AVESTA 2 DEVELOPMENT FORMER PANTEG STEELWORKS ENVIRONMENTAL STATEMENT
OCTOBER 2007
SLR REF: 407.0776.00004 Persimmon Homes (Wales) Limited i 407.0776.00004 Avesta 2 Environmental Statement October 2007
CONTENTS
PART ONE – THE PROPOSAL 1.0 INTRODUCTION...... 1 Background...... 1 Screening Opinion & Scoping ...... 2 Structure of the Statement...... 2 The Applicant Company...... 3 Environmental Statement Preparation ...... 3 Technical Background ...... 4 2.0 SITE LOCATION ...... 5 Location...... 5 Site Setting...... 5 Topography...... 5 Existing Access ...... 6 Nature Conservation ...... 6 Cultural & Social Factors...... 6 3.0 ENVIRONMENTAL & PLANNING POLICY ...... 7 Introduction...... 7 National Planning Policy...... 7 Regional Planning Guidance ...... 10 The Gwent Structure Plan 1991 – 2006...... 11 The Torfaen Local Plan ...... 11 Summary ...... 13 References: ...... 13 4.0 THE DEVELOPMENT...... 15 Introduction...... 15 Site Preparation ...... 15 Access Proposals...... 17 Proposed Land Uses...... 17 Drainage Strategy...... 19
PART TWO - SITE ASSESSMENT
5.0 ECOLOGY ...... 23 Introduction...... 23 Mitigation...... 24 Opportunities ...... 24 Summary & Conclusions ...... 24 6.0 LANDSCAPE AND VISUAL IMPACT ASSESSMENT ...... 25 Introduction...... 25 Scope...... 25 Findings...... 25 Mitigation and Opportunities...... 26 Summary & Conclusions ...... 26 7.0 LAND QUALITY ASSESSMENT...... 27 Introduction...... 27 Scope...... 27 Findings...... 28 Recommendations...... 29 8.0 NOISE AND VIBRATION ...... 31
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Introduction...... 31 Scope...... 31 Noise...... 31 Vibration ...... 32 9.0 HIGHWAYS AND TRANSPORTATION ...... 33 Introduction...... 33 Scope...... 33 Findings...... 33 Mitigation...... 34 10.0 CONCLUSIONS...... 35
APPENDICES
APPENDIX ONE - Masterplan
APPENDIX TWO - Screening Request
APPENDIX THREE - Scoping Report
APPENDIX FOUR - Ecological Scoping Assessment
APPENDIX FIVE - Bat Survey Report
APPENDIX SIX - Landscape & Visual Impact
APPENDIX SEVEN - Noise & Vibration
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1.0 INTRODUCTION
Background
1.1 This Environmental Statement sets out the results of an Environmental Impact Assessment of a proposal by Persimmon Homes (Wales) Limited for the redevelopment of the southern part of the former Panteg Steelworks. The site, referred to as Avesta 2, is located at Sebastopol, south of Pontypool and extends to some 11 hectares. Drawing 0776-01 overleaf illustrates the location of the site.
1.2 The Planning Application submitted to Torfaen County Borough Council (TCBC) is for: “The redevelopment of the southern part of the former Panteg Steelworks (referred to as Avesta 2) to create a residential led mixed use development comprising:
1. A range of new homes, including apartments and houses (Use Class C3)
2. Provision for a nursing home or other residential accommodation (Use Class C2)
3. Employment uses (Use Class B1) and/or
4. Community uses including the provision of healthcare, nursery or, crèche services or education or training (Use Class D1),
together with
5. Open space, including play spaces, footpaths, cyclepaths, and areas for informal recreation
6. New roads, accesses, parking areas and paths
7. Other ancillary uses and activities
and requiring:
8. Site clearance, treatment and preparation
9. The installation of new services and infrastructure or the improvement of existing infrastructure
10. Other ancillary works and activities”
1.3 The application is submitted as an Outline application with matters except access reserved for future consideration. In order to provide guidance on the intentions for the site, a masterplan has been prepared by White Young Green. For illustrative purposes, this is included at Appendix One. It demonstrates the scale of the opportunity presented at the former steelworks site, capable of providing up to 350 new homes. This will be supported by a range of uses, which could include community uses (including education or healthcare) or more conventional business activities.
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Furthermore, the masterplan will create a brand new landscape for the site that will radically improve the appearance of the area: new public open space and landscaping will combine with new housing and infrastructure to provide high quality development.
1.4 The steel works operation ceased production in 2004 and since that time the site has been unused. The land is occupied predominantly by redundant industrial buildings and associated infrastructure, and hard surface areas of car parking and roads. Therefore the site is considered to be vacant previously developed, or “brownfield” land.
Screening Opinion & Scoping
1.5 The nature of the proposed development is such that the Applicant has given consideration to the need for undertaking a full Environmental Impact Assessment. In accordance with the provisions of the Town and Country Planning (Environmental Impact Assessment) (England & Wales) Regulations 1999 a submission for a screening opinion was made to Torfaen County Borough Council, as the planning authority, on 15th June 2006. A copy of the Request for Screening is included as Appendix Two.
1.6 The conclusion was reached on behalf of the Applicant that the development would be unlikely to be of more than local significance, is relatively conventional, and does not fall within a particularly sensitive or vulnerable location. In the light of these conclusions, it was suggested that a formal Environmental Impact Assessment (EIA) would not be required.
1.7 The Planning Authority acknowledged receipt of the Screening Request on 26th July, but did not reach a formal opinion. The Applicant did receive a letter from the Environment Agency dated 4th August 2006 that raised a number of issues associated with the proposed development. A copy of the EA letter is included at Appendix Three. The key issues raised were:
o “Biodiversity Aspects; o Flood Defence Matters; o Groundwater & Contaminated Land Matters o Waste Issues; o Water Resources Issues”
1.8 The contents of the letter from the Environment Agency suggested that an EIA might be necessary and the Applicant decided that an Environmental Impact Assessment decided to commission a voluntary EIA. In the absence of a formal screening opinion response, the Applicant has based the scoping requirement on the content of the EA letter and subsequent discussions with the local planning authority.
Structure of the Statement
1.9 This document is divided into two parts. Part One (Sections 1-4) of the document provides a description of the existing site and the surrounding area, and describes the proposed development. A review has been undertaken of the national, regional and local planning policies pertaining to the application site and relative to the development proposals.
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1.10 Part Two (sections 5-9) considers the relevant data, background information and the potential impacts of the proposed development in the following specific subject areas:
Ecology Landscape Land Quality Assessment Noise & Vibration Highways and Transportation
Where appropriate, mitigation measures are proposed and any residual impacts are considered.
The Applicant Company
1.11 Persimmon Homes (Wales) Limited is a wholly owned subsidiary of Persimmon PLC Group, the UK’s largest house builder and a FTSE 100 company that builds over 16,000 homes a year.
1.12 In recent years Persimmon have been responsible for many successful developments in South Wales, particularly brownfield regeneration. The Company is currently developing the land immediately to the north of the application site (Avesta 1).
1.13 Further information on the Persimmon Group can be found on their website at www.persimmonhomes.com.
Environmental Statement Preparation
1.14 The statement has been compiled by SLR Consulting Limited (SLR). SLR is a multidisciplinary environmental consultancy well conversant with the preparation of planning applications and Environmental Statements for major development schemes. In preparing this planning application and Environmental Statement, SLR has compiled and presented the reports of several third party consultants;
• GVA Grimley LLP completed the entire Planning Statement as well as providing information for the description of the development; • PFA Consulting provided an assessment of the Avondale Roundabout for the Highways and Transportation section; • Pryce Consultant Ecologists carried out the Ecological Assessment and subsequent Bat Report; • White Young Green Planning provided the Landscape and Visual Impact Assessment; • Robson Liddle Consulting Engineers completed the Drainage Strategy; and • Integral Geotechnique undertook the site investigation and associated sampling of the southern part of the site and provided the contaminated land report.
In addition SLR called upon the expertise of an in-house team of specialists comprising planners, surveyors, engineers, environmental scientists, hydrologists and landscape architects. SLR provided the Noise and Air Quality sections of this report.
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Technical Background
1.15 In general, no technical difficulties were encountered when undertaking the Environmental Impact Assessment. In considering the potential impacts of the proposals on nearby properties, it should be noted that observations and measurements were generally made from public areas (such as rights of way and highways): access to private properties and land was not obtained. However, it is considered that this has not prevented the accurate assessment of potential environmental impacts or the identification of appropriate mitigation measures.
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2.0 SITE LOCATION
Location
2.1 The application site is located on the eastern fringe of the village of Sebastopol, approximately 2km to the southeast of Pontypool town centre, to the west of the A4042. The location of the site is shown on Dwg. 0776-01. The site lies entirely within the designated urban boundary of Pontypool/Sebastopol.
2.2 The site is the former Panteg steelworks site and extends to approximately 11ha, orientated north-south. Much of the land is occupied by vacant two and three storey steelworks buildings and associated structures (such as open water treatment tanks, specialist treatment facility). There are also areas of hard surfaced car parking and roads, as well as areas of scrub and woodland. These features are shown overleaf on Dwg.0776-02: Site Layout
2.3 The valley in which the site and the surrounding communities are located is the Afon Lwyd river valley. To the north is the residential development which is currently under construction by Persimmon Homes, and many of the properties are already occupied. To the east the site is bordered by the Newport to Shrewsbury Welsh Marches railway line, beyond which is an electricity compound and the A4051. The South of the site is defined by an embankment, beyond which wooded and vacant land leads to the roundabout of the A4051. To the west the site is bordered by Avondale Road and Station Road further north. Beyond this is the community of Sebastopol.
Site Setting
2.4 The site is on the south-eastern edge of the Sebastopol and Griffithstown urban area.
2.5 To the north and west of the site the land rises as part of the Afon Lwyd valley. To the north land rises through 110m AOD in the centre of Pontypool, then continues to ascend towards the Brecon Beacons National Park (BBNP), the boundary of which is 2.4km away. To the west the land rises steeply through the communities of Sebastopol and Griffithstown between 80m AOD and 170m AOD.
2.7 In the east, the land initially falls gradually down to the Afon Lwyd before rising into undulating lowland hill terrain. It is within this undulating terrain that the Landegfedd reservoir is located approximately 2.2km to the northeast. South of the site the Afon Lwyd valley continues to descend towards the communities on the outskirts of Cwmbran approximately 1km away. The land in between is predominantly agricultural, with scattered farms, areas of woodland and hedgerows.
Topography
2.8 The site itself falls from 90m AOD in the north to 80m AOD in the south. At the Southern end the site is slightly elevated above the level of the Afon Lwyd river valley in which it is contained.
2.9 The elevation above surrounding valley levels to the southern end of the site, which keeps the on site topography relatively flat, is the result of historical industrial tipping of blast furnace slag and other by-products. This level area of the site is
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used for a large car park and also houses a relatively recently constructed single storey office block.
Existing Access
2.10 Access to the site is currently gained via a gated road off the Avondale Road at the south east corner of the site. It is proposed that this access will be retained and improved to provide the entrance and egress point for the new development.
2.11 The surrounding road network is made up as follows;
• Avondale Road, becoming Station Road, runs from the Avondale Roundabout to the south of the site, along the length of the western boundary of the site, and continues north into Griffithstown from where links to Pontypool and New Inn can be taken; • the A4051 comes north from Cwmbran, through the Avondale Roundabout, and sweeps around the southeast of the site before joining the A4042 to the northeast of the site; • the A4042 is the main road north from the M4 (J25A) and passes to the east of Cwmbran in the south before passing the site to the East, then continuing north through Pontypool and into Monmouthshire.
2.12 The nearest train station to the site is Pontypool/New Inn, which has at least 15 services every week day to the North via Abergavenny, and at least 12 services each week day to the south via Cwmbran and Newport.
2.13 Bus services in the area run approximately every ten minutes at peak times to both the north (towards Pontypool) and south (towards Cwmbran and Newport) and stop at several places in the Griffithstown/Sebastopol area, including Panteg House.
Nature Conservation
2.14 The ecology of the application site is discussed in detail at Section 5 of the Environmental Statement. The study undertaken has concluded that the application site contains the following vegetation features:
• an area of well-established native tree species including alders, poplars, pines and larch to the south and southeast of site; • an extensive mosaic of lawns and planted shrubs around the entrance to the site; and • an area of dense scrub, principally Grey Alder (Alnus incana) along the southern half of the eastern boundary.
2.15 There is also shallow square pond along the western boundary of the site that has resulted from the demolition of one of the old buildings in this area.
Cultural & Social Factors
2.16 The application site currently comprises an expanse of hardstanding with several buildings of the disused Panteg steel works site. It is not considered that any of the remaining buildings have any historical value.
2.17 The nature of the land is such that there is no potential for archaeological remains to be preserved.
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3.0 ENVIRONMENTAL & PLANNING POLICY
Introduction
3.1 Planning policy has clearly been an important influence on the proposals for the former steelworks at Panteg. This chapter of the Environmental Statement has been prepared by GVA Grimley LLP and provides the planning context for the proposed development. The focus of this section is to record the main provisions of the principal statutory planning documents and core strategies for Torfaen and the site.
3.2 A separate planning statement is submitted which provides a more critical analysis and commentary on a number of key planning points. The planning statement also examines a range of other documentation relevant to the proposals.
National Planning Policy
3.3 Redevelopment of the application site is guided at the national level by Planning Policy Wales (PPW), which is supplemented by a number of Technical Advice Notes (TANs), and The Wales Spatial Plan. The broad thrust of each document is set out below, with further detail provided in specific topic chapters elsewhere in this ES.
The Wales Spatial Plan: People, Places, Futures
3.4 The Wales Spatial Plan (WSP) was adopted by the Assembly Government in November 2004. The Plan sets out a strategic framework to guide development across Wales which reflects the different opportunities and challenges that exist across the country. The Plan seeks to integrate the policies of the Assembly Government to achieve a sustainable Wales. A number of core themes are identified to deliver the vision based on the development of sustainable communities, promotion of a sustainable economy, respect for distinctiveness, achievement of sustainable accessibility and protection of the environment. The regeneration of previously developed land is also a clear priority in the Spatial Plan.
3.5 The Plan states that each area of Wales will require a distinctive response to deliver the national vision. Torfaen lies within South East Wales. The Plan states that this area will function as a single networked city-region on a scale to realise its international potential, its national role and to reduce inequalities. The plan advocates the strengthening of existing towns within South East Wales and the creation of a coherent urban network that can compete internationally.
Planning Policy Wales
3.6 Planning Policy Wales (PPW), published in March 2002 and subsequently updated by Ministerial Interim Planning Policy Statement (MIPPS) in June 2006, sets out the land use planning policies of the Welsh Assembly Government (the Assembly Government). This contains guidance on the preparation of development plans and on, in particular, strategic matters of planning policy. The guidance sets out to promote sustainable development and identifies a number of key policy objectives, which include:
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• the promotion of sustainable settlement patterns based on the minimisation of new land take; • a focus on the re-use of previously developed land. A clear sequence is established which requires planning authorities to prioritise the redevelopment of brownfield land before the release of greenfield land; • to locate development in places which minimise the demand for travel; • to ensure access for all to quality housing, employment, community facilities and infrastructure; and • to protect and improve the environment.
Indeed, Paragraph 2.3.2 states that development should:
“Promote resource-efficient settlement patterns that minimise land-take (and especially extensions to the area of impermeable surfaces) and urban sprawl, especially through preference for the re-use of suitable previously developed land and buildings, wherever possible avoiding development on greenfield sites (Sections 2.6, 2.7).”
In terms of economic development, the Assembly Government’s main objectives include:
• enhancing the economic success of both urban and rural areas; • respecting and encouraging local economic diversity in both urban and rural areas; and • ensuring that development for enterprise and employment uses is in line with sustainability principles, and respects the environment in its location, scale and design.
3.7 In terms of housing, the Assembly Government seeks to ensure that previously developed land is used in preference to greenfield sites and new residential developments are well designed, environmentally sound (especially in terms of energy efficiency) and make a significant contribution to improvements in the quality of life. It aims to promote development that is easily accessible by public transport, cycling and walking and also promotes mixed use development that provides good access to employment and services.
3.8 It is considered that the proposed development is fully compliant with the strategic guidance and objectives contained in PPW. PPW is supplemented by a series of Technical Advice Notes (TANs). A range of these apply to site although their specific provisions are addressed in other parts of the ES and in other documents submitted with the application.
TAN 1: Joint Housing Land Availability Studies
3.9 TAN 1 was published in June 2006 and states that Local Authorities must ensure that sufficient land is genuinely available to provide a 5 year supply of land for housing. It is considered that the proposed development is fully compliant with the aims and objectives of TAN1.
TAN 2: Planning and Affordable Housing
3.10 TAN2 was published in June 2006 and requires Local Authorities to include an affordable housing target in their development plan; indicate how the target will be achieved using identified policy approaches; and monitor the provision of affordable
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housing against the target. The definition of ‘affordable housing’ for the purpose of the land use planning system is housing where there are secure mechanisms in place to ensure that it is accessible to those who cannot afford market housing, both on first occupation and for subsequent occupiers. It is considered that the proposed development is fully complaint with the aims and objectives of this guidance.
TAN 5: Nature Conservation and Planning
3.11 TAN 5 was published in 1996 and provides advice on the processes that Local Authorities are required to follow to ensure the protection of designated nature conservation sites and conservation of the natural environment. The guidance also promotes the role of wildlife corridors.
3.12 It is considered that the proposed development is compliant with the aims and objectives of the guidance. The effects of the proposal and mitigation measures proposed to protect and enhance nature conservation interests are addressed in the Landscape and Ecology Sections of the ES (Sections 6 and 5 respectively).
TAN 11: Noise
3.13 TAN 11 was published in 1997 and provides advice on the role of planning in minimising the adverse impact of noise without placing unreasonable restrictions on development. It provides advice on locations for noise generating proposals together with appropriate measures to mitigate the impact of noise.
3.14 It is considered that the proposed development is complaint with the aims and objectives of this guidance. The effects of the proposal in noise terms are addressed in the Noise and Vibration section of the ES (Section 9).
TAN 12: Design
3.15 TAN 12 was published in 2002 and provides detailed advice on how design and development may be facilitated within the planning system. The guidance states that good design has the potential to assist in environmental sustainability, economic growth and social inclusion. The guidance places particular emphasis on the achievement of sustainable design solutions which sustain or enhance character and promote innovative design.
3.16 It is considered that the proposal supports this guidance. This is reflected in the land use mix, the masterplan and the development principles explained for the site in the Planning Statement. The analysis of the ES will also show how proposals for the site meet a second key design theme – the management of the effects of the scheme on the environment.
TAN 18: Transport
3.17 TAN 18 was published in March 2007 and recognises the key role of the planning system to facilitate sustainable travel patterns. The guidance aims to guide the location of new development which reduces the need to travel and promote more sustainable forms of transport which contribute to environmental improvement in the longer term. TAN 18 recognises that a proposed development may bring forward the need for transportation improvements both within and beyond a development.
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3.18 It is considered that the proposal is compliant with this guidance. The transport and accessibility implications of the proposals are fully considered within the Transport Assessment and are detailed within the Highways and Transportation Section of the ES (Section 10).
TAN 21: Waste
3.19 TAN 21 was published in 2001 and provides advice on planning and waste resource management. It is considered that the proposal is compliant with the guidance. Waste generation will be minimised by maximising the re-use of materials within the site where practicable, thereby minimising the need for off-site disposal. Opportunities for waste management and recycling will be encouraged in building design and the promotion of information on the local waste management facilities will be available for future residents.
Regional Planning Guidance
3.20 At a regional level, Strategic Planning Guidance for South East Wales (Volume 1) was produced by the South East Wales Strategic Planning Group in January 2000. The group comprises representatives from eleven authorities, including Torfaen, Newport, Blaenau Gwent, Monmouthshire, and Cardiff. The document provides a regional framework with guidance on key issues including sustainable development, population and housing, economy and employment, transport and utility infrastructure.
3.21 The following aspects of sustainability are considered particularly important:
• Maximising the use of brownfield sites, particularly for housing, retail development, employment, and landscape and nature conservation purposes. • Encouraging the reuse of developed land through land reclamation and urban renewal initiatives. • Introducing common measures to control peripheral growth of settlements into the countryside and the amalgamation of urban areas within the region.
As such, the guidance includes the following recommendation in terms of housing provision:
H2: “FULL AND EFFECTIVE USE SHOULD BE MADE WHERE APPROPRIATE OF BROWNFIELD LAND TO SECURE A SUSTAINABLE APPROACH TO DEVELOPMENT AND IN THE INTERESTS OF URBAN REGENERATION, COUNTRYSIDE PROTECTION, COMMUNITY DEVELOPMENT, AND TRAVEL MINIMISATION”.
3.22 In order to reduce the pressure on greenfield development and actively encourage the development of brownfield sites, the following recommendation is also made:
H3: “THE GOVERNMENT BE URGED TO CONSIDER FISCAL AND FINANCIAL MEASURES AS WELL AS CHANGES TO PLANNING GUIDANCE TO ENCOURAGE BROWNFIELD DEVELOPMENT”.
3.23 With regard to urban regeneration, the guidance identifies housing as an integral part of the regeneration process and recommends:
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UR4: “THE DEVELOPMENT OF BRONWFIELD SITES SHOULD BE A KEY COMPONENT OF LOCAL REGENERATION STRATEGIES …”
3.24 It is considered that the proposed development is fully compliant with the regional guidance and supports its core objectives.
The Gwent Structure Plan 1991 – 2006
3.25 The Gwent Structure Plan was adopted by Gwent County Borough Council in March 1996 and sets out the strategic policies to guide development in the former County of Gwent to 2006. It remains applicable in the absence of any replacement.
3.26 The Plan seeks to support Gwent’s growth in a managed sustainable way. It establishes the level of employment land required over the plan period, but also supports the redevelopment of derelict, vacant or underused sites for appropriate alternative uses, including residential, employment and community.
3.27 Policies H2 and E3 support the development of derelict, vacant or underused sites for housing and employment uses respectively. Policy L1 also states that particular encouragement will be given to the reclamation of derelict land. The proposal fully supports these objectives.
3.28 Policy T13 seeks to promote road safety and assist cyclists and other vulnerable road users. Policy T15 encourages the greater use of public transport and the better integration of rail, bus and car travel.
The Torfaen Local Plan
3.29 The Torfaen Local Plan was adopted in July 2000 and covers the period to 2006. It provides the planning policy context at the local level relevant to any proposed redevelopment of the site. These principally include matters of housing, employment, and open space provision.
3.30 The site is located within the designated urban boundary and is not allocated for any specific land use within the Local Plan.
General Policies
3.31 The Local Plan includes a number of general policies which have been addressed in this ES. Policy G1 states that proposals should respect the setting of the site (in terms of layout, scale, massing and form), the urban fabirc of the area (space around buildings) and the amenity of adjoining residential properties. Policy G5 sets out the highway criteria which development proposals will be considered against. The proposals meet these objectives.
Housing Policies
3.32 The plan clearly seeks to concentrate development within existing urban areas, thereby protecting the countryside and the character of rural settlements. Policy S1 identifies a requirement for 1,112 homes over plan period 1991 to 2006.
3.33 The local plan acknowledges that other sites within the urban boundary may become available for residential and employment development during the plan
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period. It is clearly not the Plan’s intention to restrict development to sites identified on the proposals map. Accordingly, Policy S3 encourages residential development on sites within the defined urban boundary, subject to a number of criterion. The site is located fully within the defined urban boundary and the proposals therefore fully accord with these objectives.
3.34 Policy S4 states that where there is a demonstrable need for affordable housing, the Council will seek to negotiate with developers the inclusion of a reasonable element of such housing. There will be a mix of house types and sizes on the site.
3.35 Policy S6 focuses on the provision of open space and recreational facilities. The provision of such facilities is an integral element of the scheme.
Employment Policies
3.36 Policy ED5 encourages employment development within the urban boundary. Provision for appropriate employment uses represents an integral element of the proposed development.
3.37 As the most recent use of the site was for employment generating activities, Policy ED8 concerning the retention of the employment land and buildings applies. However, it is clearly not the intention of the local plan to sterilise land that could be put to beneficial use, as is the case in this instance. It is considered that the prestigious and comprehensive nature of the redevelopment proposals, together with the jobs it will create, will be sufficient justification.
3.38 There are of course a number of other policies that are relevant to the proposals. Many of these address environmental issues and matters which are addressed in other sections of this environmental statement. However, a simple analysis of all of the policies in the Local Plan shows that the proposals are compliant. The basic analysis is set out in the table below. Policy Topic Comments CHAPTER 1: OVERALL VIEW G1 General Complies with this policy which seeks to enhance the Development site and the surrounding area, and provide a benefit Policy to the community as a whole. G4 Planning Obligations Complies with this policy as the proposals include appropriate planning obligations. G5 Transport Proposals The Transportation Assessment provides details of all aspects of the transport requirements for the development which are in compliance with this policy. G6 Access The Transportation Assessment provides details of all aspects of the transport requirements for the development which are in compliance with this policy. CHAPTER 3: SETTLEMENT & HOUSING S3 Residential Complies with this policy of providing new housing on Development previously developed land within the designated urban boundary. S4 Affordable Housing Complies with this policy as the site will provide a wide range of house types and sizes and will also provide affordable in accordance with Policy S4. S6 Open Space Complies with this policy as the proposals include appropriate public open space, landscaping and play facilities. CHAPTER 4: ECONOMIC DEVELOPMENT & TOURISM ED5 Industrial Complies with this policy which encourages
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Development employment development within the designated urban boundary. ED8 Existing Industrial Complies with this policy as the previous industrial Land/Buildings use would be detrimental to the amenity of the area and the proposed development will mean that new
homes and jobs can be provided on previously developed land. CHAPTER 7: ENVIRONMENT E5 Derelict Land Complies with this policy which encourages the reclamation of derelict land in order to enhance and improve the environment. E13 Contaminated Land Complies with this policy which encourages the re- use of brownfield sites that may be affected by contamination. The detailed investigations of ground conditions and the Environmental Statement provide details.
Summary
3.39 Planning policy has had a major influence on the form and content of the proposed redevelopment scheme. It is considered that the proposed development fully supports the relevant national and regional planning policy guidance and accords wholly with the principles of local planning policies.
3.40 The proposals support national objectives (as contained in the Wales Spatial Plan) and policies on the location of development which encourage the delivery of sustainable development, based on the full use of previously developed land. It also seeks to ensure that new development protects and enhance the local environment and promote the development of sustainable communities which encourage non-car forms of transport. Access to housing, job opportunities, better environmental conditions are also clear priorities which the proposals support. The application for the site complies entirely with Policies G1, G5, S3, S4, S6, ED5 and ED8.
3.41 The proposed development thus fully accords with the relevant planning policies and offers a significant opportunity to contribute to the supply of previously developed land available for mixed use development.
References:
• Welsh Assembly, Planning Policy Wales, March 2002 • Welsh Assembly, People, Places, Futures: The Wales Spatial Plan, November 2004 • Welsh Assembly, Technical Advice Note (TAN) 1: Joint Housing Land Availability Studies, June 2006 • Welsh Assembly, Technical Advice Note (TAN) 2: Joint Housing Land Availability Studies, June 2006 • Welsh Assembly, Technical Advice Note (TAN) 5: Nature Conservation and Planning, 1996 • Welsh Assembly, Technical Advice Note (TAN) 11: Noise, October 1997 • Welsh Assembly, Technical Advice Note (TAN) 12: Design, 2002 • Welsh Assembly, Technical Advice Note (TAN) 18: Transport, July 1998 • Welsh Assembly, Technical Advice Note (TAN) 21: Waste, November 2001
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• South East Wales Strategic Planning Group, Regional Planning Guidance for South East Wales, April 2000 • Gwent County Council, Gwent Structure Plan (Volume 1), March 1996 • Torfaen County Borough Council, Torfaen Local Plan, July 2000
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4.0 THE DEVELOPMENT
Introduction
4.1 The scheme proposed at the Avesta 2 site is for the redevelopment of the southern part of the former Panteg Steelworks to create a residential led mixed use development comprising;
“The redevelopment of the southern part of the former Panteg Steelworks (referred to as Avesta 2) to create a residential led mixed use development comprising: 1. A range of new homes, including apartments and houses (Use Class C3) 2. Provision for a nursing home or other residential accommodation (Use Class C2) 3. Employment uses (Use Class B1) and/or 4. Community uses including the provision of healthcare, nursery or, crèche services or education or training (Use Class D1),together with 5. Open space, including play spaces, footpaths, cyclepaths, and areas for informal recreation 6. New roads, accesses, parking areas and paths 7. Other ancillary uses and activities and requiring: 8. Site clearance, treatment and preparation 9. The installation of new services and infrastructure or the improvement of existing infrastructure 10. Other ancillary works and activities”
Although the application is made in outline, in order to undertake an Environmental Impact Assessment, a certain degree of information is required upon which to base background studies. The following represents the essence of the development scheme as perceived at this stage. The planning application is accompanied by a Design Statement (prepared by White Young Green) that provides additional information on layout concepts and the principles of the scheme.
Site Preparation
4.2 As this is an Outline Application, specifics on construction materials and confirmation of phasing timescales can not be provided at this stage. However, all stages of the proposed development will be completed in line with all pertaining legislation, national, regional and local strategies and best practice.
4.3 In line with Persimmon Homes’ usual high environmental and quality standards a Construction Environmental Management Plan (CEMP) will be implemented at the site in order to manage and mitigate any environmental impacts the development may have.
Security
4.4 The site will be made secure to all but authorised personnel by the use of existing or improved fencing and the continued presence of on-site security personnel. Any
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other security measures that the local police or planning authority require will be considered.
Invasive Plant Species
4.5 All Japanese Knotweed and any other unwanted invasive plant species identified on site will either be treated with approved herbicide and destroyed on site or entirely removed from site by an appropriately licensed contractor for destruction and disposal. All works will be undertaken in line with the approved Welsh Assembly Government protocol.
Demolition
4.6 Detailed asbestos surveys will be undertaken of all existing buildings prior to their demolition. In addition to this all buried foundations including pile caps, basements, service tunnels, vents and pits within former buildings need to be removed as part of the demolition strategy of site clearance.
4.7 Demolition materials will, where possible, be processed to maximise the re-use of materials on site.
Ground Preparation
4.8 A series of recognised remediation techniques will be used to prepare the site for redevelopment. As per Integral Geotechnique (IG)’s recommendations (Section 8) the proposed solution is to excavate and improve or treat existing ground to a depth of 2 metres to provide an appropriate plateau for development.
Site Remediation
4.9 A comprehensive Site Investigation is submitted as part of the planning application. The report includes details of the site remediation proposals. The key elements are:
• wherever possible, contaminated materials will be dealt with using techniques such as bioremediation or, if possible, removed off site for licensed disposal; • a grid of trial pits / boreholes has been proposed by IG at 25m centres, with representative samples sent for laboratory analysis, and where necessary excavation works will be increased beyond 2m depth to deal with contaminated ground; and • a strict groundwater sampling regime will be employed during site preparation works to safeguard nearby streams and rivers.
Excavations
4.10 Most excavations will be undertaken with standard, non-percussive soil excavating machinery. Pneumatic breaker attachments or similar tools for breaking up areas of fused slag and for use on buried obstructions will be used as and when required.
4.11 Any groundwater inflows encountered will be dealt with using conventional pumping techniques. All excavations greater than 1m in depth will be supported at the sides by either planks and struts or temporary batters at gradients of thirty degrees.
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Access Proposals
4.12 The existing access to the site off the Avondale Road will be retained and improved to provide the sole point of access to the proposed residential and employment development.
Proposed Land Uses
4.13 The layout of the site has been designed in order that the opportunity to redevelop and regenerate this brownfield site is fully realised. The design concept for the proposal is based on the following principles;
• to reflect the history, ecology and landscape of the area; • to provide a comprehensive and integrated development of the site; • to provide open space within the layout, which is accessible to all residents; and; • to provide a comprehensive landscape strategy that supports the design concept and utilises the natural assets of the site and surrounding area.
The general land-use concept for the site will involve the creation of three main areas: residential; employment and community; and woodland and open space. The residential element is located to be in continuum with the existing community of Griffithstown that includes the recent Persimmon development on the northern section of the former steelworks. The area identified for employment and community uses is adjacent to the site access point to reduce the potential for conflict between traffic movements associated with those uses and housing. The open space areas, principally within the southern part of the site, take account of the existing woodland which will be retained and enhanced. The following considers in more detail each of the three elements.
Residential
4.14 The site has the potential to accommodate some 350 new homes within the northern and central parts of the site. The new residential development is located in a location that is inherently sustainable, being located within the recognised urban settlement boundary and is within walking and cycling distance of exiting services and infrastructure, with good public transport links the urban centres of Pontypool to the north and Cwmbran to the south.
It is proposed that the development will offer a range of house types and densities across the site. The principles set out in the Design Statement include:
• focal buildings and increased building heights around key spaces, junctions and at points of entry, in particular along Avondale Road;
• focal buildings positioned in places where longer range strategic views are possible and where shorter range vistas occur within the site:
• higher density areas (50 units/hectare) will be located to the centre of the site to create the urban quality of the neighbourhood; and
• lower density development (30 units/hectare) will be positioned to the exterior of the development site, near the boundaries in order to maintain the rhythm and
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character of the surrounding developments and provide a sympathetic interface with the surrounding development.
The residential area would accommodate a traditional mix of properties to reflect adjoining residential areas. The mix of detached, semi-detached and terraced properties will be distributed to assist in the creation of a strong building line. Buildings will be front-on or side-on to the main access road will be assisted by the location of parking spaces to the side and rear of properties which will also create the clear distinction between public and private space.
4.15 An integral element of the residential areas would be the creation of Home Zones. These facilitate the development of an integrated community with a strong identity by designing street space that is shared between pedestrians, cyclists and motorists. The aim is that the traditional distinction between the carriageway and footways is removed and that the street environment becomes an extension of the local community's living space. The Home Zone will provide connections to the open spaces incorporated in the development design, as well as easy access to the adjacent cycleway. Within the Home Zones, the roads are narrower than standard and laid out informally with connections to the appropriate open space landscaping area and pedestrian thoroughfares. The safe pedestrian links will aid permeability and encourage walking to nearby facilities in Griffithstown.
4.16 In tandem with this design element, vehicle speed measures will also form a part of the road network as part of the general Home Zone provision.
Employment and Community Uses
4.17 The employment and community land at the site will occupy up to 23% of the southern part of the site and will be capable of accommodating buildings that might be suitable for a range of different uses.
4.18 The proposed employment buildings will be located to the south of the development site and will be two storey height in keeping with the rest of the development and surrounding neighbourhoods. There will be three separate two- storey buildings grouped around a central parking area. Access to and from the employment buildings will be via a new road immediately off the main spine road into the site from the Avondale Road. This will reduce the potential for conflict between traffic associated with employment or community uses and local residents.
Open Spaces
4.19 A comprehensive landscape strategy will be employed that supports the design concept and utilises the natural assets of the site and surrounding area, providing open spaced within the development that are accessible to all residents.
4.20 The proposed development has been designed with a desire to retain existing landscape features wherever possible, and incorporate new open spaces to provide an appropriate landscape structure that brings a sense of place and legibility.
4.21 Pedestrian routes would be provided through the site to aid permeability and orientation, and to provide access to the adjacent cycleway. Where possible existing trees and woodland will be retained and incorporated into a new and
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appropriate landscape structure. Links to the National Cycle Network route 46, which runs adjacent to the development site, will provide pedestrian friendly direct access therefore encouraging people to travel by foot or bicycle.
4.22 New tree and scrub planting will combine with existing vegetation to provide a pleasant living and working environment. This will include a range of ornamental and native plant species as appropriate to compliment and improve the existing vegetation areas.
4.23 The proposed layout of the development site will include ornamental amenity planting and native tree and shrub planting within the development itself, and will retain the woodland area along the eastern boundary.
Drainage Strategy
Introduction
4.24 This section has been undertaken by Robson Liddle Ltd on behalf of Persimmon and describes the hydrological and drainage regimes for the proposed development.
Proposed Development
4.25 It is proposed that the redevelopment of the site would incorporate the demolition of all existing buildings and structures on site, removal of all buried foundations and basements, civilisation of the ground across the site and the construction of a mixture of residential and employment buildings.
4.26 Redevelopment of the site would decrease the amount of hardstanding and therefore decrease both the rate and volume of surface water runoff from the site when compared to existing conditions.
4.27 As a result, the redevelopment could have the following potential impacts on surface water resources:
• locally decrease surface water runoff; • improve the quality of surface water runoff from the site. Surface water runoff from the proposed development may contain reduced concentrations of suspended solids, and other substances.
4.28 The appropriate redevelopment of the site should lead to a decreased risk of surface water flooding within the surrounding area. Any development constructed without regard to flood risk can endanger life, damage property and require wasteful expenditure on remediation. Therefore this drainage scheme has been produced which will: • ensure that runoff is controlled at all stages and that the drainage system has sufficient capacity to safely discharge surface runoff; • ensure that there is no increase in flooding risk either at the site or downstream of the site; and • ensure that surface water discharged from the site is of a suitable quality.
4.29 In addition to the long term management of surface water runoff from the restored site, the surface water management scheme must be appropriate for the control of water during the construction and operation of the site. The surface water
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management scheme must therefore be appropriate for the control of incident rainfall during the construction and operation of the factory development.
Existing Drainage System
4.30 The existing steelworks site extends to approx 11 hectares, of which 1.8 hectares is currently grass and woodland.
4.31 80% of the existing site is covered with buildings and hard standing which currently discharge surface water direct to a partially culverted water course known as the Railway Stream without attenuation.
4.32 The site falls approximately 8 – 10m from North to South and approximately 2 – 4m from West to East.
4.33 Domestic foul drainage from the works connects to existing Public Foul Sewers located to the North and South of the Site.
4.34 Contaminated surface water discharges from the manufacturing process are monitored and when necessary are diverted into a treatment plant, which after treatment discharges into the Railway Stream via an Environment Agency consented discharge pipe.
Proposed System – Surface Water
4.35 The Environment Agency has confirmed that the proposed site can drain surface water un-attenuated into the Railway Stream, with the proviso that the proposed surface water discharge rate is not to exceed the existing factory’s rate of discharge into the stream.
4.36 The proposed development will have an impervious surface area of approx 60% of the overall site, which translates into a reduction in surface water run-off rate from the proposed development of some 25% when compared with the existing factory.
4.37 It is proposed that a new network of on-site dedicated surface water sewers will convey by gravity surface water to an existing outfall located within the site at the south eastern corner adjacent to the railway (see Drainage Scheme Drawing on page 22).
4.38 Sustainable Urban Drainage Systems are considered unsuitable for this site due to the prevailing ground conditions and contamination, therefore soak-away drainage is not considered a viable option for the proposed development.
4.39 During construction an interception shallow trench will be constructed along the low side eastern boundary to intercept and contain contaminants which will then be treated utilising the existing on-site plant, until such a time as the ground remediation works are complete and any contaminants neutralised.
Proposed System – Foul Drainage
4.40 Existing foul drainage public sewers are located on both the northern and southern boundaries of the proposed development.
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4.41 The potential capacity of the existing public foul sewer located on the southern boundary, and the down stream network, has been considered. The current arrangement consists of a combined 900mm trunk foul sewer located on the northern boundary between the development under construction (Avesta 1) and the application site.
4.42 The industrial use of the Avesta 1 originally discharged some 400 l/Sec of surface water flow into the 900mm combined sewer. As a result of the redevelopment of Avesta 1 for housing, this discharge rate has been reduced to approximately 200 l/Sec. This significant reduction in flows has been acknowledged by Welsh Water who have accepted that foul discharge from the Avesta 2 proposed development into the 900mm combined sewer on the northern flank would be appropriate.
4.43 The location of the 900mm combined sewer on the elevated northern boundary means that a new network of dedicated foul sewers will be constructed that would drain the new development by gravity in a southerly direction to a new foul pumping station located in the south-east corner of the residential element of the site.(see overleaf). This in turn will pump flows up the site in a northerly direction into the existing 900mm combined sewer. It should be noted only a relatively small part of the proposed Avesta 2 re-development would be able to drain by gravity into the combined sewer due to site levels.
Residual Flood Risk
4.44 In comparison to the current runoff from the site, the proposed development would further reduce and control surface water runoff, thereby having no adverse impact on flooding downstream.
4.45 Local roads adjacent to the site do not flood. Dry access to higher ground is readily available from the proposed development site.
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5.0 ECOLOGY
Introduction
5.1 The Applicant commissioned an ecological assessment to be carried out by Pryce Consultant Ecologists (PCE) of Llanelli. PCE carried out a site walkover and subsequent ecological scoping assessment (no buildings were entered and examined for health and safety reasons).
5.2 The PCE Ecological reports including supplementary Bat Assessment are included in full at Appendices 4 and 5.
5.3 The key findings are:
• There are few areas of vegetation or habitat found of significant interest. The few that are identified are; the presence of the locally uncommon Marbled White Butterfly; buildings providing bat roost opportunities; and a plant (Prickly Lettuce) which is the larval foodplant of the Small Ranunculus, a moth of national importance.
• A follow up survey to search for eggs or larvae of the Small Ranunculus Moth detected none, therefore it is judged highly unlikely that the species occurs at the site. No habitats were identified during the survey that were considered likely to support other “protected” or “high conservation status” species.
• Some of the buildings on site are deemed to provide opportunities for bat roosting, and the site also provides foraging opportunities for bats. A further assessment by a suitably qualified bat surveyor was recommended, and took place in October 2006.
• The Bat Assessment was undertaken on 4 October 2006. The daytime examination found no evidence (faeces) of bat presence or use. During the period when bats are expected to leave their roosts (18:45 to 20:00) direct observation was made of the target building exteriors, and heterodyne and frequency-division bat detectors were used to ensure complete visual/electronic coverage and assist with species detection/identification.
• Although at least two common pipistrelle bats and one soprano pipistrelle were observed flying/feeding in and around the site during the survey, no bats emerged from, or entered, the survey buildings. Due to the fact that these bats arrived on site some 30 minutes after expected roost-emergence times, it is speculated that they were some distance from their roosts.
• Habitat is present within the site suitable for supporting reptiles such as Common Lizard and Slow-worm, although none of these species, nor indeed any evidence of their presence, were reportedly found during the site investigations. If either reptiles or terrestrial-phase amphibians occur within the site, it is considered very unlikely that they are in sufficiently large numbers to pose a constraint to the re-development of the site.
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5.4 Since the submission of the initial application a further and more comprehensive bat survey has been undertaken. The results of that exercise are included in full at Appendix 5, and conclude that the current site is unlikely to be critical or important to the local bat population.
Mitigation
5.5 The reports recommend that mitigation is required to retain where possible and mitigate for unavoidable losses of scrub land that support Song Thrush and Bullfinch which have “medium-local ecological interest”.
Opportunities
5.6 The re-development of the site presents opportunities for the improvement of the existing ecological setting and the creation of new habitats.
5.7 This opportunity has been embraced by Persimmon and the proposals put forward involve the creation of new open spaces and the planting of multiple species of tree and scrub to compliment the existing vegetation areas.
Summary & Conclusions
5.8 The scoping and assessment reports at Appendices 3 and 4 set out the consideration given to the nature conservation interest of the proposed development site. The overall conclusion of the studies undertaken is that based upon current evidence the site is of minimal to local ecological interest.
5.9 The Bat Assessment states that no bat related constraints to the development of the site were identified, and that it is considered that no other protected mammals or birds would cause any constraint to development.
5.10 There is no apparent ecological constraint to development of the site. The potential for long-term net benefit for nature conservation through redevelopment of the site is highly achievable.
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6.0 LANDSCAPE AND VISUAL IMPACT ASSESSMENT
Introduction
6.1 The Applicant has commissioned a Landscape and Visual Impact Assessment (LVIA), carried out by White Young Green Planning (WYGP). The full LVIA is included at Appendix 6, and assesses the impact of the proposed development on the landscape and visual amenity of the site and its setting, and considers both the construction and occupation phases of the development.
Scope
6.2 The three key aspects the assessment addressed were:
• the description of the existing landscape; • the assessment of potential effects; and • proposed mitigation measures.
6.3 It predicted that the main potential sources of impact associated with the new development were:
• the physical presence of the development; • changes in land use, activities and management; and • the development of highway infrastructure and building.
Findings
6.4 The report states that the degree of impact on landscape effects is Moderate based on the sensitivity of the site to change, and that the changes to the landscape pattern and development will be moderate and will have a Moderate impact on the visual amenity.
6.5 The period of construction and re-grading of the southern section, new access roads and buildings is likely to have major impacts on both the landscape and setting of the site, as well as views of the site. These impacts will reduce to slight in the final phase of the construction period as the rate of change stabilises.
6.6 Visual impact to existing views, and impacts on the landscape character and quality, will become moderate to slight in the longer term as the site becomes established and the mitigation planting that is proposed grows.
6.7 The assessment concludes that the redevelopment of the site of the former Panteg Steelworks would be an improvement both in terms of appearance and contextual setting within the community. This is specifically recognised in the Torfaen Local Plan.
6.8 There are no local or national landscape designations that would hamper development, and the proposed development would be designed to be in keeping with the existing built-up areas neighbouring the site.
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Mitigation and Opportunities
6.9 The removal of the existing dilapidated and intrusive steelworks structures represents an opportunity to improve the visual amenity of the site and surrounding areas.
6.10 The development of a comprehensive landscape scheme, to include new grass and woodland areas within the site, and the planting of tree species along the perimeters of the site, will expand this positive impact further.
6.11 Any vegetation lost as part of the construction process will be replaced as part of this landscape scheme.
6.12 Woodland and vegetation will be managed and maintained to a high standard and steps taken where necessary to control their spread.
Summary & Conclusions
6.13 The Landscape and Visual Impact Assessment at Appendix 6 has considered the potential of the site to absorb the changes to the landscape that would occur as a result of the proposed development. The conclusion is reached that the removal of the exitsing structures would result in an improvement to the visual amenity of the area.
6.14 The enhancement of the woodland and provision of open space, allied with an appropriate and sympathetic site layout would result in an overall positive impact on the landscape and general amenity of the site. The Applicant considers that there are significant landscape and visual benefits to securing the effective regeneration of this derelict site.
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7.0 LAND QUALITY ASSESSMENT
Introduction
7.1 The Applicant commissioned Integral Geotechnique (Wales) Limited (IG) to undertake a site investigation of the proposed development site in order to assess the shallow ground conditions and groundwater quality beneath the site. The full report (ref.9201/RB/06) is issued as a separate document with the planning application. The following represents a summary of the conclusions reached in the report. This investigation forms the basis for the remediation/reclamation works undertaken at the site outlined at Section 4 above.
Scope
7.2 The scope of the site investigation concentrated on an assessment of ground conditions at the southern end of the site, in the area of the former tips.
7.3 The work undertaken by IG included a desktop study of all existing available information. This desktop study found that several previous data reviews and intrusive investigations had been undertaken over the previous three years. The main findings of these included;
• a leachate breakout was identified in July 2003 and contained significant concentration of chromium, copper, lead, nickel and zinc; • a data review of the leachate breakout concluded that the potential risk to human health and animal health resulting from it was high, and that to surface and groundwater were medium; • follow up intrusive investigations found that the fill materials within the south tip area were typically dry, and any leachate was typically restricted to the base of the tipped area; • lab tests found elevated levels of several metals in soils, leachate and groundwater, therefore it is concluded that there is the potential for leachate contamination of groundwater; • a second intrusive site investigation was undertaken in 2005, that focused on groundwater pollution associated with the South Tip area; • the results of this intrusive investigation identified elevated concentrations of, amongst other substances, metals and hydrocarbons in both the made ground groundwater and the alluvial groundwater; • risk assessments based on the findings of the boreholes drilled and subsequent sampling state that there is no significant risk to identified receptors from the alluvial groundwater; • the risk assessment does not state the risk to receptors from made ground groundwater, but states that measures should be implemented to intercept this water before it leaves the site.
7.4 The site reconnaissance and intrusive investigation phase then carried out by IG comprised;
• five shell and auger boreholes; • seven rotary drilled probeholes; and • a trial pit investigation.
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7.5 In-situ testing was carried out on the boreholes and representative sampling undertaken, and upon completion gas monitoring standpipes were installed.
7.6 Upon completion of the rotary probeholes, groundwater monitoring standpipes were installed to allow groundwater samples to be taken for laboratory analysis. Trial pits were excavated to a maximum depth of 3.9m. During trial pitting, representative samples were taken for laboratory chemical and physical testing.
Findings
7.7 A number of obstructions were encountered during the drilling of boreholes and digging of trial pits. These were found to be comprised largely of dense and very dense fused slag with many boulders, much metal, and some concrete. Groundwater was found at varying levels below the existing ground level across the site. Perched water was generally not encountered in the made ground across the site.
7.8 A number of contaminants were identified during the testing. These included the following:
• In soils: arsenic; copper, nickel and polychlorinated biphenyls (PCBs); • In leachate: chromiums; copper; and aluminium; and • In groundwater (made ground and alluvial): aluminium; copper; nickel; and manganese.
A full list is reproduced in the Site Investigation Report submitted as part of the Application.
7.9 The assessment of the risk of pollution health effects or environmental harm resulting from contamination at the site was undertaken using the Source- Pathway-Receptor Model. The identified components at each stage of the model are shown below;
• Sources; o made ground; o made ground groundwater; o alluvial groundwater.
• Receptors; o future site residents/users; o groundwater; o surface waters; o vegetation.
• Pathways; o dermal contact; o direct ingestion of soil; o inhalation of soil dust and vapours; o leaching of contaminants into groundwater; o transport / migration within groundwater.
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Recommendations
7.10 The IG study makes extensive recommendations for the site, including site preparation, site remediation, foundations and floor slabs, excavations, access roads and car parking areas, and further site investigation works. An integral part of the scheme is that demolition materials should, where possible, be processed to maximise the re-use of materials on site. The main works suggested are set out at Section 4;
• Site preparation;
o the removal of Japanese Knotweed along the eastern boundary to the site; o asbestos surveys will be required to all existing buildings prior to their demolition; o all buried foundations to be removed as part of the demolition strategy of site clearance; o excavation and screening of approximately 2.0m of made ground across the site, then the material to be re-placed in compacted layers; o where necessary contaminated materials will be dealt with using techniques such as bioremediation or, if possible, removed off site for licensed disposal; o consideration will be given to the implementation of a Site Waste Management Plan (SWMP) in order to manage and reduce waste production; o a strict groundwater sampling regime should be employed during site preparation works to safeguard nearby streams and rivers; o this investigation had access only to the southern area of the site – further contamination issues will be present to the north of the site which are at present unknown; o increase capping thickness to greater than 600mm (possibly 1000mm) in all garden landscaped areas to break pathway from dermal contact; o in-situ remediation of hydrocarbon contamination where required; o in ground vapour barrier to prevent upward migration of barriers, and the inclusion of methane and vapour protective membrane to all buildings; o made ground groundwater requires remedial action to improve the quality of the perched water and to manage its future flow; o cut-off drains should be constructed along the south and south- east boundaries of the site, and a long-term monitoring and sampling regime for groundwater will have to be adhered to.
• Foundations and Floor Slabs;
o for two and three storey domestic structures, reinforced concrete raft type foundations should be used on the engineered fill on site; o foundations should incorporate the gas protection measures outlined in the full report.
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• Excavations;
o any groundwater inflows should be dealt with by conventional pumping techniques.
• Access Road and Car Parking Areas;
o any ‘soft spots/areas’ should be removed and replaced with well- compacted imported granular materials; o all formations should be proof rolled and inspected to ensure removal of obstructions that could potentially form hazard spots.
• Further Site Investigation Works;
o the remaining area of the development site will need to be covered by an investigation such as this one, which looked exclusively at the southern area; o the additional site investigation could be undertaken as part of the site reclamation works; o groundwater sampling and testing will be needed to give ‘baseline levels against which future samples can be checked.
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8.0 NOISE AND VIBRATION
Introduction
8.1 The Applicant has commissioned a noise and vibration impact assessment from SLR Consulting Limited. The assessment has been carried out in accordance with the EIA Good Practice Guide, the EIA Regulations and British Standard Guidance.
8.2 The full Noise and Vibration report is presented at Appendix Seven.
Scope
8.3 The assessment focused on the following specific noise and vibration issues:
• the existing noise climate and noise-sensitive receptors around the application site; • the suitability of the site for the proposed uses; • the construction works required to erect the development; and • the impact of the ongoing use of the development once completed.
8.4 Noise and vibration levels were considered in relation to Technical Advice Note (Wales) (TAN) 11 Noise and British Standard 6472 Evaluation of human exposure to vibration in buildings (1Hz to 80Hz).
Noise
8.5 All of the noise-sensitive receptors in close proximity to the site are to the west of the site. There are considered to be no sensitive receptors within 1km of the site to the east. The noise monitoring locations are shown overleaf.
• Position 1: within the site, close to the eastern site boundary, approximately 15 metres from the closest main railway line; • Position 2: within the site, close to the western site boundary, approximately 5 metres from the edge of Avondale Road; • Position 3: opposite 74 Avondale Road, to the west of the site; • Position 4: opposite 21 Austin Road, to the west of the site; • Position 5: 5 Sherbourne Road, to the west of the site; and • Position 6: 18 Museum Court, to the west of the site.
8.6 The assessment found that use of suitable building materials will ensure that a suitable noise climate for residential occupation is achieved. Noise from the construction works is likely to achieve the adopted criterion for the majority of the time. Measures to further control this noise are set out in the full report.
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Noise Monitoring Locations
Vibration
8.7 The assessment found that the existing levels of vibration from the railway line to the east of the site might have adverse effects on the two properties closest to it as shown on the masterplan. The report recommends that the location of these properties may need to be revised at the detailed planning stage, and the outline nature of the application is such that the specific location of all homes wil be determined at a later stage. Also, some temporary operations may cause perceptible vibration at the nearest sensitive receptor, Rosetree Cottage. The detailed measures to manage such vibration are set out in the full report at Appendix Seven.
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9.0 HIGHWAYS AND TRANSPORTATION
Introduction
9.1 The Applicant has commissioned a Transport Assessment to be carried out by PFA Consulting Ltd. The full report provided by PFA is submitted in full as a separate document with the planning application.
9.2 The study has been based on the premise that the scheme for approximately 350 residential dwellings and 2.238 hectare of community and employment land would replace the existing circa 36,366m2 (390,000 ft2) of B2/B8 warehousing. Highway access into the site would continue to be provided by the current entrance on Avondale Road.
9.3 The location of the site is within walking distances of local facilities and schools, with nearby bus and rail services offering the opportunity for sustainable travel to work and shopping facilities within the local area of Sebastopol and Pontypol/Cwmbran.
Scope
9.4 Following consultation with the Highways Authoirty, the focus of the assessment has been on the traffic impact of the development on the following junctions:
• Avondale Roundabout (A4051/Avondale Road/Bevans Lane) • A4051/A4042 Roundabout
Findings
9.5 The impact on the A4051/A4042 Roundabout is not considered to be significant as development traffic flows have impacts of 3% or less on each arm. However, flows on Avondale Road (North) and A4015 Cwmbran Drive at the Avondale roundabout are predicted to increase by up to 7%. Therefore a capacity assessment of the operation of this junction in the AM and PM peak periods has been undertaken using ARCADY.
9.6 Avondale Roundabout has been assessed for an assessment year of 2016 for two scenarios, existing development (the existing B2/B8 use) and for the proposed development. The development flows for the committed developments of South Sebastopol and Churchwood were included in both scenarios.
9.7 The results of this analysis suggest in 2016, with the presently proposed improvements, Avondale roundabout will operate above the normal threshold RFC (Ratio of Flow to Capacity) value of 0.85 in both the AM and PM peaks, with an RFC value of above 1.0 in the AM peak, both with the existing development and with the proposed Avesta development.
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Mitigation
9.8 As a result of the analysis, it is proposed to improve the layout of the A4051/A4042 roundabout. This will take the form of are therefore proposed and comprise the provision of a left slip lane from Avondale Road (N) to the A4051 (N).
9.9 The proposed left slip lane reduces the RFC of Avondale Road (N) in the critical AM peak period. Although still above an RFC of 1.0 it is significantly lower than that of the RFC for the existing B2/B8 land use at the Avesta 2 site when proposed South Sebastopol improvements are implemented and is therefore considered to be an acceptable solution as the operation of the roundabout is significantly improved.
Proposed Improvements to A4042/A4051 Roundabout
SLR Persimmon Homes (Wales) Limited 35 407.0776.00004 Avesta 2 Environmental Statement January 2007
10.0 CONCLUSIONS
10.1 This Environmental Statement sets out the results of an Environmental Impact Assessment for a proposal by Persimmon Homes (Wales) Limited to redevelop the remaining 11 hectares of the former Panteg Steelworks. The site, referred to as Avesta 2, is located within the designated urban boundary of Sebastopol, south of Pontypool.
10.2 The land is dominated by vacant two and three storey steelworks buildings and associated structures. In addition there are also areas of hard surfaced car parking and roads, as well as areas of scrub and woodland.
10.3 The planning application submitted to Torfaen County Borough Council is for the construction of up to 350 new apartments and homes, provision for a nursing home or other residential accommodation (Use Class C2) and employment uses (Use Class B1), together with various operations associated with the clearance, remediation and development of the site. Highway access into the site would continue to be provided by the current entrance on Avondale Road.
10.4 The informal scoping exercise has established that the key issues associated with the proposal are likely to be: nature conservation, landscape and visual impact, land quality and traffic. An array of assessments has been carried out to consider the implications of the proposed scheme in the context of these issues, and to suggest mitigation measures that are appropriate to the site.
10.5 There is no apparent ecological constraint to the redevelopment of the site, and the potential exists, through appropriate management, to secure long-term net benefit for nature conservation.
10.6 The Landscape and Visual Impact Assessment has considered the potential of the site to absorb the changes to the landscape that would occur as a result of the proposed development. The enhancement of the woodland and provision of open space, allied with an appropriate and sympathetic site layout would result in an overall positive impact on the landscape and general amenity of the site. The Applicant considers that there are significant landscape and visual benefits to securing the effective regeneration of this derelict site.
10.7 In terms of land quality, a comprehensive Site Investigation has been carried out. The recommendations within that report in terms of remediation of the site form an integral part of the proposals for the site, and the overall impact will be positive as the potential contaminants will be removed in an appropriate manner.
10.8 Further studies have been undertaken to consider the effects that noise and vibration from adjacent land-uses might have on the residential element of the development. As part of these assessments, consideration has also been given to the implications of the construction, demolition and remediation elements of the proposal on existing land-uses.
10.9 Overall, the conclusion has been reached that in environmental terms there is no single issue that should prevent the development scheme in its current format. The mitigation measures proposed would not have any adverse residual effect on the existing environment, the local amenity or on the ability of Persimmon Homes (Wales) to implement an effective redevelopment scheme.
SLR Persimmon Homes (Wales) Limited 36 407.0776.00004 Avesta 2 Environmental Statement January 2007
10.10 In the absence of any environmental objection, the proposal is supported by policy issues. Planning policy has had a major influence on the form and content of the proposed redevelopment scheme. It is considered that the proposed development fully supports the relevant national and regional planning policy guidance and accords wholly with the principles of local planning policies.
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