trees illustrated Drain TCB KEY N (BS 5837:2012) herein, are to be checked by the project Arboriculturalist should works commence 12 WATLING STREET 153.3m G3(B) months after the date of this survey. G2(B)Mast Category CAU - - Trees Trees / /Groups Groups of Unsuitable HighLow QualityQuality for Retention Mast (Telecommunication) CategoryCategory B - Trees B - / TreesGroups of /Moderate Quality SOME TREES MAY BE SUBJECT TO STATUTORY CONSTRAINTS. IT IS THEREFORE Drain Basin

5 (BS 5837:2012) TCB Root(BS 5837:2012) Protection Area (The RPA has been altered (disused) ADVISED THAT NO WORKS SHOULD BE UNDERTAKEN TO ANY TREES 22 WATLING STREET (BS 5837:2012) G2(B) Groupswhere appropriate of Moderate to reflect underground constraints) ILLUSTRATED HEREIN WITHOUT FIRST OBTAINING THE RELEVANT (ROMAN ROAD) KEY AUTHORISATION TO DO SO UNLESS AGREED AS PER THE APPROVED PLANS N 153.3m T7(B)

5 Category B - Trees / Groups of Moderate Quality Mast QualityRootCategory Protection A (BS- Trees Area 5837:2012) / Groups(The RPA of Highhas beenQuality altered THROUGH PLANNING CONSENT. Category C - Trees / Groups of Low Quality Towing Path T2(U) Category U - Trees / Groups Unsuitable forWyrley and Essington Canal Retention Drain Mast (Telecommunication) T4(C) 22 T1 (A) (BSwhere 5837:2012) appropriate to reflect underground constraints) This drawing is the property of FPCR Environment and Design Ltd and is issued on the TCB (ROMAN ROAD) (BS 5837:2012) WATLING STREET G1 (A) Individual(BS 5837:2012) / Group Number and BS5837:2012 Category condition it is not reproduced, retained or disclosed to any unauthorised person, either G2(B) G1(C) 153.3m wholly or in part without written consent of FPCR Environment and Design Ltd. FPCR El Sub Sta KEY G8(B) Environment and Design Ltd accept no liability for third party use. N Mast T1 (A) CategoryCategory BC - Trees C - /Trees Groups of / ModerateLow Quality Quality 5 Root Protection Area (The RPA has been altered Drain G1 (A) Individual / Group Number and BS5837:2012 Category W1(C) G4(B) (BSCategory 5837:2012) A - Trees / Groups of High Quality Ordnance Survey material is used with the permission of The Controller of HMSO, Crown 22 Indicative(BS 5837:2012) Shade Pattern (in accordance with G2(B) WATLING STREET whereCategory appropriate U - Trees to / reflectGroups underground Unsuitable forconstraints) Retention Pond G11(B) G1(C) Mast (Telecommunication) El Sub Sta Groups(BS 5837:2012) of Low Quality copyright 100018896. G2(B) TCB (ROMAN ROAD) BS5837:2012 where appropriate) Landing Stage 153.3m (BS 5837:2012) G6(B) T6(A)

Mast 5 (BSIndicativeRootCategory 5837:2012)Protection CShade - Trees Area Pattern / Groups(The (in RPA accordance of Lowhas beenQuality with altered G2(B) T1 (A) Drain Category B - Trees / Groups of Moderate Quality G1 (A) IndividualBS5837:2012(BSwhere 5837:2012) appropriate / Group where Number to appropriate)reflect and underground BS5837:2012 constraints) Category - 03.11.16 First Issue TJR WATLING STREET (ROMAN ROAD) Category A - Trees / Groups of High Quality

22 (BS 5837:2012) G2(B) G1(C) El Sub Sta (BS 5837:2012) rev date description by TCB

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G2(B) 3 Indicative Shade Pattern (in accordance with G7(B) G2(B) 1 T5(A) t: 01509 672772 G12(B) T1 (A) 8 IndividualBS5837:2012Individual / Group where / Number Group appropriate) and BS5837:2012 Category G7(B)  f: 01509 674565 T1(C) 5 G1 (A) Root ProtectionScale Area1:2000 (The @ RPA A3 has been altered

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G12(B) (ROMAN ROAD) Landing 4

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T1(C) 2 IndividualBS5837:2012 / GroupScale where 1:Number2000 appropriate) @ and A3 BS5837:2012 Category client 9 4 G1 (A) Cannock Extension Canal NOTES

10 3 G1(C)G12(B) El Sub Sta St Modwen

1 All dimensions to be verified on site. Do not scale this drawing, use figured dimensions G2(B) 8 NOTESonly. All discrepancies to be clarified with project Arboriculturalist. Drawing to be read in T1(C) IndicativeIndicative ShadeScale Shade Pattern1:2000 (in@ Pattern accordanceA3 with project G2(B) Watling Street Business Park 10 conjunction with0 Arboricultural Assessment 50and Appendix A - Tree Schedule100m.

G11(B) 9 2 3 4 All dimensions to be verified on site. Do not scale this drawing, use figured dimensions Cannock Extension Canal BS5837:2012 where appropriate) G12(B) Drawing has(in been producedaccordance in colour and withBS5837:2012 is based on digital information in .dwg format, Watling Street Business Park G2(B) only. All discrepancies to be clarified with project Arboriculturalist. Drawing to be read in aerialconjunction images with and/or Arboricultural GPS location Assessment where appropriate. and Appendix A monochrome A - Tree Schedule copy should. not be Cannock G11(B) 1 relied upon. Thewhere exact position appropriate) of individual trees or species included as part of a tree Pond Watling Street Business Park 8

T1(C) Pond DrawingNOTESgroup, woodland has0 been or produced hedgerow in should Scalecolour beand1: checked is200050 based and@ on verifiedA3digital information on site prior 100min to.dwg any format, decisions 10 4 drawing title

Cannock Extension Canal

G12(B) 3 aerialfor foundation images and/ordesign, GPS tree locationoperations where or construction appropriate. activity A monochrome being undertaken. copy should Further not be

2 All dimensions to be verified on site. Do not scale this drawing, use figured dimensions G12(B) G10(B) 9 G9(C) reliedsurvey upon. work Thewould exact be requiredposition forof individual calculating trees foundation or species depths. included as part of a tree G10(B) only. All discrepancies to be clarified with project Arboriculturalist. Drawing to be read in TREE SURVEY PLAN Pond G2(B) Pond group, woodland or hedgerow should be checked and verified on site prior to any decisions T8(B) conjunction with Arboricultural Assessment and Appendix A - Tree Schedule . G12(B) G11(B) NOTESTreesfor foundation are living design, organisms tree operationsthat change or over construction time, the activitycondition being of all undertaken. trees illustrated Further FIGURE 2 Watling Street Business Park 10 1 0 50 100m

G10(B) 8 herein,survey workare to would be checked be required by the for project calculating Arboriculturalist foundation depths.should works commence 12 G9(C) 4 Drawing has been produced in colour and is based on digital information in .dwg format, Cannock Extension Canal T1(C) G3(B) G10(B) AllTree dimensions toSurvey be verified onScale site. Do 1:not2000 scale this@ drawing,A3 use figured dimensions T8(B) monthsaerial images after the and/or date GPS of this location survey. where appropriate. A monochrome copy shouldPelsall not be Road scale drawn date 3 only. All discrepancies to be clarified with project Arboriculturalist. Drawing to be read in

G2(B) 2 Trees are living organisms that change over time, the condition of all trees illustrated G12(B) 9 reliedSOME upon. TREES The MAY exact BE position SUBJECT of individual TO STATUTORY trees or species CONSTRAINTS. included as IT part IS THEREFOREof a treeBridge 1:1000 @ A3 TJR November 2016 BasinPond Pond herein,conjunction are to with be Arboriculturalchecked by the Assessment project Arboriculturalist and Appendix should A - Tree works Schedule commence. 12 (disused) G11(B) group,ADVISED woodland THAT NOor hedgerow WORKS SHOULDshould be BEchecked UNDERTAKEN and verified TO on ANY site TREESprior to any decisions G3(B) monthsNOTES after the date of this survey. G12(B) 10 DrawingILLUSTRATEDfor foundation has been design, HEREIN produced tree WITHOUT operations in colour FIRST andor construction is OBTAINING based on activity digital THE informationbeingRELEVANT undertaken. in .dwg Further format, drawing number rev Watling Street Business Park 0 50 100m

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Further Wyrley and Essington Canal T3(C) T4(C) OrdnanceSOME TREES Survey MAY material BE SUBJECT is used with TO theSTATUTORY permission CONSTRAINTS. of The Controller IT of IS HMSO, THEREFORE Crown Pond G10(B) G9(C) Thissurvey drawing work wouldis the beproperty required of FPCRfor calculating masterplanningEnvironmenturban designfoundation and Design FPCRdepths. LtdEnvironment and is issued and Designon the Ltd Basin G11(B) G10(B) conditioncopyright- 03.11.16 it100 is 018896not reproduced,. First Issue retained or disclosed to any unauthorised person, eitherTJR (disused) T8(B) ADVISED THAT NO WORKSenvironmental SHOULD assessmentBE UNDERTAKENecology Lockington TO ANY Hall TREES Landing Stage G5(B) G6(B) T6(A) ILLUSTRATEDwhollyTreesrev areordate in living part HEREINorganismswithout descriptionwritten WITHOUT that consentchangelandscape FIRST overof FPCR OBTAINING time, design Environment the condition THE RELEVANT and of all Design trees illustratedLtd. FPCRby G8(B) architecture Lockington G7(B) T7(B) Environmentherein,AUTHORISATION are to and be checkedDesign TO DO Ltd bySO accept the UNLESS project no liabilityurban AGREEDArboriculturalist design for third AS PERparty FPCRshould THE use. Environment worksAPPROVED commence and PLANS Design 12 Ltd G3(B) arboriculture Derby DE74 2RH W1(C) G4(B) monthsTHROUGH after PLANNING the date of CONSENT.this survey. ecology Lockington Hall Towing Path Pond T2(U) T3(C) Ordnance- 03.11.16 Survey materialFirst is Issue used with the permission of The Controller of HMSO, CrownTJR Wyrley and Essington Canal masterplanning G5(B) T4(C) G11(B) T5(A) G7(B) copyrightThisSOME drawing TREES 100 is018896 MAYthe property BE. SUBJECT of FPCR TO Environment STATUTORYarchitecture and CONSTRAINTS. DesignLockingtont: 01509 Ltd 672772and ITis issuedIS THEREFORE on the Basin G7(B) rev date descriptionenvironmental assessment by Landing Stage (disused) G6(B) G7(B) conditionADVISED it THAT is not NOreproduced, WORKS retainedSHOULD orarboriculture BE disclosed UNDERTAKEN to anyDerbyf: unauthorised 01509TO ANYDE74 674565 TREES 2RH person, either T6(A) landscape design ILLUSTRATEDwholly or in part HEREIN without written WITHOUT consent FIRST of FPCR OBTAINING Environment THEe: [email protected] RELEVANT and Design Ltd. FPCR W2(A) G7(B) G8(B) Environment and Design Ltd accept no liabilityurban design for third partyFPCR use. Environment and Design Ltd T3(C) T5(A) T7(B) Track AUTHORISATION TO DO SO UNLESS AGREED AS PERt:w: THE01509www.fpcr.co.uk APPROVED 672772 PLANS Landing W1(C) G4(B) - 03.11.16 First Issue masterplanningecology Lockington Hall TJR G7(B) THROUGH PLANNING CONSENT. f: 01509 674565 Towing Path Pond T2(U) G5(B) Ordnance Survey material environmentalis used with the assessmentarchitecture permission of The Controller of HMSO, Crown Wyrley and Essington Canal Stage T4(C) G11(B) rev date description Lockingtone: [email protected] by Thiscopyright drawing 100 is018896 the property. of FPCRlandscape Environment design and Design Ltd and is issued on the Pond W2(A) G7(B) Track arboriculture Derby DE74 2RH Landing Stage condition it is not reproduced, retained or disclosed to anyw: unauthorisedwww.fpcr.co.uk person, either Landing G6(B) T6(A) client urban design FPCR Environment and Design Ltd wholly or in part without written consent of FPCR Environment and Design Ltd. FPCR T3(C) G7(B) ecology Lockington Hall Stage T5(A) G8(B) EnvironmentSt Modwen and Design Ltd accept nomasterplanning liability for third partyt: 01509 use. 672772 Pond G5(B)  architecture Lockington W1(C) G4(B) G7(B) - 03.11.16 Firstenvironmental Issue assessment f: 01509 674565 TJR G7(B) clientOrdnance Survey material is used with thearboriculture permission of DerbyThe Controller DE74 2RH of HMSO, Crown Pond landscape design e: [email protected] W2(A) G11(B) projectcopyrightrev date 100018896. description by Track St Modwen urban design FPCRw: www.fpcr.co.uk Environment and Design Ltd LandingLanding Stage T5(A) G7(B) t: 01509 672772 G6(B) T6(A) Watling Street Businessecology ParkLockington Hall Stage  T3(C) G7(B) f: 01509 674565 G5(B) project masterplanningarchitecture Lockington Pond Cannock e: [email protected] W2(A) G7(B) client- 03.11.16 Firstenvironmental Issue arboriculture assessment Derby DE74 2RH TJR Track w: www.fpcr.co.uk Watling Street Businesslandscape design Park Landing drawingrev datetitle description by T5(A) G7(B) St Modwen t: 01509 672772 Stage Cannock urban design FPCR Environment and Design Ltd Pond G7(B) TREE SURVEY PLAN ecology Lockingtonf: 01509 674565 Hall G5(B) T3(C) projectclient architecture e: [email protected] W2(A) drawing title masterplanning Lockington G7(B) Track FIGURE 2 arboriculture Derbyw: www.fpcr.co.uk DE74 2RH Landing StWatling Modwen Streetenvironmental Business assessment Park TREE SURVEY PLANlandscape design Stage G7(B) scale drawn date Pelsall Road T5(A) Cannock urban design FPCRt: 01509 Environment 672772 and Design Ltd Pond projectFIGURE 2 Bridge G7(B) client1:1000 @ A3 TJR ecology Lockingtonf: 01509November 674565 Hall 2016 G5(B) drawing title architecture Lockingtone: [email protected] W2(A) scaleWatling Street Businessdrawn Park date Pelsall Road G7(B) Track drawingSt Modwen number arboriculture Derbyw: www.fpcr.co.uk rev DE74 2RH LandingBridge Drain 1:1000CannockTREE @ SURVEY A3 PLANTJR November 2016 Stage project T5(A) G7(B) FIGURE 2 t: 01509 672772 Pond drawing numbertitle rev G7(B) 7578-A-02client f: 01509- 674565 Drain Watling Street Business Park e: [email protected] Pelsall Road W2(A) scaleTREE SURVEY PLANdrawn date Track CADCannockSt file:ModwenJ:\7500\7578\ARB\Plans\Fig 2 Tree Survey Plan.dwgw: www.fpcr.co.uk LandingBridge FIGURE7578-A-021:1000 @ A3 2 TJR -November 2016 Stage drawingproject title drawing number rev Pond scaleCAD file: J:\7500\7578\ARB\Plans\Figdrawn 2 Tree Survey Plan.dwg date Pelsall Road Drain TREEclientWatling SURVEY Street Business PLAN Park Bridge 1:1000 @ A3 TJR November 2016 7578-A-02FIGURECannockSt Modwen 2 - drawing number rev Drain projectdrawing title Pelsall Road CADscale file: J:\7500\7578\ARB\Plans\Figdrawn 2 Tree Survey Plan.dwg date Bridge 7578-A-021:1000TREEWatling @ SURVEY A3 Street Business PLANTJR Park -November 2016 drawingFIGURECannock number 2 rev Drain CAD file: J:\7500\7578\ARB\Plans\Fig 2 Tree Survey Plan.dwg drawing title Pelsall Road scale drawn date Bridge 7578-A-02TREE1:1000 @ SURVEY A3 PLANTJR -November 2016 CADdrawingFIGURE file: numberJ:\7500\7578\ARB\Plans\Fig 2 2 Tree Survey Plan.dwg rev Drain Pelsall Road scale drawn date Bridge 7578-A-021:1000 @ A3 TJR -November 2016

CADdrawing file: numberJ:\7500\7578\ARB\Plans\Fig 2 Tree Survey Plan.dwg rev Drain 7578-A-02 -

CAD file: J:\7500\7578\ARB\Plans\Fig 2 Tree Survey Plan.dwg 8.0 Heritage

The area immediately surrounding the proposed development has been examined to assess the nature of the surrounding heritage sites, and to place these sites within their archaeological and historic context.

Historic Context

The sources consulted were: There are no World Heritage Sites, Scheduled east of the proposed development but outside the site. Monuments, Listed Buildings, Registered Parks and The Industrial period is the best represented period, Staffordshire Historic Environment Record as 16 assets of this date have been recorded within (HER); within the 500m study area. The closest listed building the study area. The majority of these assets relate to • Gardens, Registered Battlefields or Conservation Areas Historic England and Local Planning Authority to the proposed development is located approximately industrial activities which exploited the landscape of for designated sites; 1.4km to the south west. It is anticipated that there will the study area. There are two collieries recorded within • Historic mapping (available online); and be no, or negligible effects upon these setting of these the study area; Brownhills Colliery and Conduit Colliery. Historic aerial photographs available on Google designated assets. There are three pits associated with Brownhills Colliery • Earth. (20450, 53913 & 20512) recorded within the study • There are assets of prehistoric, early medieval and area along with a former colliery building (53473). The An approximate study area of 500m around the medieval date recorded within the study area. extent of Conduit Colliery extends into the proposed proposed development has been examined to assess the development but this is where buildings are currently cultural heritage potential within the site itself and the There is one asset of Roman date recorded within the located (53470). surrounding area. This assessment does not attempt study area. The course of Watling Street Roman road (01140) is followed by the modern A5 and forms the The increased industrial activity within the landscape monument, rather it aims to examine the distribution northern boundary of the site. led to an increase in the transportation networks, which to plot and review every archaeological find and of evidence and to use this to predict the archaeological grew in order to move goods and materials around There is one asset of post-medieval date recorded the country. The Cannock extension of the Wyrley and the development proposals on those remains. within the study area. Earthworks suggestive of ridge Essington Canal (02225) extends to the west of the site and potential of the study area and the likely significance of the location of a double canal basin (53471) associated aerial photography (53475) are located to the south with the canal is located immediately adjacent to and furrow or later drainage features identified from

42 Vision Document Watling Street, Cannock 8.0 Heritage

the western boundary of the site. In addition to the canal, there are also the routes of a number of former area of plantation is also located within the proposed a mixture fieldscapes and an industrial complex. A small railways and tramways which cross the study area. The development. route of the Norton Branch Extension of the London and North Western Railway (20508) passes to the east The 1884 Ordnance Survey (OS) map (Staffordshire, of the study area and has been dismantled. There are 1:2,500) shows the majority of the proposed also a number of mineral railways tramways recorded within the study area which linked the colliery pits (53470) is shown as a series of pits and shafts, as well development as a series of open fields. Conduit Colliery with the main transportation of the canal and railway as miscellaneous buildings. The route of the tramway (53462, 53472, 53474 & 53914). The route of one of (53472) linking the colliery to the canal is also marked. these former tramways (53472) extends through the Brownhills Colliery is shown immediately to the east of proposed development. the proposed development. There is little change to the proposed development shown on historic maps until The remaining assets of Industrial date are the location the 1902 map which shows Conduit Colliery as a series of three farms (57114, 57115 & 57111) and the route of old pits and shafts. The tramway is no longer shown. of a late 19th century turnpike road (58509) which follows the course of the Roman and modern road. small works and garage are noted to the north of the The 1938 map shows the site as a series of fields. A proposed development on the 1961 map. The historic landscape character and historic environment character of the proposed development is

Watling Street, Cannock Vision Document 43 8.0 Heritage

Archaeological/Heritage Potential and Constraints

There are two assets recorded within the proposed Although there is potential for some archaeology development, Conduit Colliery (53470) and a tramway within the proposed site the potential and nature of (53472), both of which date to the Industrial period. any archaeological remains are unlikely to prevent The route of the tramway (53472) is visible on development. current aerial photography which suggests there is the potential for sub-surface remains to survive. Although Summary it is currently unknown how the foundations of the Development of the site will have no material impact proposed development will be constructed on the site laid out, it is possible that it will have a negative upon any identified built heritage assets. effect upon any remains of the tramway, as well as any previously unrecorded archaeological remains.

As part of the mitigation and during the initial construction phases of the development, topsoil strip will further inform the archaeological potential of could be monitored by a qualified archaeologist. This the proposed development as well as informing the requirement for any further intrusive archaeological work. This should also be undertaken in consultation with the Local Planning Authority Archaeologist.

44 Vision Document Watling Street, Cannock 8.0 Heritage

Legend LeKeygend Site Boundary ± OwnershipSiittee Boouunnd dBoundaryaarryy ± Study Area StudySttuudd Areayy Arreeaa Recorded Heritage Assets EST2620 RecordedReeccoorrddee ddHeritage Heerriittaaggee Assets Asssseettss EESSTT22662200 Recorded Heritage Assets RecordedReeccoorrddee ddHeritage Heerriittaaggee Assets Asssseettss 0 !( Events 11 !( EventsEvveennttss 01140 140 57114 57114 Events 585 EventsEvveennttss 58509 509 Recorded Heritage Assets

57111 57111 Watling Street, Cannock Vision Document 45

53470 57115 53470 57115 20508 20508 2 20508 7 4 22 3 77 5 44 33 55 0 45 90 180 270 360 450 53471 00 4455 9900 118800 227700 336600 445500 53471 Metres Meettrreess RLE SM December 2016 V1 CreRRaLLtEeEd: CheSScMked: DDeecceemDbabteer:r 22001166 VerVVs1i1on: CCrreeaatteedd:: CChheecckkeedd:: DDaattee:: VVeerrssiioonn:: 53473 Contains Ordnance Survey data © Crown Copyright 53473 CCaoonnndtt aadiinantssa ObOarrdsdenn aarningccheet SS2uu0rr1vv6ee.yy A ddlala trtaiag h©ts C Crrreooswwenrnv CeCdoo.ppyyrriigghhtt 20450 aanndd ddaattaabbaassee rriigghhtt 22001166.. AAllll rriigghhttss rreesseerrvveedd.. 20450 Arndale Court HAArernnaddaainlleeg lCeCoyouurrtt HLHeeeeaadddsiinngglleeyy LLeSee6ed d2ssUJ 5 LLSS66 22UUJJ 34 TEL: +44 (0)113 2787111 53 7 TFTAEEXLL:: ++4444 ((00))111133 2277858707161121131 34 4 e-mail: [email protected] 53475 47 FFAAXX:: ++4444 ((00))111133 22775500662233 53475 4 ee--mmaaiill:: [email protected] Sheet Size: A3 Scale of Original: 1:6,000 Sheet Size: A3 Scale of Original: 1:6,000 534 20512 CSlhieenet:t Size: A3 Scale of Original: 1:6,000 5 62 Client: St Modwen Developments 5346 20512 EST2201 Client: 62 !(EST2201 SStt Mooddweenn Deevveellooppmeennttss !( Project: PPrroojjeecctt:: Watling Street, Cannock Waattlliinngg SSttrreeeett,, CCaannnnoocckk

Title: 5 5 2 3914 Title: 5 Title: 5

2 5 2 53914 2 3914

2

2 2 Recorded Heritage Assets

0

2 2 53913 Reccorrded Herriittage Assssettss

0 0 53913 and Events and Evventtss

Office: Project No: Figure No: 41OOffff5iiccee:4: A1PPrr0oojjeec0ctt NN9oo::11 FFiigg2uurree NNoo:: 4154 A100911 2 9.0 Flood Risk & Drainage

This Flood Risk and Drainage Strategy has been prepared to give initial guidance to the baseline scenario regarding flood risk and drainage strategy at this site.

Introduction and also proposed and also proposed drainage strategy. Chasewater This section assesses the flooding potential at the site Country Park Definition of the Flood Hazard and Probability Fluvial Flood Risk

The site is remote from any Main Rivers or substantial ordinary watercourses. Minor There are two minor watercourses indicated to be Watercourses present to the west of the site beyond Lime Lane. The Environment Agency Flood Map indicates that the site or any Main Rivers. is not at risk of flooding from these minor watercourses

Cannock Extension Canal Key Ownership Boundary

Flood Zone 3

Environment Agency Flood Map

46 Vision Document Watling Street, Cannock 9.0 Flood Risk & Drainage

Surface Water (Pluvial) Flood Risk

The undeveloped areas of the site lie in an open arable farming area which has steady falls. The undeveloped site falls from east to west in line with the general topography of the locality. The Gov.UK Surface Water Flood Mapping included above as Figure 1.1 indicates that the site is generally at very low risk of surface

Eastern Pond is indicated at the existing surface water drainage pond water flooding. The potential for surface water flooding at the east of the existing Business Park and at the pond to the east of the canal.

The development areas (extension of the Business water runoff from adjacent land. Park) is not at significant risk of flooding from surface

Western Pond

Gov.UK Surface Water Flood Mapping

Watling Street, Cannock Vision Document 47 9.0 Flood Risk & Drainage

Flood Hazard and Probability Conclusions

Flood Risk from Ground Water Flood Risk from Sewers and Infrastructure The site lies in the low risk Flood Zone 1 where the

A desktop search has been undertaken for this site, There are no adopted sewers indicated to cross the site risk of flooding from all of the above potential sources demonstrating it to be underlain by the following geology. or to lie within close proximity of the site. 1000 in any year. of flood risk is considered to be low and less than 1 in

Bedrock - “Pennine Middle Coal Measures Formation - Superficial deposits - “Till, Devensian – Diamicton” and Flood Risk and Sustainable Drainage Strategy The Gov.UK flood risk mapping indicates that the site bedrock deposits are likely to have low permeability. reservoirs. The site is not within close proximity of any Mudstone, Siltstone and Sandstone.” The superficial and does not lie in an area that is at risk of flooding from wet process industrial works. The proposals are for the construction of an extension The site is generally free from any standing water or to the existing Business Park. In accordance with the boggy ground. The only exceptions being at the extreme The Cannock Extension Canal that lies to the west of the NPPF, the proposed business use falls under the less east and west of the site around the existing ponds. site lies at a lower level than all but the extreme west vulnerable category. of the site. The water levels in the canal are regulated The technical guidance to the NPPF states that all forms the site. of development are appropriate within Flood Zone 1. It is therefore confirmed that the site is not at significant and do not present a significant source of flood risk to risk of flooding from ground water.

The sewers and infrastructure flood risk source can risk to the site. therefore be discounted as a significant source of flood

48 Vision Document Watling Street, Cannock 9.0 Flood Risk & Drainage

Sustainable Drainage Proposals

waterbody. Where neither of the above are practicable, This pond would therefore provide a viable outfall for deposits and bedrock with a low permeability. From this discharge should be made to a sewer. surface water from the site. The site is understood to be underlain by superficial desktop assessment of the site’s geology it is assessed Infiltration Drainage Proposed Outline SuDS Surface Water Drainage SuDS at the site. Strategy that there is a low potential for the use of infiltration If viable surface water would be drained to ground in It is noted that the surface water drainage from the line with best practice. In this case the potential for It is proposed that the impermeable areas of the existing Business Park drains to the pond to the east of developed site will be drained to the existing pond the site. This is via a piped system. The existing drained to the west of the site at an attenuated rate. The site surface water drainage to ground by infiltration appears Business Park areas are higher and can drain towards would be investigated further by way of an intrusive divides into two key catchments to the north west and to be low. The viability of the use of infiltration drainage the east under gravity. The undeveloped areas of the site investigation at the detailed design stage. proposed Business Park fall towards the west, other areas has been assessed in accordance with the ICOP south west. The greenfield runoff rate from these site than at the initial interface with the existing eastern Drainage to a Watercourse or Waterbody pond. The majority of the undeveloped areas of the site rates (QBAR RURAL), based on a low permeability soil for SuDS. The resulting mean annual greenfield runoff fall towards the existing pond to the east of the canal. The existing pond to the west of the site is below the value of 0.45, are 8.2 l/s and 15.8 l/s respectively.

The strategy for the drainage of the Business Park deep to be able to be utilised as a surface water outfall It is proposed that the surface water discharge is limited lowest level of the site and appears to be sufficiently extension are in accordance with the hierarchy for from the site. This pond was noted to be predominantly surface water disposal as set out in Part H of the dry at the time of the site visit with a standing water to the mean annual greenfield runoff rates and water Building Regulations. This hierarchy notes that surface below the level of the adjacent canal. Water drains from up to and including the critical duration 1:100 year plus flows will be restricted back to these rates in all storms the pond under the canal to the minor watercourses to 40% climate change rainfall event. not practicable it should be drained to a watercourse or the west of the canal. water should be drained by infiltration. Where this is

Watling Street, Cannock Vision Document 49 9.0 Flood Risk & Drainage

Foul Water

The Business Park will be served by a privately Microdrainage source control calculations have been There are no adopted foul water sewers in local area of managed SuDS surface water drainage systems. Two undertaken based on the allowable discharge rates and the site. The closest adopted foul sewer lies circa 900m open detention basins are proposed as SuDS site to the east of the site along the A5. The existing foul control. The detention basins would offer water quality climate change rainfall event. Two shallow dry basins sewerage is drained via gravity to cess pits which are attenuating flows from the peak 1:100 year plus 40% are proposed at this feasibility stage. These ponds served by tankers. would be located along the low western side of the site. improvements and provide final site control to limit off A discharge of foul water from the proposed site flows to the allowable discharge limit. The impermeable area of the proposed development development to the adopted sewers via a new pumped has been assessed on the basis of a typical 95% this scheme, to give the necessary water quality connection or an extension to the existing cess pit The final form of the SuDS to be incorporated in impermeability from the two development catchment improvements, will be developed as the scheme design arrangement is proposed. site areas. progresses.

50 Vision Document Watling Street, Cannock 9.0 Flood Risk & Drainage

Recommendations

The following recommendations are made to mitigate drainage strategy at the proposed development: any flood risk and promote a sustainable and practicable be viable the proposed development surface water If, as suspected, infiltration drainage proves not to discharge will be limited to the peak mean annual the 1 in 100 year plus 40% climate change event, prior greenfield runoff rate for all storms up to and including to discharge to the adjacent existing pond to the west of the site. Two open detention basin have been modelled at this stage to demonstrate the viability of this option.

Foul water drainage from the proposed development will be drained to the offsite adopted foul sewer via a new pumped connection or by an extension to the existing cess pit arrangement, subject to further discussion with Severn Trent Water.

Watling Street, Cannock Vision Document 51 10.0 Noise

A noise assessment of the site proposed for employment (B1/B2/B8) development has been undertaken.

Introduction

The noise impacts of the proposed development The nearest sensitive residents are considered to be upon the existing residents near to the site have been vehicle maintenance and a sports and recreation club. canal boat residents on the Cannock Extension Canal operations including roofing supplies, service station, considered. The remaining site boundaries to the south and east are formed by open land. Site Description

The site is located approximately 2km east of Cannock town centre on the southern side of the A5 Watling to the south and west of the existing Business Park. Street at Norton Canes. The site is currently open fields

The existing Business Park forms the majority of the northern site boundary. Beyond the Business Park route between Tamworth and the M42 to the east and to the north is the A5 Watling Street which is a traffic Cannock and the M6 to the west. Land use beyond the beyond at a distance of approximately 300 metres. A5 is primarily open fields but with the M6 Toll Road and the Cannock Extension Canal which has a number The western site boundary is formed by open fields of boat moorings. Beyond the canal is Yates Industrial Estate which comprises a number of commercial Aerial view of the site and surroundings

52 Vision Document Watling Street, Cannock 10.0 Noise

Basis Of Assessment Measurements

Measurements have been made to determine the environmental noise within the NPPF and the DEFRA existing noise climate at the site. Survey work was between LAeq(5min) 67.9dB during the daytime and In the absence of specific guidance for assessment of Position 2 – Western Perimeter: Sample levels ranged Noise Policy Statement for England (NPSfE), it is LAeq(5min) 33.4dB during the night time. Results considered appropriate to base this assessment on two monitoring positions located adjacent to the north showed a mean daytime level of LAeq,16hr 50.8dB and carried out over five consecutive days and comprised of current British Standards and appropriate local or and western boundaries. All measurements were made a mean night time level of LAeq,8hr 45.0dB. national guidance. with calibrated, precision grade sound level meters in accordance with BS EN 60651 and BS 7445:1993. The measurement locations are marked on the site plan reduction for buildings’ is the current British Standard opposite. BS8233:2014 ‘Guidance on sound insulation and noise providing guidance for acoustic requirements within buildings. The Standard advises appropriate criteria and Results POSITION 1 limits for different building types including dwelling. A5 The results of all diurnal site measurements indicate Watling Street that there is a high level of background noise at the site industrial and commercial sound’ is the current British BS4142:2014 ‘Methods for rating and assessing Standard providing guidance for assessment of noise to the north of the site. attributable to traffic flows on the A5 and M6 Toll Road impact from industrial and commercial sites. In general, the likelihood of adverse impact for a particular noise is

Cannock Extension Canal dependent upon factors including the margin by which between LAeq(15min) 70.7dB during the daytime and Position 1 – Northern Perimeter: Sample levels ranged it exceeds the background noise level, the character of LAeq(15min) 42.4dB during the night time. Results the noise and its occurrence. showed a mean daytime level of LAeq,16hr 58.0dB and POSITION 2 a mean night time level of LAeq,8hr 53.9dB.

Watling Street, Cannock Vision Document 53 10.0 Noise

Noise Impact

Mechanical services plant:BS 4142 advises that, where The assumed internal operational sound level is Vehicle movement the Rating Level for new plant installations is at or representative of heavy industrial activity. Where the Access into the new development will be through the below the background sound level at the nearest noise unit is used for warehouse or light industrial activity, existing Business Park, with appropriate screening internal operational sound levels would be expected of vehicle activity from the canal moorings by The lowest LA90 values measured over during the employment buildings nearest to the canal. If service sensitive receptor, the noise would have a ‘low impact’. survey have been used as the basis of the assessment. in noise levels at the moorings. In this instance, it is yards are entirely screened from the nearest moorings to be significantly lower with a consequent reduction by a large employment building, the expected screening Break-out from employment buildings: For new for both daytime and night time. effect would be of the order of 15dB. Consequently, it probable that ‘low impact’ conditions would be achieved industrial/commercial units, it would be reasonable is considered that several vehicle movements could to expect internal operational noise levels to comply Noise levels at the moorings could be reduced by site occur during the day and night whilst maintaining the with the Noise at Work Regulations which stipulate location and orientation of buildings and/or an acoustic fence/wall for the elevation facing the canal. Such BS 4142 ‘low impact’ assessment at the canal moorings. 80dB(A), the break-out sound level just outside the a first action level of 80dB(A). For an internal level of building would be 49dB(A). It is noted that this level be achieved at all times of the day and night. measures would enable a condition of ‘low impact’ to is slightly lower than existing daytime ambient sound levels at this location.

54 Vision Document Watling Street, Cannock 10.0 Noise

Conclusions

Measurements and observations made at this site indicate that the noise climate primarily is determined by traffic flows on the A5 and M6 Toll Road located day and night. north of the site. This noise is significant throughout the

Limit noise levels have been derived for all mechanical services plant at the development site which would enable acceptable conditions in accordance with BS 4142 and BS 8233 at the canal moorings.

Assessment of the noise impact from employment buildings and from vehicle activity on the proposed development site indicate that acceptable conditions in accordance with BS 4142 and BS 8233 can be achieved at the canal moorings with careful design of the buildings and site layout adjacent to the canal boundary.

It is considered that the proposed development can be increase in noise or loss of amenity at the residential designed such that it will not result in any significant canal moorings.

Watling Street, Cannock Vision Document 55 11.0 Site Delivery

The site has no substantive environmental constraints, and it’s development provides a range of opportunities.

Services Technical Assessments

The site lies immediately to the south of the A5 Watling A considerable amount of technical work has been undertaken which demonstrates the suitability and The site can be developed with minimal services running within the road corridor. deliverability of the site, which is summarised below. disruption to existing business operators. Street. This road is a major highway with significant • This work is, however, on going and is likely to be The existing hedgerows and tree belts can The desk top assessment indicates that there is a supplemented by further work, for example, relating to be supplemented with additional belts of • 315mm medium pressure gas operating at MP270 in ecology and air quality. woodland in accordance for the Districts the southern verge which has ample spare capacity to vision for the local landscape character service the proposed development. The site has no substantive environmental constraints, area. Employment use development can be and it’s development provides a range of opportunities: accommodated with minimal harm upon local Similarly, there is a STW water main in the verge which views. STW advise will have adequate capacity to serve the The expansion land includes a total of 5.45Ha to Sustainable Urban Drainage (SUDs) collect site. accommodate B1, B2 and B8 use development. surface water run-off and to enhance • • Highly desirable location for employment biodiversity. Reinforcement of the electricity network in the area development, conveniently utilising the Noise and air quality impacts can all be • is likely to be required. An assessment is currently existing access to the Business Park from the accommodated. • underway to assess the cost and delivery of the upgrade. A5, and within close proximity to the M6 (Toll). A sustainable location situated immediately Extensive telecommunications infrastructure is adjacent to the existing Business Park, • available in the A5 Watling Street directly to the north within walking / cycling distance of nearby of the site. The existing development is connected to settlements and existing bus stops on the A5. the services in the road and the new development will connect into the same service runs.

56 Vision Document Watling Street, Cannock Ownership Boundary Proposed Employment Site Existing Trees, Hedgerows and Vegetation Root Protection Areas (RPA)

Trees to be removed

Existing Roads

Existing Public Right of Way

Key Views

Existing Contours

Existing Pond Indicative SuDS Attenuation Basin Locations Site of Special

(SSSI) & Special AreaScientific of Conservation Interest (SAC)

Green Belt

Watling Street Business Park Existing Point of Access to Business Park N

Constraints and Opportunities not to scale

Watling Street, Cannock Vision Document 57 11.0 Site Delivery

Development Framework

In summary the amount of development proposed Key within the site is as follows: Ownership Boundary

Employment Development Development Area 5.45Ha The expansion land includes a total of 5.45Ha proposed employment development to comprise B1, B2 and B8 Existing Point of Access to Business Park uses. Is is envisaged that an additional 15,000 square Proposed Point of Access to Development Areas accommodated. The existing access into Watling Street Existing Public Rights of Way metres (gross external floor area) of B Class can be Business Park would be utilised and improved as required to serve the proposed development. Existing Hedgerow, Tree and Vegetation to be Retained Proposed Structural Planting Green Infrastructure Woodland, hedgerows and tree cover The Green Infrastructure (GI) includes a robust Green Infrastructure 4.2Ha Includes new woodland, hedgerows, tree planting, grassland, framework of tree belts and hedgerows which will SuDS wetland habitats, mounding and informal open space. Includes retained vegetation, trees and hedgerows be retained and enhanced by additional new belts of woodland. SUDs ponds can be accomodated on the Swales and Detention Basin lower lying areas of ground within a multi-functional GI.

58 Vision Document Watling Street, Cannock N

Development Framework not to scale

Watling Street, Cannock Vision Document 59 11.0 Site Delivery

Delivery

The site is wholly controlled by St Modwen who own of land exceptionally well suited to an extension of the the adjacent Business Park and wish to develop the The Watling Street site has been identified as an area existing employment site. 5.45Ha of land to the west and south of the existing Business Park is an available, site immediately, being confident of the site’s market demand for modern, high quality commercial units in attractiveness, with there being significant market existing infrastructure serving the Business Park, and this area. suitable and achievable site that benefits from the is well located within the A5 corridor being a principal focus for employment market requirements.

This site is available now and could be developed for B1, B2 and B8 use development within 1-5 years, therefore contributing towards the employment needs of the District within the current plan period.

60 Vision Document Watling Street, Cannock Aerial view from the west

Watling Street, Cannock Vision Document 61 Watling Street, Cannock Vision Document March 2017