es non-technical summary - oxford · es non-technical summary ... no overall change in car parking...

ES Non-Technical Summary NewRiver REIT (UK) Limited Cowley Regeneration

November 2016

Prepared by

GL Hearn Limited 280 High Holborn London WC1V 7EE T +44 (0)207 7851 4900 glhearn.com

PREPARED BY

GL Hearn

In association with

Amec Foster Wheeler, Capita PLC, Aspect Ecology, Wessex Archaeology,

Connect Consultant Limited, TUV Sud,

BMT fluid mechanics, BJB Consulting

Townscape and Visual Impact Assessment:

Macgregor Smith

© GL Hearn 2016

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Contents Section Page

1. INTRODUCTION 5

2. WHAT IS ENVIRONMENTAL IMPACT ASSESSMENT? 5

3. WHY DOES THE SCHEME REQUIRE EIA? 5

4. THE SITE AT PRESENT 6

5. PROPOSED BUILDINGS AND DEVELOPMENT ON SITE 7

6. ALTERNATIVES TO THE PROJECT 10

7. OTHER DEVELOPMENTS IN THE AREA 11

8. CONSTRUCTING THE DEVELOPMENT 11

9. SUSTAINABILITY PRINCIPLES 11

10. PREDICTING POTENTIAL IMPACTS 11

11. CONCLUSION 20 List of Figures

FIGURE 1: SITE LOCATION PLAN 6

FIGURE 2: SITE A APPEARANCE 7

FIGURE 3: SITE D APPEARANCE 8

FIGURE 4: SITE F APPEARANCE 9 List of Tables

TABLE 1: DEFINING THE SCALE OF ENVIRONMENTAL IMPACTS 12

TABLE 2: SUMMARY OF THE EFFECTS ON THE LOCAL ENVIRONMENT: PREDICTED

EFFECTS DURING DEMOLITION AND CONSTRUCTION WORKS 13

TABLE 3: SUMMARY OF THE EFFECTS ON THE LOCAL ENVIRONMENT – LOCAL

ENVIRONMENT EFFECTS ONCE THE DEVELOPMENT IS BUILT AND OCCUPIED 17

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Quality Standards Control The signatories below verify that this document has been prepared in accordance with our quality control requirements. These procedures do not affect the content and views expressed by the originator. This document must only be treated as a draft unless it is has been signed by the Originators and approved by a Business or Associate Director.

DATE ORIGINATORS APPROVED Nov 2016 Chris Brake Michael Lee-Wright Environmental Planning Associate Director Environmental Planning Director

Limitations

This document has been prepared for the stated objective and should not be used for any other purpose without the prior written authority of GL Hearn; we accept no responsibility or liability for the consequences of this document being used for a purpose other than for which it was commissioned.

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1. INTRODUCTION

This Document is an Environmental Statement Non-Technical Summary (NTS), which has been produced to accompany an application for planning permission submitted to Oxford City Council (the ‘Council’), relating to the partial redevelopment of Templars Square, Cowley, OX4 3XH (the ‘Site’) and will be known as the Cowley Regeneration Project. The ‘Proposed Development’ will consist of the following:

“Mixed use phased development comprising residential (C3), hotel (C1), retail (A1/A3) with

associated parking, demolition of car park, high level walkway and public house, public realm

improvements, landscaping, highways and refurbishment of car park and enhancements to

shopping centre entrances.”

The Environmental Statement (ES) consists of the Main Text (Volume 1)), a Townscape and Visual Impact Assessment (Volume 2), a separate volume of appendices (Volume 3) and this Non-Technical Summary (the NTS). These documents are also available in electronic form on a CD.

This document summarises the main points within the ES, those with particular technical interests should consider referring to the main ES for more detailed information about the scheme.

The whole ES consists of the following separately bound volumes:

Volume 1: Main Text.

Volume 2: Townscape and Visual Impact Assessment (TVIA).

Volume 3: Appendices.

Non-Technical Summary (NTS) (this document).

2. WHAT IS ENVIRONMENTAL IMPACT ASSESSMENT?

Environmental Impact Assessment (EIA) is the process used to identify the potential environmental effects of the Proposed Development. An Environmental Statement (ES) is how the process is reported. The assessment process has involved a series of surveys, consultations and predictions that together enable the scheme to be designed to minimise its environmental effects, which is clearly demonstrated in the Proposed Development

3. WHY DOES THE SCHEME REQUIRE EIA?

This is the result of a request by Oxford City Council (the Council) and a need to comply with the relevant Regulations. Details of the reasoning behind the Council’s decision can be found in Volume 3 to the ES.

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Figure 1: Site Location Plan

4. THE SITE AT PRESENT

The Site currently comprises a number of distinct development areas in and around Templars

Square Shopping Centre, which is a covered shopping centre and forms the heart of Cowley and is accordingly designated as a Primary District Centre.

Templars Square Shopping Centre is predominately retail focused although it does contain

additional restaurant and public house offer and some health services within the centre. There are a number of Council owned residential units located above the centre most notable Hockmore Tower which extends eight storeys above the shopping centre. There is also some office floorspace located above the shopping centre and a number of lock-ups located to the rear of the shopping centre, along Hockmore Street.

The shopping centre is located within Cowley, approximately 3-miles south east from Oxford City

Centre. Templars Square Shopping Centre with the John Allen Way Retail Park located adjacently from the defined Primary District Centre. Templars Square itself is the defined Primary Shopping

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Area. It is located in a predominantly residential area with close proximity to significant employment areas including the BMW car plant.

5. PROPOSED BUILDINGS AND DEVELOPMENT ON SITE

Specifically, the proposed development includes the provision of:

Site A – Castle Car Park:

Demolition of the existing multi-storey car park, development of a new high quality residential building of varying heights between 4 and 9 storeys comprising 99 new apartments.

Residential units will range in size from 1 to 3 bedrooms, all will have access to a private balcony area or direct access to the communal garden.

The building will contain a basement level which will include 51 car parking spaces, 212 cycle parking spaces and refuse storage. Vehicle egress and access will be via the existing access point on Beauchamp Lane.

Four entrance cores are proposed within the two residential buildings. Groundfloor level units fronting Between Towns road will be split level and will have access directly from street level.

Landscaped areas including tree planting are proposed along the scheme frontages to Crowell Road, Between Towns Road and Beauchamp Lane in addition to a raised garden area within the development that will offer amenity space for the future residents.

The design proposes to utilise materials that will be sympathetic to the neighbouring Conservation Area, it also proposes to step down in height towards the Conservation Area.

Figure 2: Site A Appearance

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Site D – Former Nelson Public House and Barns Road Car Park:

Demolition of the former Public House and development of a new 15-storey residential building containing 69 residential units, a 7 storey 71 bedroom hotel and two restaurant units.

The residential units will range in size from 1 to 3 bedrooms, the majority of units will have private balconies.

The access point to the residential building will be from the new public realm area fronting Between Towns Road, located between the two restaurant units. The entrance to the hotel will also be from the new public realm area fronting Between Towns Road, located at the eastern end of the proposed building.

The hotel and the residential accommodation will have additional access points directly into the multi-storey car park.

Residential cycling parking is proposed in the basement level, 150 cycle space are proposed.

Refuse areas for both of the hotel and residential accommodation are located at groundfloor level and will be serviced from Between Towns Road.

It is proposed to upgrade the existing car park, these works include, new lighting and CCTV, repainting of lines, replacement lift, upgraded vehicle entrance and also upgraded pedestrian entrance to the shopping centre.

No overall change in car parking numbers of the Barns Road car park is proposed.

Enhancements are proposed to the entrance to Barns Road car parking include additional vehicle waiting areas.

Figure 3: Site D Appearance

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Site F – Retail Parade between Fronting Banjo Road:

Development above the existing retail parade of a residential building containing 57 units.

The building residential building will be part 5 and part 6 storey, above two storeys of residential accommodation.

Residential units ranging in size from 1 to 3 bedrooms.

Dedicated bicycle storage is proposed within the individual residential units.

Two entrance cores are proposed, these will be located in the existing retails units 51 and 58 in the parade.

Additional refuse storage is proposed, to be accessed at ground floor level via the residential cores.

Figure 4: Site F Appearance

In addition to the above developments the Proposed development includes the below works:

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Site C – Knights Car Park:

Upgrade the existing multi-storey car park to include a new lift, improved staircases, new lighting and the installation of CCTV and new ticket machines.

It is also proposed to re-clad the exterior to give the car park a modern and more attractive appearance.

Public Realm Enhancements

Significant enhancements are proposed to Between Towns Road, these include:

Narrowing of the road way and more efficient bus turning to create additional public realm space.

Retention of short stay parking along this frontage in addition to dedicated taxi drop-off and pick up, bus spaces and loading and servicing areas.

High quality landscaping scheme including significant tree planting, low level planting and public art to define the new public realm.

High quality new paving and lighting throughout this area.

New pedestrian crossing of Between Towns Road that better relates to the retail park and open space located to the north.

New street furniture and additional seating areas associated with the new restaurant units.

Entrance Enhancements

Enhancements are proposed to all of the entrance to the shopping centre entrances, these include facade upgrades, new lighting schemes which include illuminated facades, new exterior doors and entrance widening.

A new signage scheme, including totem signage will be proposed as part of a subsequent planning application.

Real time car parking information

Is proposed to provide real time information on the occupancy of the car parks at appropriate locations along Between Towns Road to make Knights and Barns Road car park more accessible and attractive to park in.

6. ALTERNATIVES TO THE PROJECT

The Proposed Development consists of the partial redevelopment of Templars Square, to respond to a need to rejuvenate the shopping centre and the increased demand for housing, hotel and restaurant floor space within Oxford / Cowley.

The Proposed Development responds to current amenity, environmental and viability requirements and results from a process of design evolution, through various meetings with the Council and CABE and overall good design practice. The Proposed Development is considered to be the most optimum scheme for the Site and as a result, no acceptable alternative schemes have been identified. A more detailed analysis of the design is contained with the supporting Design and Access Statement.

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If the scheme were not progressed, it would be a missed opportunity to regenerate and re-vitalise Cowley and further degradation of the shopping centre would ensue. The opportunity to deliver significant quantum of housing on a windfall site would also be lost. A “do nothing” alternative is therefore not considered acceptable.

7. OTHER DEVELOPMENTS IN THE AREA

A review of the Council’s public access webpage has revealed that there are no schemes of significant scale within the vicinity of the Site that need to be considered. As a result of this, no further assessment of potentially cumulative schemes has been considered within the ES.

8. CONSTRUCTING THE DEVELOPMENT

The Proposed Development will be built over a period of approximately 24 months. It is anticipated

that construction works on Site will commence in early 2017 with site clearance and demolition, taking approximately three months.

Work on site will take place as follows:

08:00-18:00 hours (Monday to Friday)

08:00-13:00 hours (Saturday)

A Construction Environmental Management Plan (CEMP) will be prepared once a contractor has been appointed. The CEMP will be implemented to control activities during the construction period to ensure good practice is observed at all times. The CEMP will provide for local consultation in the event of any issues arising. The CEMP will be submitted to and approved by the Council prior to the commencement of the Proposed Development.

9. SUSTAINABILITY PRINCIPLES

The design and configuration of the Proposed Development has been prepared to reflect sustainability principles from the outset. The sustainability principles of the Proposed Development will incorporate recognised principles of good practice, including the reflection of domesticity needs, comfort and safety.

10. PREDICTING POTENTIAL IMPACTS

Existing Environment

For each area of potential environmental effect, an assessment was undertaken to establish baseline environmental conditions.

Assessment Methodology Used in the ES

An assessment of potential environmental impacts was carried out first using recognised industry standard methodologies. A team of specialist independent consultants was then appointed to advise further on design development and to carry out detailed assessments on the identified range of potential environmental effects. The assessments, which are reported in the ES, are

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based on a standard approach, as set out in the table below. It should be noted that some refinements to this methodology were however required for individual topics and these are fully explained in the main text to the ES.

Table 1: Defining the Scale of Environmental Impacts

Major (Beneficial/Adverse) Change resulting in a high degree of deterioration or improvement

Moderate (Beneficial/Adverse) Change resulting in a material degree of deterioration or improvement

Low (Beneficial/Adverse) Change resulting in a low degree of deterioration or improvement

Negligible Change resulting in a negligible degree of deterioration or improvement

Neutral No change

The use of these terms is helpful in explaining the relative importance of issues arising, it is also essential to understand the character and context of change arising. The ES explains this is more detail than can be reproduced in the context of this Non-Technical Summary.

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Table 2: Summary of the Effects on the Local Environment: Predicted Effects During Demolition and Construction Works

Topic Environmental Effect Mitigation

Townscape and Visual Impact Townscape: Minor adverse (on built/ townscape elements, caused by tree removal, demolition, process of construction, unfinished buildings, construction plant etc)

Moderate adverse (on local townscape character, through the imposition of the above effects on adjoining residential areas, on a temporary basis)

Visual: Moderate adverse (locally, through effects of disruption caused by demolition and construction in close proximity to residential areas)

Minor to negligible at distance (on a temporary basis caused by construction plant, but diminished by distance). No View Cones are affected.

Mitigation unlikely to have other than local effectiveness by screen fencing and boarding.

Traffic and Transport Increase in traffic – associated with workforce and heavy vehicles as part of construction, the effect of which will be minimal and will not be permanent.

No mitigation is proposed.

Socio-Economic Effects Likely temporary increase in local expenditure from construction workers. Disruption to local business during the construction process, albeit on a temporary basis is expected to be minimal.

No mitigation is proposed.

Noise and Vibration Construction noise disturbance

Construction Environmental Management Plan to include:

Informing local residents about the construction works, including the timing and duration of any particularly noisy elements, and providing a contact telephone number to them;

Avoiding operating particularly noisy equipment at the beginning and end of the day;

Keeping potentially noisy deliveries, such as skips and concrete, to the middle or less sensitive times

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Construction vibration disturbance

of the day where possible; Locating noisy static plant, such as diesel

generators, away from residential properties; Using the most modern equipment available and

ensuring equipment is properly maintained; Where possible, using silencers/mufflers on

equipment; and Bunding or screening including site hoardings to

assist in reducing noise effects.

Good working practice guidelines/instructions would include, but not be limited to, the following points:

Avoid unnecessary revving of engines; Plant used intermittently should be shut-down

between operational periods; Avoid reversing wherever possible; Drive carefully and within the site speed limit at all

times; Report any defective equipment/plant as soon as

possible so that corrective maintenance can be undertaken; and

Handle material in a manner that minimises noise.

Best management practice to minimise vibration impacts:

Choosing alternative, lower impact equipment or methods where possible;

Scheduling the use of vibration-causing equipment at the least sensitive time of day;

Routing, operating or locating high vibration sources as far away from sensitive areas as possible;

Sequencing operations so that vibration-causing

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activities do not occur simultaneously; Isolating the equipment causing vibration on

resilient mounts; and Keeping equipment well maintained.

Air Quality There is a ‘medium risk’ of existing and future residential receptors experiencing dust soiling during demolition and trackout phases and a ‘high risk’ during earthworks and construction activities.

The Institute of Air Quality Management (IAQM) has developed guidance regarding the assessment of the impacts of construction on air quality and the determination of their significance. Dust and emission control measures suitable for high and medium risk categories should be applied during the construction phases of the development. The measures provided are highly recommended by the IAQM for a ‘high risk’ site. Additional measures to be considered in the event of substantial dust complaints are also provided. Application of these measures should reduce potential effects so that they are not significant.

Wind Microclimate During the construction process there is potential for wind conditions to differ significantly from the complete scheme. Pedestrian perception of conditions, both within the site and in the surrounding area, is likely to be as much affected by expectations of conditions around a building site as by the actual wind speeds, with pedestrians more likely to tolerate adverse conditions as they can appreciate it is a temporary situation. On this basis, there are not expected to be any potential significant effects resulting from construction works.

No mitigation proposed.

Sunlighting and Daylighting As the superstructure of the tallest elements are built the impacts on sunlight, daylight and overshadowing will become more perceptible. However, there no existing properties which have been assessed as having an impact.


Nature Conservation No significant effects are anticipated. No action is required to mitigate for significant effects (of

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which none are anticipated). However, a number of safeguards are recommended as part of the construction works in order to ensure legislative compliance in respect of nesting birds and invasive plant species.

Cultural Heritage Impacts to the setting of Oxford City Centre and Beauchamp Lane Conservation Area due to increases in noise, dust, vibration and traffic and the visual impact of tall cranes.

Impacts to the Historic Landscape Characterisation due to the demolition of existing buildings and construction of new ones.

Impacts to potential buried archaeological remains due to demolition and construction works.

Provision of screening between the Site and the Conservation Area and the implementation of a traffic management plan.

Impacts to Historic Landscape Character are negligible, no mitigation required.

Staged programme of archaeological mitigation to include monitoring and investigation works as required.

Surface Water Drainage & Flooding Possible pollution of surface water due to construction activities.

Possible debris from construction phases entering the drainage network.

Possible damage to pipes due to heavy construction plants.

The Principal Contractor is to provide all necessary temporary diversions of existing down pipes and below ground drainage pipework during works to ensure any potential pollutants do not seep in to the natural strata.

Ways in which the Principal Contractor may wish to accommodate this may include the use of settlement tanks, spill kits, and gully covers.

Ground Conditions and Contamination Possible effect on controlled water due to potentially harmful substances used during the construction phase contaminating the ground and then entering water courses and rivers.

This will be controlled by the Principal Contractor for the duration of the works on site.

Ways in which the Principal Contractor may wish to accommodate this may include the use of settlement tanks, spill kits, and gully covers.

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Table 3: Summary of the Effects on the Local Environment – Local Environment Effects Once the Development is Built and Occupied


Townscape and Visual Impact Townscape: Moderate to major beneficial effect through urban renewal to a greatly improved standard and scale commensurate with the status of an important district centre. Major improvements in streetscape and public realm, and scale of public space compared to current state.

Visual: Major visual improvements to the Between Towns Road corridor through improved streetscape and public realm. Minor effects on local adjoining character areas, but positive in improvements to the built fabric of an existing element in their view.

In distant views, the effects are negligible to minor adverse, because of the effects of distance itself and also the presence of other prominent structures in the peripheral skyline. None of the View Cones are affected.

Townscape: Renewal and implementation of the proposals will provide benefits that are integral to the scheme: mitigation is immaterial given the improvements built in to the project. The scheme represents a major improvement on the existing low quality townscape.

Visual: In local context, new tree planting will assist in integration of the proposals into the local environment. For distant views, the effects of local mitigation measures will not be visible but there will be some reduction in effect through the use of a muted materials palette.

Traffic and Transport Increase in vehicle and pedestrian traffic associated with proposed residences, hotel and retail elements of the development.

Redistribution of existing car park traffic to Barns Road car park from Knights car park and Castle car park.

Improvements to the sustainable transport network including reduced crossing width at the Between Towns Road signal crossing, a raised crossings along Hockmore Street, removal of two vehicle accesses at Castle car park and the vehicle access to the Nelson public house with footway reinstated.

A right turn in ghost island lane for access to the Barns Road car park.

A travel plan for the site’s residential elements and a travel plan statement for the proposed hotel.

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Socio-Economic Effects The Proposed Development provides an increased housing stock, including an element of affordable housing. There is also increased employment floorspace, which will lead to job creation in the local area, which alongside increased local expenditure will ultimately result in a benefit to the wider area.


Noise and Vibration Noise disturbance to new residential and hotel receptors

Industrial and commercial sound

Implementation of a glazing and ventilation mitigation schedule

Appropriate external noise emissions criteria to comply with the requirements of Oxford City Council

Air Quality Increases in NO2, PM10 and PM2.5 concentrations of an insignificant magnitude at existing residential receptors in the area are predicted. NO2, PM10 and PM2.5 concentrations are not predicted to exceed the AQOs within the Proposed Development.


Wind Microclimate Wind conditions rate as suitable both in term of pedestrian safety and comfort, at all assessed locations in and around the site for their intended usage during the operational phase of the proposed development.


Sunlighting and Daylighting Impacts to neighbouring properties, amenity and public space are deemed to be negligible, as a result of the operation of the Proposed Development.


Nature Conservation No significant effects are anticipated. No action is required to mitigate for significant effects (of which none are anticipated). Instead, a number of opportunities for enhancements at the Site have been identified, which aim to increase the ecological value of the Site under the Proposed Development.

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Cultural Heritage Impacts to the setting of Oxford City Centre

Impacts to the setting of Beauchamp Lane Conservation Area

Impacts to Beauchamp Lane Conservation Area by development works in Area D

Impacts to the Historic Landscape Characterisation due to the demolition of existing buildings and construction of new ones.

Impacts to potential buried archaeological remains.

Final design to be sensitive to the local townscape and employ appropriate construction materials.

Trees should be used in Beauchamp Lane to screen the development and retain the current leafy feel of the area. Final design to be sensitive to the local townscape and employ appropriate construction materials.

Not applicable

Impacts to Historic Landscape Character are negligible, no mitigation required.

No further effect is predicted upon any buried archaeological remains at the Site.

Surface Water Drainage & Flooding The Proposed Development of the Site will entail the demolition of existing structures and replacing them with new to similar roof areas, and will therefore not increase the amount of impermeable area, thus has little effect on surface water drainage and flooding.

Any new structures should not be designed to be lower than existing structures on Site to ensure Flood Zone 1 classification remains in place.

Any existing drainage within the site boundary will be re-configured to suit the new development and improve the existing surface water management.

Sustainable Urban Drainage Systems (SUDs) to be used if suitable and appropriate.

Ground Conditions and Contamination As the Proposed Development consists of no plant uptake residential, retail and hotel blocks, and will largely be impermeable hardstanding areas, there is very little risk of harm to the environment from contamination during the operation stage.

Re-use of the unknown superficial layer (made ground) should only be considered once it is confirmed safe to do so.

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11. CONCLUSION

This Non-Technical Summary sets out the main environmental effects of the proposals, but must not be regarded as comprehensive. Please refer to the main volumes of the Environmental Statement, which are bound separately and contain the Main Text (Volume 1), the Townscape and Visual Impact Assessment (Volume 2) and the Technical Appendices (Volume 3) for further detail. The Environmental Statement, which comprises this Non-Technical Summary and the separate volumes referred to above, has been prepared to comply with both European and national legislation. The ES therefore enables a decision to be made on the accompanying planning application with adequate provision to be made for environmental mitigation, where appropriate.

es non-technical summary - oxford · es non-technical summary ... no overall change in car parking...

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