EIA Scoping Report Proposed Ashwicken Lake Wellness Resort Land West of Church Lane, South of East Winch Road, Ashwicken, Norfolk July 2020 Prepared By Project Quality Control Sheet ORIGINAL Author Checked by Approved by Signature Date 19 June 2020 3 July 2020 3 July 2020 Company Aardvark EM Ltd Aardvark EM Ltd Aardvark EM Ltd Location: Land west of Church Lane, south of East Winch Road, Ashwicken, Norfolk Grid Reference: 569330E, 317751N (centre of the site) Project Manager: Nick Leaney Report Author: Rachel Ness Report Number: 2061-R001 Report Status: Final Copyright: All copyright in this document is reserved. Liability: This document contains information and may contain conclusions and recommendations. Every effort has been made to ensure that the information is accurate and that the opinions expressed are sound. However, Aardvark EM Limited cannot be made liable for any errors or omissions or for any losses or consequential losses resulting from decisions based on the information. Report Written and Produced By Aardvark EM Limited, Higher Ford, Wiveliscombe, Taunton, Somerset, TA4 2RL Telephone: 01984 624989, Facsimile: 01984 623912 Email: [email protected], Web: www.aardvarkem.co.uk Contents Summary 1 Introduction .................................................................................................................. 1 1.1 Overview ................................................................................................................ 3 1.2 Purpose of Report ................................................................................................. 3 1.3 Report Structure .................................................................................................... 4 2 Description of Proposed Development ..................................................................... 5 2.1 Proposed Development ......................................................................................... 5 2.2 Construction ........................................................................................................ 10 3 Site Description and Characteristics....................................................................... 11 3.1 Site Location and Description ............................................................................. 11 3.2 The Surrounding Area ......................................................................................... 11 4 Planning Policy Context ........................................................................................... 12 4.1 Introduction .......................................................................................................... 12 4.2 National Planning Policy and Guidance .............................................................. 12 4.3 Local Planning Policy and Guidance .................................................................. 14 5 The EIA Process ........................................................................................................ 19 5.1 EIA Regulations ................................................................................................... 19 5.2 Consultation ......................................................................................................... 19 5.3 Assessment ......................................................................................................... 20 5.4 Mitigation ............................................................................................................. 20 5.5 Monitoring ............................................................................................................ 21 5.6 Cumulative effects ............................................................................................... 21 5.7 Environmental Statement .................................................................................... 22 5.8 Consideration of Alternatives .............................................................................. 22 5.9 EIA Scoping Team .............................................................................................. 22 6 Topics Included in EIA Scope .................................................................................. 23 6.1 Introduction .......................................................................................................... 23 6.2 Landscape and Visual ......................................................................................... 23 6.3 Socio-Economics ................................................................................................. 26 6.4 Flood Risk ............................................................................................................ 32 6.5 Noise.................................................................................................................... 36 6.6 Transport ............................................................................................................. 40 6.7 Summary ............................................................................................................. 47 7 Topics Not Included in the EIA Scope..................................................................... 48 7.1 Introduction .......................................................................................................... 48 7.2 Ground Conditions .............................................................................................. 48 7.3 Heritage ............................................................................................................... 55 7.4 Nature Conservation and Biodiversity ................................................................. 57 7.5 Vibration .............................................................................................................. 61 7.6 Odour ................................................................................................................... 62 7.7 Human Health ...................................................................................................... 62 7.8 Risks of Major Accidents and/or Disasters ......................................................... 62 7.9 Waste................................................................................................................... 63 7.10 Residential Amenity Assessment ........................................................................ 64 7.11 Climate Change ................................................................................................... 64 7.12 Summary ............................................................................................................. 64 Appendix A Site Location Plan and Indicative Masterplan Appendix B LVIA Figures Appendix C LVIA Proposed Viewpoints Appendix D LVIA Methodology Appendix E Biodiversity Reports (Breeding Birds, Wintering Birds and GCN) Ashwicken Lake Wellness Resort – EIA Scoping Request June 2020 Summary This Scoping Report has been prepared to provide an overview of the likely significant environmental effects that have been considered in scoping the EIA for the Proposed Development. It provides information regarding the Proposed Development, sets out the intended EIA scope (summarised below) and explains the methodologies for the assessment of likely significant environmental effects. EIA Topic Scoped In EIA Topic Scoped Out Landscape and Visual Ground Conditions Socio-economics Heritage Flood Risk – including Flood Risk Nature Conservation and Biodiversity Assessment and resilience to climate change Noise Vibration Transport Odour Cumulative Human Health Risks of Major Accidents and/or Disasters Waste Residential Amenity Assessment Climate – contribution to greenhouse gases In addition to the ES the planning application will be accompanied by the following documents: • a draft Construction Environmental Management Plan; • a Phase 1 Geo-Environmental Assessment; • a Desk Based Heritage Impact Assessment; • an Ecological Impact Assessment Report and Biodiversity Net Gain calculation; and • a Travel Plan; • a Planning Statement; • a Business Plan; • the planning application drawings; • a Design and Access Statement; and • a Statement of Community Involvement. Aardvark EM Limited – June 2020 Page 1 Ashwicken Lake Wellness Resort – EIA Scoping Request June 2020 The ES will be prepared in compliance with the EIA Regulations, and that: • Describes the Proposed Development; • Outlines the reasonable alternatives considered; • Describes the baseline environment; • Describes the likely significant effects and the methods used to identify significant effects; • Describes the measures to mitigate adverse effects; • Describes any monitoring arrangements; and • Includes a non-technical summary. The next steps in the EIA process are: • Receipt of the formal Scoping Opinion from KLWNBC; • Ongoing consultation with key consultees such as the highway authorities and other Council departments; • Community consultation prior to finalising the design of the Proposed Development; • Preparation of the ES and other assessment reports accompanying the planning application; and • Submission of the planning application and accompanying ES and other documentation. Aardvark EM Limited – June 2020 Page 2 Ashwicken Lake Wellness Resort – EIA Scoping Request June 2020 1 Introduction 1.1 Overview Norfolk Farm Leisure Limited intend to apply for planning permission to construct and operate a Wellness Resort on ~80ha of land (including Ashwicken Lake) at the former Wicken Quarry on land west of Church