steetley regeneration masterplan application

Transcription

STEETLEY REGENERATION
MASTERPLAN APPLICATION
Sustainability Statement
December 2008

Sustainability Statement
STEETLEY REGENERATION MASTERPLAN APPLICATION
Steetley Regeneration Masterplan Application Sustainability Statement
CONTENTS
INTRODUCTION ................................................................................................................................................................. 1 THE SITE AND SURROUNDINGS .......................................................................................................................................... 1 Existing Site and Surrounds .......................................................................................................................................... 1 Proposed Development ................................................................................................................................................. 2 APPROACH TO SUSTAINABILITY ......................................................................................................................................... 3 Stage One – Developing the Sustainability Framework ............................................................................................... 3 Stage Two – The Sustainability Workshop ................................................................................................................... 3 Stage Three – Renewables Feasiblity Study ................................................................................................................ 4 Stage Four – The Sustainability Statement .................................................................................................................. 4 SUSTAINABILITY POLICY OBJECTIVES ................................................................................................................................ 4 Introduction .................................................................................................................................................................... 4 National Policy ............................................................................................................................................................... 4 Regional Policy .............................................................................................................................................................. 6 The Regional Spatial Strategy ................................................................................................................................ 6 Regional Sustainable Development Framework .................................................................................................... 6 East Midlands Integrated Toolkit ............................................................................................................................. 6 Nottinghamshire and Nottingham Joint Structure Plan........................................................................................... 6 Derby and Derbyshire Joint Structure Plan ............................................................................................................ 6 Local Policy.................................................................................................................................................................... 7 Local Development Framework .............................................................................................................................. 7 Bassetlaw Local Plan Deposit Draft ........................................................................................................................ 7 Bolsover District Local Plan .................................................................................................................................... 7 Laing O’Rourke’s Sustainability Initiatives .................................................................................................................... 7 SUSTAINABILITY FRAMEWORK ........................................................................................................................................... 9 CONCLUSIONS ............................................................................................................................................................... 29 REFERENCES ................................................................................................................................................................. 30 Appendix A: Figures
Appendix B: Renewable Energy Feasibility Study
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Contents
INTRODUCTION
1.1
Laing O’Rourke (LOR) (hereafter referred to as the ‘Applicant’) is seeking to obtain outline
planning permission for a manufacturing ‘hub’ to produce a variety of construction components
required for its construction operations. The Site (hereafter referred to as the ‘Steetley Site’) is
approximately 98 hectares (ha) of former industrial land which constituted the Steetley Colliery,
Steetley Quarry, Armstrong Quarry and Baker Refractory.
1.2
The proposed Development will form the second stage of development at the Steetley site.
Detailed planning consent was granted in December 2007 for a 26 hectare site in the northeast
part of the Site comprising a 12.1 hectare pre-cast concrete manufacturing site and a wider
development platform (known as the “Phase 1 site”). This permission was for the construction of
a Pre-Cast Manufacturing Facility building, concrete batching plant, an external storage area and
haulage yard, offices, car parking and an access road.
1.3
The site lies 1.5km west of the edge of Worksop on the border of two Counties, Derbyshire and
Nottinghamshire, and on the border of two Local Authority areas, Bolsover District Council and
Bassetlaw District Council. It is within the administrative boundary of the East Midlands Region.
A site location plan is included as Figure 1 (Appendix A).
1.4
This Sustainability Statement, prepared by Waterman Environmental, accompanies the outline
planning application as a supporting statement and describes the approach that the team has
taken to sustainability during the design process and the extent to which the Development
accords with the principles of sustainable development. A Renewable Energy Feasibility Study
has also been produced (Appendix B). Opportunities for incorporating sustainable features into
the Development have been explored throughout the evolving design process. Consideration has
been given to the latest standards in sustainable design outlined in the Draft Regional Spatial
Strategy (RSS) for the East Midlands (Ref. 1), the East Midlands Integrated Regional Strategy
(IRS) (Ref. 2), and the East Midlands Integrated Toolkit (Ref. 3).
THE SITE AND SURROUNDINGS
EXISTING SITE AND SURROUNDS
2.1
The Site is bordered to the east by the Robin Hood railway line, to the south by the A619 and to
the west by Steetley Lane. To the north and north-west the Site is bounded by agricultural land.
The area surrounding the Steetley Site is predominantly arable with a few small clusters of
residential properties. A Site Layout plan is included as Figure 2 (Appendix A).
2.2
Quarrying activity has been undertaken at the Steetley Site from the 1800s and the first planning
permission for mineral extraction was an Interim Development Order in 1947, with planning
permission granted in 1981 to extend the original consent. Steetley Colliery is understood to
have closed in 1983, and Armstrong Quarry closed in the late 1980s. Several of the former
quarries are still present in the masterplan area, although some have historically been infilled with
colliery spoil, quarry waste and unknown materials.
2.3
The topography of the Steetley Site is undulating but generally falls towards the northeast from a
high point at the junction of the A619 and Steetley Lane (approx. 69m AOD). The Steetley Site’s
lowest area is in the most north-eastern corner of the Site (44m AOD). Extensive quarrying,
tipping and backfilling have considerably altered the historic ground profile of the southern area of
the Site which is most notable in the Armstrong Quarry. An area of tipping and a number of
smaller water-filled disused workings surround the Armstrong Quarry. A major Limestone Aquifer
underlies the Site, from which water has historically been abstracted via a borehole within the
Phase 1 site.
2.4
Two areas within the Site are classified as county-significant sites for nature conservation. These
are the Steetley Wood Spoil Tip Site of Importance for Nature Conservation (SINC), which
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includes the area located between the railway line on the eastern boundary and Darfoulds Dyke
and includes a proportion of land affected by the former colliery land; and the Steetley Quarry
County Wildlife Site (CWS), which occupies a former colliery spoil tip and Armstrong Quarry, to
the west of Darfoulds Dyke. Steetley Wood Spoil Tip SINC is under the jurisdiction of
Nottinghamshire County Council, and Steetley Quarry CWS is under the jurisdiction of Derbyshire
County Council. In addition, an area of ancient woodland is located within the northern part of the
site.
2.5
The area surrounding the Steetley Site is predominantly arable with a few small clusters of
residential properties. The Steetley Conservation Area is located at the Steetley Farm Cottages
on Steetley Lane, approximately 20m west of the Site. This contains four listed buildings, of
which one is Grade I listed (Steetley Chapel) and the remainder are Grade II listed. There is one
other listed building (Grade II) within the nearby area at Darfoulds Farm. This is approximately
350m east of the Site.
2.6
Small settlements such as Rhodesia and Shireoaks are located to the north, approximately 1.5km
from the Site. To the south and southwest are Darfoulds village and Steetley Farm Cottages
respectively. The outskirts of Worksop are located approximately 1.5km to the east of the Site.
PROPOSED DEVELOPMENT
2.7
The proposals for the masterplan application are for the development of up to 66,280m2 of
industrial (B2/B8) floorspace, 11,900m2 of office (B1) floorspace, 2,550m2 of ancillary staff
accommodation floorspace and 1,300m2 of education (D1) floorspace. This floor space will be
provided in seven Development Zones which will also contain associated car parking, storage
yards, landscaping and associated infrastructure.
2.8
Permanent spine roads will provide access to all development zones from the new access road
that is being provided from the A619 as part of the consented Phase 1 development.
2.9
In addition to the designated Development Zones, the remainder of the Site will be subject to a
restoration program, which will include remediating contamination, and will be set aside as wildlife
areas.
2.10
It is anticipated that the zones will be designed to accommodate the following indicative
development uses:
2.11
•
Zone 1:
Scheme);
•
Zone 2: Two buildings designed to accommodate a prefabricated building services
manufacturing facility and a reinforcement facility;
•
Zone 3a: Potentially a regional depot to store and maintain construction plant;
Construction of a pre-cast concrete manufacturing facility (Phase 1 Consented
•
Zone 3b: An additional maintenance facility for the vehicles and plant used on Site;
•
Zone 4a: A pre-cast concrete tunnel segment manufacturing facility including concrete
pouring, casting, reinforcement, storage and dispatch;
•
Zone 4b: A building designed to accommodate a pod manufacturing facility for products such
as modular kitchens and bathrooms used in hotels and student halls of residences and a
distribution and logistics facility and a logistics building for the management and storage of
raw materials and goods out;
•
Zone 5a: The ‘Intelligence Hub’ comprising four office buildings, and research and
development facilities; and
•
Zone 5b: An academy building intended for training purposes and a separate office building;
The illustrative masterplan is included as Figure 3 (Appendix A).
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APPROACH TO SUSTAINABILITY
3.1
The Sustainability Appraisal has been undertaken in four main stages:
•
•
•
•
Stage 1 – Development of a Sustainability Framework based on a review of national, regional
and local government sustainability policies and guidance;
Stage 2 – Undertaking a sustainability workshop with the design team;
Stage 3 – Preparing a Renewables Feasibility Study (Appendix B); and
Stage 4 – Reporting of results within this Sustainability Statement.
STAGE ONE – DEVELOPING THE SUSTAINABILITY FRAMEWORK
3.2
Stage one involved a wide ranging desktop document review process that focused on gaining a
detailed understanding of the guiding policy framework on sustainability. To achieve this, a
review of relevant policy documents, as summarised in below, was undertaken.
3.3
Based on this review, a bespoke sustainability assessment framework was developed as the
basis for the sustainability workshop undertaken in Stage Two. This framework is set out in the
assessment tables below, and comprises key topic areas, with guidance questions based on the
key topics and questions included in the East Midlands RSS and Integrated Toolkit. The key
topic areas comprise:
•
Sustainable Business;
•
Community Development;
•
Climate Change;
•
Materials and Waste;
•
Transport and Accessibility;
•
Protecting and Enhancing Biodiversity;
•
Landscape Quality and Character; and
•
BREEAM standards.
STAGE TWO – THE SUSTAINABILITY WORKSHOP
3.4
A sustainability workshop was facilitated by Waterman Environmental to discuss how the
development responds to the objectives, targets and guidance identified in Stage One and to
identify areas where further information or assessments may be required. The workshop was an
opportunity to combine ideas and different perspectives and ensure that sustainability is
considered at the heart of the design development. The workshop was attended by key
members of the design team comprising:
•
The Applicant, Laing O’Rourke;
•
The Transport and Drainage Consultants, Waterman Civils;
•
The Planning Consultants, DHA Planning;
•
The Ecological and Landscape Consultants, FCPR Ltd;
•
The Renewables Consultants; Waterman Sustainable Energy; and
•
The Environmental Consultants, Waterman Environmental.
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STAGE THREE – RENEWABLES FEASIBILITY STUDY
3.5
Waterman Sustainable Energy undertook a Renewable Energy Feasibility Study for the proposed
Development. The study examined the likely energy demand of the proposed Development and
the potential of a number of different renewable and low carbon technologies to meet a proportion
of the Development’s energy needs. Each technology was assessed in terms of site suitability,
capital cost and payback period, security of fuel supply and maintenance issues, as well as giving
regard to the environmental and visual impacts of each technology and the emission savings
attributable to each technology. The assessment aided in identifying which systems would
provide the most benefit to the Development. The report also provides a brief review of
sustainable development and energy efficiency techniques which can easily be incorporated into
the Development. The report is included as Appendix B.
STAGE FOUR – THE SUSTAINABILITY STATEMENT
3.6
The fourth stage comprised a review and assessment of the Scheme against the Sustainability
Framework. The outcome of discussions held at the workshop and subsequent meetings,
discussions and assessments have been formally recorded in the assessment tables below.
SUSTAINABILITY POLICY OBJECTIVES
INTRODUCTION
4.1
A wide range of policy and guidance documents have been reviewed to identify sustainability
objectives, and the overriding drivers for these objectives. These documents include National
Strategies; National, Regional and Local Planning Policy and guidance documents. As the Site is
on the border of two Counties, Derbyshire and Nottinghamshire, and on the border of two Local
Authority areas, Bolsover District Council and Bassetlaw District Council, policies from each of
the Counties and Local Authorities have been considered. A number of the policies overlap.
4.2
In addition, LOR is committed to sustainable development and has a number of in-house policies
and procedures to help the company achieve sustainable development. A summary is provided
below.
4.3
Relevant policies and procedures identified from the document review have been included within
the applicable topic area within the assessment tables below.
NATIONAL POLICY
4.4
Many definitions of sustainable development exist, although the common objective for all is the
integration of economic, social and environmental issues to ensure a better quality of life for
people today, without compromising the needs of future generations. In March 2005, the UK
Government launched its updated strategy for sustainable development entitled ‘Securing the
Future’ (Ref. 4). In order to achieve sustainable development in the UK, the strategy identifies
the following priority areas for immediate action:
•
•
•
•
4.5
Sustainable consumption and production;
Climate change and energy conservation;
Protection of natural resources; and
Sustainable communities.
The strategy has five guiding principles that form the basis for Government policy in the UK:
•
Living within environmental limits - Respecting the limits of the planet’s environment,
resources and biodiversity to improve our environment and ensure that the natural resources
needed for life are not damaged for future generations;
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•
•
•
•
Ensuring a strong, healthy and just society - Meeting the diverse needs of all people in
existing and future communities, promoting personal wellbeing, social cohesion and
inclusion, and creating equal opportunity for all;
Achieving a sustainable economy - Building a strong, stable and sustainable economy which
provides prosperity and opportunities for all, and in which environmental and social costs fall
on those who impose them (polluter pays), with incentives to use resources efficiently;
Promoting good governance - Actively promoting effective participation in the systems of
government, at all levels of society by engaging people’s creativity, energy, and diversity; and
Using sound science responsibly - Ensuring policy is developed and implemented on the
basis of strong scientific evidence, whilst taking into account scientific uncertainty (through
the precautionary principle) as well as public attitudes and values.
4.6
The Government is committed to a planning system which creates sustainable communities and
delivers sustainable development. Consequently, planning has a critical role in supporting the
Government’s objectives for sustainable development. Whilst sustainability issues are contained
within various different Government policies, the new and emerging Planning Policy Statements
(PPSs) are designed to achieve a positive approach to assist in the delivery of sustainable
development.
4.7
PPS 1: Delivering Sustainable Development (Ref. 5), sets out the ways in which the planning
system should facilitate and promote sustainability including:
•
•
•
•
•
4.8
Making suitable land available for development in line with economic, social and
environmental objectives to improve people’s quality of life;
Contributing to sustainable economic development;
Protecting and enhancing the natural and historic environment, the quality and character of
the countryside, and existing communities;
Ensuring high quality development through good and inclusive design, and the efficient use of
resources; and
Ensuring that development supports existing communities and contributes to the creation of
safe, sustainable, liveable and mixed communities with good access to jobs and key services
for all members of the community.
There are a number of PPSs which support PPS 1 to deliver sustainable development. These
include the supplement to PPS1, Planning and Climate Change (Ref. 6), PPS 22: Renewable
Energy (Ref. 7) and PPS 10: Planning for Sustainable Waste Management (Ref. 8). These
documents actively encourage development to:
•
Reuse previously developed land;
•
Promote mixed-use developments;
•
Encourage high density urban development;
•
Provide ready access by public transport to work, education and health facilities, shopping
and leisure and social services;
•
Reduce car dependence by facilitating walking, cycling and public transport use;
•
Provide a range of dwelling types, employment, leisure and community facilities;
•
Protect and enhance biodiversity;
•
Incorporate renewable energy technologies such as biomass heating, wind turbines,
photovoltaic cells and Combined Heat and Power (CHP) systems;
•
Use design and technologies to reduce waste generation and energy use;
•
Ensure access to public and open space; and
•
Assess the risks of all forms of flooding to and from development taking climate change into
account.
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REGIONAL POLICY
The Regional Spatial Strategy
4.9
The East Midlands Regional Spatial Strategy (EMRSS, update July 2008) provides a broad
development strategy for the East Midlands up to 2021. The key vision is that:
‘The East Midlands will be recognised as a region with a high quality of life and strong healthy
sustainable communities that thrives because of its vibrant economy, rich cultural and
environmental diversity and the way it creatively addresses social inequalities, manages its
resources and contributes to a safer, more inclusive society. In the next two decades
development should be concentrated to re-fill and regenerate the region’s major urban areas,
developing sustainable, polycentric patterns of cities and towns that retain their distinctive
identity, while working together as mutually supporting urban systems.’
Regional Sustainable Development Framework
4.10
The ‘East Midlands Integrated Regional Strategy’ (EMIRS) is the sustainable development
framework for the East Midlands which sets out a number of social, environmental, economic and
spatial sustainability objectives. Its key vision is:
‘The East Midlands will be recognised as a region with a high quality of life and sustainable
communities that thrives because of its vibrant economy, rich cultural and environmental diversity
and the way it creatively addresses social inequalities, manages its resources and contributes to
a safer, more inclusive society.’
East Midlands Integrated Toolkit
4.11
The East Midlands Integrated Toolkit http://www.emtoolkit.org.uk/toolkit/index.php has been
developed to assist decision makers, planners and developers throughout the region to evaluate
the impacts of their plans, policies and projects on the region’s sustainable development
objectives. These objectives are set out in the EMIRS, the sustainable development framework
for the region.
Nottinghamshire and Nottingham Joint Structure Plan
4.12
The Nottinghamshire and Nottingham Joint Structure Plan (JSP) (Ref. 9) was adopted in
February 2006 and covers the period 2001 – 2021. It sets out strategic land use policies to guide
the scale and location of development in the Plan Area. The vision for the Joint Structure Plan is
the promotion of:
‘A thriving and prosperous County and City, with a good and improving quality of life for the whole
community based on new development which promotes greater accessibility to homes, jobs,
services and facilities in an enhanced built and natural environment.’
4.13
The East Midlands Regional Spatial Strategy will eventually replace the JSP once it is adopted.
Derby and Derbyshire Joint Structure Plan
4.14
The East Midlands RSS will replace the Derby and Derbyshire Joint Structure Plan (Ref. 10) but
a number of policies have been saved until the East Midlands RSS is approved.
4.15
The plan seeks to incorporate the concept of sustainable development in all areas of land-use
policy to ensure that the needs for land for development can be met whilst minimising the impact
on the environment. The East Midlands Regional Plan will eventually replace the Derby and
Derbyshire Joint Structure Plan once it is adopted.
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LOCAL POLICY
Local Development Framework
4.16
The Local Development Framework (LDF) will replace the old planning system with a new system
of local development documents. At present the LDF for both Local Authorities is in development
stage and in the meantime a number of policies within the local plans have been saved.
Bassetlaw Local Plan Deposit Draft
4.17
The Bassetlaw Local Plan Deposit Draft (2001) (Ref. 11) sets out the planning policies for
Bassetlaw. The policies seek to achieve a satisfactory balance between the need to
accommodate and promote necessary development and the equally important need to protect,
and where possible enhance, the environment of the District. The local plan will eventually be
replaced by a Local Development Framework (LDF).
4.18
The Bassetlaw Local Plan aims to ensure that the area continues to provide an environment in
which businesses can grow and which will be attractive to investors from outside the area and to
local people as a place in which to live.
Bolsover District Local Plan
4.19
Bolsover District Local Plan (2000) (Ref. 12) guides current planning policy for the District but will
eventually be superseded by a LDF. In September 2007, the Secretary of State indicated a list of
21 policies in the local plan that will no longer take effect.
The overarching aims of the plan are:
1)
2)
3)
4)
4.20
Sustainability;
Regeneration;
Making the district a better place to live, work and visit; and
Looking after our heritage.
Specific objectives related to environmental sustainability are:
1) To encourage energy efficiency and influence the location and design of development to
reduce energy wastage and encourage the use of energy efficient means of transport;
2) To minimise pollution and reduce the extent to which current and future uses of land may be
affected by pollution;
3) To reduce consumption of non-renewable resources, including fossil fuels and land;
4) To conserve and enhance biodiversity;
5) To encourage the development and use of renewable resources; and
6) To restore, conserve and enhance local environmental quality.
LAING O’ROURKE’S SUSTAINABILITY INITIATIVES
4.21
LOR seeks to develop a lasting legacy with minimal short-term environmental impacts; while
pursuing, through better design and engineering the longer-term goal of excellence in key
environmental benchmarks. A number of sustainable initiatives are being undertaken by LOR
including:
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Environmental Management
•
Implementation and continual improvement to the company Environmental Management
System (EMS) and agreeing a system of reportable performance measurement. All
European Hub businesses will have achieved ISO 14001 certification by 2009; and
•
Providing environmental awareness training and training in LOR’s EMS to operational
managers.
Climate Change
•
Working with the Carbon Trust to produce a strategy for the measurement, reporting and
reduction of Greenhouse Gas Emissions, and setting targets for CO2 emission reductions that
meet or exceed UK Government targets. Examples of targets to be set include reducing
company mileage by 5% (through increased use of video conferencing and car sharing), and
reducing office/site energy use by 10% (by installing greener offices, and initiatives to change
behaviours); and
LOR has also worked with the Energy Saving Trust to identify potential energy savings in the
company’s car and light commercial fleets through enhanced technology and driver
awareness.
•
Sustainable Consumption and Production
•
Setting targets for waste reduction, re-use and recycling that meet or exceed UK Government
targets, and setting up a management reporting system. This includes signing up to the UK
Government target to halve construction waste going to landfill by 2012.
Protecting and enhancing biodiversity
•
Integrating a biodiversity standard into the company EMS, including raising awareness,
measurement and reporting.
Sustainable Procurement
•
A Supplier’s Code has been produced and will be rolled out to preferred suppliers. LOR will
benchmark performance and help suppliers to work towards ISO 14001 certification.
Sustainable Communities
•
All projects must be signed up to, and meet the Considerate Constructors Scheme; and
•
Engaging the local community via local employment and/or material supply and local
education to mitigate risks and maximise opportunities.
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SUSTAINABILITY FRAMEWORK
Issues
Policy Drivers
Key Questions
Commentary
Sustainable Business Growth
Sustaining and
promoting
employment
EMRSS Core Objective b) To reduce social exclusion
through:
•
•
•
The regeneration of disadvantaged areas;
The reduction of inequalities in the location and
distribution of employment, housing, health and other
community facilities and services, and by;
Responding positively to the diverse needs of
different communities.
EMIRS Objective 11: To create high quality
opportunities and to develop a culture
engagement and excellence in learning and
the region a competitive edge in how we
exploit knowledge.
employment
of ongoing
skills, giving
acquire and
Will it help to create
employment opportunities?
high
quality
Will it improve the infrastructure in the
region?
Will it reduce barriers preventing equal
access to employment opportunities for
disadvantaged groups?
Will it sustain and promote employment in
rural areas?
Will it help to safeguard existing jobs?
Will it improve the quality of jobs in the
region?
The Development will create a manufacturing ‘hub’ to
produce a variety of construction components
required for the Applicants (LOR’s) construction
operations.
Facilities which may be developed
include pre-cast concrete, steel reinforcement and
modular bathroom/kitchen manufacturing facilities.
The Site will provide significant employment
opportunities on a former industrial site in an area
where there has been a historic decline in
employment opportunities. Although there will be
some job transfers from existing LOR sites, a good
range of new jobs will be created including skilled
and semi-skilled operatives, technical and design
staff and managerial positions. The Applicant has
aims to employ local people where possible.
It is estimated that during the construction period
(2009 – 2014) up to 160 jobs will be created,
alongside the jobs created by Phase 1. LOR expect
between 40 – 60% of this workforce to be local,
which would include roles ranging from semi-skilled
to skilled tradesmen.
It is estimated that once in operation between 950
and 1,200 jobs will be created (including those
created by Phase 1).
Encouraging
development of
business
EMRSS Core Objective e) To promote and improve
economic prosperity, employment opportunities and
regional competitiveness.
How will the proposal affect the region’s
objective to develop a strong culture of
enterprise and innovation?
Will it help to improve the performance of
An Intelligence Hub will be developed on the Site
and provide facilities for research into new
construction processes. This will help to stimulate
development of new construction materials and
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Issues
Policy Drivers
Key Questions
Commentary
EMRSS Policy 18: Local authorities in all parts of the
region should work together with the East Midlands
Development Agency and other organisations with
relevant responsibilities to encourage and foster the
regional economy through implementing the Regional
Economic Strategy. It will be especially important to raise
skill levels, develop the service sector and high value
manufacturing and create innovative businesses, so that
the region is better placed to maintain economic
competitiveness.
existing businesses?
techniques.
Will it support links between business and
academics?
Will it help regenerate rural economies?
Will it help to create new businesses?
Will it contribute towards regeneration
initiatives or benefit areas suffering from
deprivation?
The Applicant aims to use local suppliers where
feasible during the construction and operation of the
Site. This will help to support local businesses
through the procurement of services and products.
In particular, aggregate quarrying and distribution,
catering, office and construction material supplies
and transportation.
EMIRS Objective 12: To develop a strong culture of
enterprise and innovation, creating a climate within which
entrepreneurs and world-class business can flourish.
Nottinghamshire and Nottingham JSP Policy 1/1a): a
range of quality employment land to promote economic
growth and appropriate employment opportunities.
JSP Policy 1/1d): As a priority, development to improve
the economy, services and environment in disadvantaged
areas and those with high levels of social need.
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Issues
Policy Drivers
Key Questions
Commentary
How will the proposal impact upon the
region’s objective to develop a culture of
ongoing engagement and excellence in
learning and skills?
A training academy will be developed on the Site,
providing training facilities in construction skills for
LOR staff. This will help to provide and develop new
skills for the local workforce.
Will it improve equality of access to good
quality learning and training opportunities
for disadvantaged groups?
LOR has set up a Learning Zone on the Site which
provides education facilities for the use of local
schools.
It provides opportunities for learning
throughout the whole development process, from
remediation of the Site, to construction and final
manufacturing. Teachers can develop their lessons
around the case studies available at the Site and the
aim is to engage school children at an early age in
the construction industry. The Learning Zone also
acts as a venue in which to hold meetings and other
activities.
Community Development
Providing
learning
and
training
opportunities
EMIRS Objective 11: To create high quality
opportunities and to develop a culture
engagement and excellence in learning and
the region a competitive edge in how we
exploit knowledge.
employment
of ongoing
skills, giving
acquire and
Will it improve uptake of learning and
training in rural areas?
Will it improve the quality of learning and
training opportunities?
Will it help to improve people's skills?
Will it increase participation in formal
learning opportunities at all levels?
Reducing Crime
EMRSS Core Objective c) To protect and enhance the
environmental quality of urban and rural settlements to
make them safe, attractive, clean and crime free places
to live, work and invest in, through the:
•
promotion of ‘green infrastructure’;
•
enhancement of the ‘urban fringe’;
•
involvement of Crime and Disorder Reduction
Partnerships; and
• promotion of high quality design which reflects local
Will it help to promote the benefit of
learning, encouraging people to learn new
skills?
The new facilities will incorporate advanced
technology so the majority of the local workforce will
have to be provided with appropriate training, leading
to improved skills.
Will the development be designed to
‘Secure By Design’ or equivalent
standards?
The Site has been historically used for anti social
behaviour. The masterplan will manage access to
the Site, helping to remove crime and fear of crime in
the area. Bringing the Site back into productive use
would be likely to result in reduced levels of crime.
Will it help to reduce crime and the fear of
crime?
The development is designed to be a 24 hour
operation so there will always be personnel and
security guards on Site.
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Issues
Policy Drivers
Key Questions
Commentary
Will the development support local facilities
and services?
The Development will create benefits for the local
economy in terms of indirect employment in areas
such as catering, office and construction material
supplies and transportation.
distinctiveness.
Enhancing
Social Capital
No specific policy drivers
Will it help maintain and enhance the
vitality of rural communities?
Will it increase community empowerment?
LOR has consulted widely on its proposals for the
Steetley
Site.
A
dedicated
website
w w w. s t e e t l e yf u t u r e . c o . u k has been set up and
is kept up-to-date with information about Site
progress, frequently asked questions and details of
public consultations. Two public consultation events
were held in July 2008 to discuss the masterplan
th
proposals, one on Friday 10 July at the Crossing in
Worksop Town Centre, and one on Saturday 11th
July at the Crossing and Whitwell Community Centre.
Door-to-door leaflets, posters, the website and
advertisements in the local papers were used to
promote the consultation events.
People were
specifically asked how ecological/restoration areas
should be dealt with (open public access/recreational
use/no access to protect wildlife/restricted access).
Mixed views were received so no public access was
chosen in order to protect ecology, keep the Site
more secure, and minimise the risk of people having
accidents that could arise on site as a result of
dangerous conditions for example deep water or
unstable quarry voids.
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Climate Change
Flooding
mitigation
adaptation
flood risk
–
and
to
PPS25 Flood risk assessment should be carried out to
the appropriate degree at all levels of the planning
process, to assess the risks of all forms of flooding to and
from development taking climate change into account and
to inform the application of the sequential approach.
EMRSS Core Objective j) To reduce the impacts of
climate change, in particular the risk of damage to life and
property from flooding and sea level change and the
decline in water quality and resources. This will be
achieved through the location, design and construction of
new development in ways that include:
•
•
•
Is the development sited and designed in
accordance with the sequential test set out
in PPS 25?
What measures have been taken to reduce
the contribution the development may
make to flash flooding?
reducing the build up of heat island effects in urban
areas;
providing carbon sinks; and
providing sustainable drainage and managing flood
water.
In accordance with PPS 25: Development and Flood
Risk, a full Flood Risk Assessment (FRA) has been
undertaken for the Development. The Environment
Agency Flood Maps indicate that the Site lies in
Flood Zone 3 (1 in 100 or greater annual probability
of river flooding), however hydraulic modelling and
the implementation of mitigation measures including
the modification of Darfoulds Dyke, will ensure that
the proposed development plateaus and associated
access roads will be in Flood Zone 1 (a less than 1 in
1000 annual probability of river flooding in any year).
The FRA has been included as a technical appendix
to the Environmental Statement.
There will be an increase in the rate of water run-off
due to the increase in the amount of hardstanding
once the Site is developed. However, the surface
water drainage system will incorporate Sustainable
Urban Drainage Systems (SuDS) which will limit the
rate of runoff to the existing rate including an
allowance for increased runoff due to climate
change. The use of permeable paving or gravel is
being considered to reduce water run-off rates. The
car park areas within Phase 1 will use a combination
of tarmac and gravel.
Nottinghamshire and Nottingham JSP Policy 2/16: In
all areas proposals will, where appropriate, incorporate
sustainable drainage systems and provision for their
maintenance.
The use of Green Roofs which would provide further
attenuation of water run-off will be considered for the
Academy and office buildings at the detailed design
stage.
Energy
design
efficient
and
EMRSS Core Objective i) To reduce the causes of
climate change by minimising emissions of CO2 in order
What steps will the developer take to
prepare an energy strategy for the
proposed development to optimise the
Passive Solar Design will be considered in the layout
and orientation of the offices, staff accommodation
and Academy buildings to maximise solar gain in the
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management
to meet the national target through:
energy consumption of the site?
winter and minimise solar gain in the summer,
thereby reducing the need for energy for heating and
cooling. The thermal properties of the fabric of the
buildings will also be considered at the detailed
design stage. Air tightness, enhanced thermal
insulation, efficient internal and external lighting and
controls will be used within the offices, Academy and
staff accommodation. Internal and external lighting
will be energy efficient with high frequency ballasts,
daylight sensors and presence detection sensors or
timer switches.
•
•
•
•
maximising ‘resource efficiency’ and the level of
renewable energy generation;
making best use of existing infrastructure;
promoting sustainable design and construction; and
ensuring that new development, particularly major
traffic generating uses, is located so as to reduce the
need to travel, especially by private car.
EMRSS Core Objective k) To minimise adverse
environmental impacts of new development and promote
optimum social and economic benefits through the
promotion of sustainable design and construction
techniques.
Nottinghamshire and Nottingham JSP Policy 1/1g): All
development to be of a high standard of design and
energy efficient.
Increased use of
renewable energy
resources
PPS22 – Consideration should be given to the feasibility
of renewable energy sources such as wind power, solar
water heating, ground source heat pumps and biomass.
East Midlands IRS Objective 9: To minimise energy
usage and to develop the region’s renewable energy
resource, reducing dependency on non-renewable
•
Minimising energy demand for the site
through orientation and passive solar
design;
•
Maximising the thermal efficiency of
individual buildings through thermal
mass and insulation;
•
Minimising demand for water heating,
space heating and cooling, lighting
and power in buildings through
efficient equipment and controls;
•
Calculating the residual
demand for the site;
•
Maximising the amount of the residual
demand which can be provided
through on-site generated renewable
energy (either collective or on
individual dwellings); and
•
Meeting the remaining demand
efficiently, e.g. CHP (non-biomass or
waste powered), district heating and
cooling, ground source heating and
cooling.
energy
What % of total site energy demand will be
produced from an on-site renewable
scheme
(e.g.
wind,
solar,
hydro
photovoltaic bank, CHP operating on
biomass or waste)?
What percentage of the development not
In Phase 1, the manufacturing building will not be
heated.
Residual heat from the manufacturing
processes will be used to maintain the temperature
in the building and reduce condensation. In addition,
roof lights have been designed to maximise natural
light to avoid the need for artificial lighting wherever
possible. Within the offices air/water heat pumps are
proposed for office heating/cooling together with
presence detection for air conditioning and lighting.
In accordance with the Section 106 agreement, the
use of advanced process materials has also been
investigated. These principles will be considered in
the design of the future phases, where appropriate.
In line with government policy, all the buildings onsite which use energy to condition the in-door climate
will have to have an Energy Performance Certificate
which highlights the energy and carbon emission
efficiency of the building.
A Renewables Feasibility Study has been prepared
for the Development (Appendix B).
The study
considers the annual energy demand and anticipated
supply profile for the Development against a number
of different renewable energy technologies. Efficient
methods of energy generation have also been
considered.
The study assesses the potential
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resources.
intended to be initially fitted with renewable
energy technologies will be designed to
allow
future
installation
of
these
technologies by occupiers?
amount of CO2 emissions saved and the pay-back
period that each technology will have.
Nottinghamshire and Nottingham JSP Policy 2/15 d)
Promoting the development of small or community scale,
non grid-connected renewable technologies, especially
where they are beneficial in remote technologies.
The renewable energy technologies which are
considered the most viable for the Site are:
•
Solar Hot Water Heating. This is considered to
have the greatest potential to reduce energy use
by providing hot water for toilet and shower
facilities within the office units, training academy
and staff accommodation. For the industrial
buildings, if employees within the operational
areas shower down after each shift, then
inclusion of solar hot water may be particularly
beneficial;
•
Ground Source Heat Pumps (GSHP) would be
beneficial for providing space heating to the
smaller industrial buildings;
•
Gas-fired and fuel cell powered Combined heat
and Power (CHP) has the potential to provide
heat and electricity within the industrial buildings
and in the staff accommodation and office
buildings in Zone 5A;
•
Sustainable Cooling, using lake water would be
worth considering for the two buildings in Zone
5B, the training academy and large office, since
these are adjacent to the lake on site;
•
Photovoltaic panels. The cost precludes their
use on all the buildings on Site but they could be
used on the training academy to create a
flagship building within the Development.
Within Phase 1, solar water heating will be used
within the offices.
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EMIRS Objective 8: To manage prudently the natural
resources of the region including water, air quality, soil
and minerals.
To ensure the most effective and efficient
use of land, applying a sequential
approach
EMIRS Objective 15: To promote and ensure high
standards of sustainable design and construction,
optimising the use of previously developed land and
buildings.
To ensure effective re-use of apt buildings
to restore and strengthen the areas
character (rural or urban) - What
percentage of the existing buildings on site
will be re-used/ refurbished?
The only buildings that were present on Site (Baker
Refractory) were unusable due to being derelict and
containing asbestos. They were demolished as part
of Phase 1.
Materials and Waste
Efficient
land
use
of
Environmental
impact
of
materials
What proportion (by mass) of building
materials used in the construction of the
public realm and infrastructure will be
specified as having a low environmental
impact or be sourced from sustainable and
replenishable sources?
Increase the proportion of locally sourced
materials used in the construction. Locally
within this context describes materials
sourced from within a 35 to 50 mile radius
The entire Site, with the exception of an area of
agricultural land in the south, has previously been
used for colliery or quarry activity. The land will be
remediated to allow development to take place.
LOR has developed a Supplier’s Code which has
been rolled out to preferred suppliers. The code
includes the requirement for suppliers to implement
an Environmental Management System and LOR is
helping preferred suppliers to work towards this.
All timber will be sourced from Forest Stewardship
Council (FSC) or other equivalent certified sources.
Locally sourced materials will be used where
feasible. There are a number of quarries within a 50
mile radius and LOR’s Procurement Policy
encourages use of such local suppliers, where
possible. Within Phase 1, just under 60% of all
deliveries have been within a 50 mile radius of the
Site.
Existing materials on site will be stockpiled and
reused, reducing the need to bring in virgin
aggregate. In Phase 1, hydrocarbon contaminated
waste on-site is being remediated and re-used on the
Site as fill. The concrete foundations and walls of
the old Baker Refractory which stood on the Site
have been crushed. LOR will reuse all of this
material as fill on-site which equates to 92,000 tons
of material. Rock which has been excavated from
the Site will be reused, either as a structural fill
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material under the building, or as a capping layer
under the new A619 link road to be developed to the
Site, or as drainage backfill material. So far, 165,000
tons of excavated rock has been crushed. LOR are
also hoping to reuse some of the heavy metal
contaminated material which exists on-site and
combine it with a ‘bitufoam’ mix. This bitufoam and
recycled aggregate mix will then be used to surface
the new A619 link road.
Construction
Waste
PPS 10 - Proposed new development should be
supported by site waste management plans.
EMIRS Objective 16: To minimise waste and to increase
the re-use and recycling of waste materials.
Nottinghamshire and Nottingham JSP Policy 2/19:
Major development proposals, as defined in local
plans/development plan documents, will be required to
provide information on the waste production implications
involved.
Proposals will be further required to
demonstrate how the waste will be managed sustainably,
and recycling promoted.
Are there any proposed waste minimisation
/ recycling strategies proposed?
Site Waste Management Plans (SWMPs) are now a
mandatory requirement for developments of this size
and the Applicant LOR has developed a SWMP and
is working with the Waste Resources Action Plan
(WRAP) to develop tools to forecast and minimise
waste production. An Environmental Management
Plan (EMP) will also be produced for the construction
works setting out the procedures that will need to be
adhered to in order to reduce, reuse and recycle
waste.
LOR is also committing to the targets set out in the
Governments’ Sustainable Construction Strategy
including the target by 2012 to reduce construction,
demolition and excavation waste going to landfill by
50% compared to 2008. A large amount of existing
material in Phase 1 is being re-used on-site. 82% of
the non-hazardous waste from the construction
process in Phase 1 has been recycled, and 100% of
the metal from the old Baker Refractory has been
recovered and recycled.
Once complete, the Manufacturing Hub will be
developing Modern Methods of Construction (MMC).
MMC is a term used to describe a range of
technologies
and
processes
involved
in
prefabrication and off-site assembly. MMC reduces
resource consumption and waste as it makes more
effective use of materials and enables high
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standards of design quality. The Development could
therefore help to improve the sustainability of the
construction industry.
Promote effective
waste
management
during occupation
Water
Conservation
EMIRS Objective 16: To minimise waste and to increase
the re-use and recycling of waste materials.
EMRSS Core Objective g) To protect and enhance the
environment through reducing the amount of waste
produced and increasing the amount recycled or
otherwise beneficially managed.
EMRSS Policy 32
Promote improvements in water efficiency in new
development and in regeneration to achieve a regional
target of 25% (equivalent to an average saving of about
35 litres per person per day); and Reduce unsustainable
abstraction from watercourses and aquifers to
sustainable levels.
What facilities and storage space will be
provided within and around buildings to
encourage building occupiers to segregate
and recycle their waste?
Each zone on the Site will
Management Strategy in place.
How will the development meet the
required water demands placed upon the
site?
The only water supply to the Site at present is via a
borehole. Water from this borehole will be used to
serve Phase 1 and potentially Phase 2 of the
proposed Masterplan.
However, for the other
phases, a new water supply will be needed as the
manufacturing processes will require a significant
amount of water.
Ensure that measures are incorporated into
buildings to increase water efficiency.
have
a Waste
Within Phase 1, in accordance with the Section 106
Agreement, the use of zero waste steel formats
together with the reintroduction of captured concrete
into the process will be investigated.
In order to minimise water use, water saving devices
will be installed including 6/4 litre dual flush toilets,
aerating taps for wash hand basins and showers with
a low flow rate of between 6 and 9 litres per minute.
Rainwater/greywater harvesting will also be
considered within the office areas.
Water used within manufacturing processes within
Phase 1 will be weighed to prevent water wastage
and water will be recycled where possible. Similar
strategies will be adopted in subsequent phases,
where appropriate.
Noise, Light and
Air Pollution
PPS 24 – A development must not cause an
unacceptable degree of disturbance. A number of
measures can be introduced to control the source of, or
limit exposure to, noise
Will construction noise be minimised?
PPS 23 - The generation of additional pollution from road
Will the Considerate Constructors Scheme
Will light pollution be minimised?
Will air pollution be minimised?
Construction site impacts will be managed through
implementation of an EMP.
The Site is relatively isolated but the closest potential
sensitive receptors are Bridgen Enterprises Ltd, a rail
maintenance operation on the edge of the Site; Silver
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traffic, the demand on natural resources and the
discharges to the environment associated with any
proposed development should also be considered.
be adhered to?
Birches, a residential property on the western Site
boundary; Steetley Farm Cottages (30m west of the
Site); and Steetley House (90m west of the Site).
EMRSS Core Policy k) To minimise adverse
promotion of sustainable design and construction
techniques.
Nottinghamshire and Nottingham JSP Policy 2/17: All
new developments will minimise or avoid air, land, water
(including groundwater), noise and light pollution by
means including good design and the control of
operations.
Bassetlaw Local Plan, Employment Policy 1: Within
settlement envelopes employment creating development
will be acceptable provided that it does not create or
aggravate environmental, amenity, safety, or traffic
problems and does not adversely affect the character of
the surrounding area.
To minimise noise pollution during construction
Noise control measures such as the siting of fixed
plant away from the Site boundary, the use of
silenced
or
inherently
quiet
plant,
and
screening/enclosure will be used where appropriate.
In addition, limiting work to daytime hours and
adherence to British Standards will be adopted.
During operation, measures that will be implemented
include design of the buildings to minimise noise
emanating from them and associated activities,
together with installation of an acoustic barrier
between the site and Silver Birches. This property is
particularly affected due to its proximity to the site.
•
Implementation of a noise management plan to
include measures such as Vehicle engines
should be turned off when vehicles are
stationary/not in use; signage would be posted at
each unit to remind drivers of this requirement.
•
No vehicle horns shall be sounded unless in an
emergency;
•
Signage shall be erected at the entrance to the
development to alert drivers to the need to drive
in a neighbourly and considerate manner;
•
Vehicles should be unloaded in an efficient
manner, reducing the potential for noise impacts;
and
•
All access routes and service yard surface
materials shall be maintained in a good condition
to reduce the potential for noise to be associated
with tyre surface interaction.
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To minimise light pollution during construction and
operation, measures that will be implemented
include:
•
•
•
•
•
Lighting to be switched off when not required
specifically for construction activities or required
for security or health and safety;
The programme of works will take into account
the location of sensitive receptors;
Glare caused by poorly directed security and
flood lighting will be minimised by positioning
lights to <70 degrees and directing them into the
centre of the Site, and particularly away from the
Site boundaries;
Use of modern light fittings to minimise glare and
light spill; and
Where any important foraging or corridor
habitats are identified, particularly along the new
Site access route (granted consent as part of the
Phase 1 application), consideration will be given,
with further consultation with the statutory
consultees, to the avoidance of lighting in some
areas.
Lighting for the completed Development will be
designed in accordance with the Institute of Lighting
Engineers ‘Guidance on the Reduction of Obtrusive
Light’ (Ref. 13).
To minimise air pollution during construction and
operation, measures that will be implemented
include:
•
•
•
Damping down of roads and temporary tracks
and use of vehicle wheel washes;
Minimisation of on-site storage;
Where necessary, materials stored on site to be
wetted and profiled to minimise dust generation
by the wind. Storage areas will be located away
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•
•
from potentially sensitive receptors where
practicable;
Bulk cement brought to site for immediate use;
and
Water sprinkler systems to mitigate the extent of
any dust migration.
Once complete the Manufacturing Hub will develop
Modern Methods of Construction such as
prefabricated components. This will help to minimise
noise and air pollution in construction in the future as
construction will be quicker, with less construction
actually taking place on-site and less materials will
need to be stored on site.
Water Pollution
PPS 23 – Planning and Pollution Control – Protect and
enhance water quality
What measures will be implemented to
protect and enhance water quality?
EMRSS Policy 32
Protect and improve water quality and reduce the risk of
pollution especially to vulnerable groundwater;
Are pollution prevention measures being
installed to ensure that water quality is not
adversely affected during and after
development.
An Environmental Management Plan (EMP) will be
implemented which will include measures to protect
water quality during construction and operation.
Measures will include:
•
All surface water runoff will pass through oil
water interceptors and be filtered or treated prior
to discharge to controlled waters, subject to
appropriate licensing by the Environment
Agency;
•
Nottinghamshire and Nottingham JSP Policy 2/17: All
new developments will minimise or avoid air, land, water
(including groundwater), noise and light pollution by
means including good design and the control of
operations.
Provision will be made for the safe disposal of
waste waters including surface water and
groundwater collected during excavations and
sewage. Monitoring will be undertaken prior to
dewatering to determine suitable disposal
options under statutory licensing arrangements;
and
•
Bassetlaw Local Plan, Employment Policy 1: Within
settlement envelopes employment creating development
will be acceptable provided that it does not create or
aggravate environmental, amenity, safety, or traffic
Careful siting and bunding of any necessary
fuel/chemical storage facilities and any areas
used for the storage of hazardous materials.
To prevent accidental spillages entering local
watercourses, site drainage systems will be designed
Use sustainable drainage techniques wherever practical
to help mitigate diffuse pollution and support groundwater
recharge. These will be required where development is
upstream of a designated nature conservation site of
international importance or to improve water quality,
where the need is demonstrated through water cycle
studies.
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problems and does not adversely affect the character of
the surrounding area.
Commentary
following good practice (Environment
Pollution Prevention Guidelines).
Agency
A Spillway is proposed from the Armstrong Quarry to
the Darfoulds Dyke. This is to regulate the water
level in the quarry, but it will assist in improving water
quality in the Dyke by providing a constant flow.
There will be a water treatment plant on-site for the
treatment of foul water before it is released into
Darfoulds Dyke.
Transport and Accessibility
Promoting
sustainable forms
of transport
PPS 13 - Ensure that development comprising jobs,
shopping, leisure and services offers a realistic choice of
access by public transport, walking, and cycling
Will there be a network of safe bike routes
near to and overlooked by roads and
pavements and the provision of secure and
prominent bicycle storage at local facilities?
The Site was chosen because it is within 20 to 30
minutes drive of the major road network including the
M1. It is also close to local population centres
including Worksop which is 1.5km west of the Site.
EMRSS Core Objective f) To improve accessibility to
jobs, homes and services across the region by
developing
integrated
transport,
ensuring
the
improvement of opportunities for walking, cycling and the
use of high quality public transport. and encouragement
of patterns of new development that reduce the need to
travel especially by car.
Will there be a network of safe pedestrian
routes linking with other transport nodes?
A Green Travel Plan will be developed for the Site.
Measures to be included are:
Will there be good links to public transport
routes?
•
Some cycle routes to the Site. These may link
up with national cycle network route 6 to the
north of the Site;
•
Provision of covered cycle parking spaces
equivalent to 10% of the staff using the Site as
well as showers, changing facilities and
individual lockers;
•
A dedicated bus shuttle service serving the Site.
This will be from the main employee locations
which are likely to be local population centres
such as Worksop and some of the surrounding
villages;
•
Provision of car parking in accordance with local
car parking standards set out in Bolsover District
Council’s Parking Requirements SPG (Ref 14).
EMIRS Objective 14: To ensure that the location of
development makes efficient use of existing physical
infrastructure and helps to reduce the need to travel.
EMIRS Objective 17: To improve accessibility to jobs
and services by increasing the use of public transport,
cycling and walking, and reducing traffic growth and
congestion.
Nottinghamshire and Nottingham JSP Policy 5/1 b):
Encouragement of development around public transport
interchange facilities.
Will it enable rural users to gain equal
access?
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This requires 1 car space per 25m2 for
2
administrative offices and 1 car space per 55m
for general industrial land uses;
Bassetlaw Local Plan, Transport Policy 1: Planning
permission will be granted for development only if
facilities that will encourage, and safely and conveniently
accommodate, pedestrian, cycling and public transport
movements are provided where is it practical and
reasonable to do so.
Bolsover Local Plan Transport Policy
development will be located in areas which:
Reduce use
private cars
1:
•
Development of a car sharing scheme promoted
through priority parking spaces for car sharers;
•
Rail sidings may be implemented for certain
manufacturing processes if required and would
be used for exporting products from the Site.
New
•
Minimise the overall need to travel by providing a
mixture of land uses within communities;
•
Are highly accessible by means of transport other
than the private car; and
•
Maximise the potential for users to walk or cycle to
and from the site.
of
Will it reduce road congestion?
What car parking provision will be made?
A Green Travel Plan will be developed to reduce
staff journeys by private car and promote sustainable
forms of transport.
A car sharing scheme will be developed and
promoted with priority parking spaces for car sharers.
Traffic
Management
Bolsover Local Plan Transport Policy 10: Where
significant volumes of traffic are likely to arise from a
proposed development, the proposal will be accompanied
by a traffic impact assessment study to determine the
likely effects of the development on the local transport
network.
Has a traffic assessment
development been undertaken?
of
the
Will there be a traffic management plan in
place which encourages the safe passage
of vehicles through the development at an
appropriate speed
A Site Specific CoCP will be implemented during
demolition and construction which will require that
vehicle movements are managed to reduce conflict
between construction related traffic and users of the
local highway network. Measures include:
•
Will provision be made for off road
HGV/delivery vehicle loading space for
retail and commercial units?
•
Construction routes to and from the Site, and
hours of work, to be agreed in advance with
Nottingham County Council and Derbyshire
County Council, BoDC, BaDC and the Highways
Agency;
The provision of signed routes to discourage use
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•
of inappropriate routes by construction vehicles;
and
Site workers will be encouraged to car share to
travel to and from the Site.
Once operational a distribution/logistics facility will be
developed and enable all deliveries to be made to a
single point, for transportation to the correct on-site
facility.
A Transport Assessment has been undertaken to
determine the impact of the Development on the
local highway network. A new roundabout will be
installed to manage traffic from the Site Access Road
to the A619 as part of Phase 1.
Accessibility
all
for
Will disability issues be considered in the
design of the development?
Will the site
facilities?
be
accessible
to
Disabled access will be available to the offices,
training facilities and the staff accommodation.
local
Protecting and enhancing biodiversity
Maintain
enhance
biodiversity
and
EMIRS Objective 7: To enhance and conserve the
environmental quality of the region by increasing the
environmental infrastructure.
EMRSS Core Objective h) To achieve a ‘step change’
increase in the level of the Region’s biodiversity through:
•
•
the management and extension of habitats, both
to secure net gains in biodiversity and to
facilitate species migration to allow the
biosphere to adapt to climate change; and
ensuring that no net loss of priority habitats or
species is allowed to occur.
Will a full ecological survey be carried out,
by a qualified ecologist, to examine
habitats in and around the site and
migration routes across the site?
Will there be an increase in ecological
value or support for a species (as
assessed by an qualified ecologist) that
has been identified in the Local Biodiversity
Action Plan?
No statutory protected sites lie within or adjacent to
the site. Two non-statutory protected sites lie within
the site, the Steetley Wood Spoil Tip (SINC) which
lies partially within the Site between the Darfoulds
Dyke and the Robin Hood line Railway, and a small
area of the Steetley Quarry County Wildlife Site
(CWS) which occupies a former colliery spoil tip and
Armstrong Quarry, to the west of Darfoulds Dyke.
Demolition and Site clearance will result in the loss of
a significant proportion of the SINC and CWS.
However much of the ecological value is early
successional species that would be eventually lost
and a history of vandalism and anti-social behaviour
EN7757/R/10.1.1/LM
Page 24
Issues
Policy Drivers
Key Questions
Nottinghamshire and Nottingham JSP Policy 2/1: The
protection and enhancement of biodiversity to ensure no
net loss of Biodiversity Action Plan habitats, and
opportunities sought to achieve a net gain.
on the Site means that habitats have been damaged.
The Development will aim to protect and enhance a
number of ecological features still on the Site.
A EMP will be implemented to minimise potential
impacts to wildlife during demolition and
construction. Measures will include:
Bolsover Local Plan, Environment Policy 5: Retain,
wherever possible, habitats which are locally important
for biodiversity including woodland, trees, hedgerows,
wetlands, watercourses and geological features, and
protect them during construction work; Make provision,
wherever possible, for replacement habitats where the
loss of existing wildlife habitats is unavoidable.
To improve the
ecological value
of the site and
support
the
viability
of
species by linking
populations and
habitats
EMRSS Core Objective g) To protect and enhance the
environment through the:
•
protection, enhancement, sensitive use and
management of the Region’s natural resources,
giving particular attention to designated sites of
European importance, and cultural and historic
assets; and
Commentary
Will existing wildlife corridors be protected
and new ones created to link habitats
within the site or link to habitats outside the
development?
•
Compensation for loss of habitats will be
undertaken in order to reduce impacts to
species and groups of nature conservation value
identified within the Site. Some species will be
retained in situ whilst others will be translocated
or replica habitats created to encourage
colonisation;
•
A full evaluation of the status of bats within the
site will be undertaken following nocturnal
surveys within the site. Surveys of Breeding
Birds, Reptiles and Amphibians will also be
undertaken;
•
Removal of vegetation prior to the bird-breeding
season (March to August/Sept). If this is not
possible, vegetation will be checked prior to
removal by an experienced ecologist. If active
nests are found, vegetation will be left
untouched until all birds have fledged; and
•
Removal of Japanese Knotweed.
Compensation for loss of habitats will be undertaken
in order to reduce impacts to species and groups of
nature conservation value identified within the Site.
The creation of a mosaic of habitat types, should
provide a resource for a range of species, some of
which would be displaced by construction activities.
All habitats created within the Site will be subject to a
habitat creation plan and management plan
EN7757/R/10.1.1/LM
Page 25
Issues
Policy Drivers
•
Key Questions
Commentary
produced in consultation with statutory and nonstatutory consultees.
avoidance of significant harm and securing
adequate mitigation or compensation for any
unavoidable damage.
Wildlife corridors will be retained and enhanced to
link to the ecological mitigation area and other
habitats beyond the Site boundary.
Nottinghamshire and Nottingham JSP Policy 2/6
Where planning permission for new development is
granted opportunities will be sought to:
•
•
•
•
Create and manage new wildlife habitats and
enhance the nature conservation resource of the
Plan Area;
Create corridors and linking features, both in
urban and rural areas, that contribute to the
targets set out in the Local Biodiversity Action
Plan;
Where appropriate make provision for public
access to, and recreation in, areas of nature
conservation value; and
Make provision for long term management and
monitoring.
To ensure that the
trees and shrubs
that are specified
contribute to the
ecological value
of the site
Has a mixture of locally occurring native
trees and shrubs been specified?
A Landscape Strategy is being developed to
maximise the ecological value of the Site.
Will a design statement, incorporating the
findings of context appraisals and
explaining emerging design principles be
discussed with the Local Authority prior to
the application?
An Archaeological Assessment of the Site has been
undertaken. There are no designated archaeological
remains within the Site, or within the wider study
area. It is highly likely that any archaeological
remains on Site would have been disturbed by 20th
century quarrying and associated activities. There is
one area of undisturbed former agricultural land on
Landscape Quality and Character
Maintain
and
enhance
the
quality
and
distinctiveness of
the
built
environment
EMIRS Objective 6: To protect, enhance and manage
the rich diversity of the natural, cultural and built
environmental and archaeological assets of the region.
EMRSS Policy 31
Encouraging the refurbishment and re-use of disused
or under-used buildings of some historic or
Will a landscaping scheme be drawn up for
EN7757/R/10.1.1/LM
Page 26
Issues
Policy Drivers
Key Questions
Commentary
architectural merit and incorporating them sensitively
into the regeneration scheme; and
the site?
Promoting the use of local building materials.
What
will
happen
to
heritage/archaeologically
important
features and their settings which could be
affected by the development?
the Site and this will be left as an ecological area,
with no works proposed which would impact on
possible archaeological remains.
Nottinghamshire and Nottingham JSP Policy 2/11:
There will be presumption in favour of the physical
preservation of Scheduled Ancient Monuments and other
nationally
important
archaeological
remains.
Development proposals affecting archaeological sites or
their settings will only be permitted where the need for
development in that location outweighs the relative
importance of the remains and/or their setting.
Within the wider Site area, there are five listed
buildings which lie between 20 and 100m from the
western boundary of the Site, including Steetley
Conservation Area and Darfoulds Farmhouse and
Worksop Manor Lodge. Steetley Conservation Area
20m to the west of the Site is well screened from the
Site by Steetley Lane and a high established hedge.
There will also be no development in the area of the
Site which lies closest to the conservation area.
Darfoulds Farmhouse (500m from the Site boundary)
and Worksop Manor Lodge (800m from the Site
boundary) are screened from the Site by the railway
line, the natural topography and light tree cover.
Therefore there will be no impact on these
designated buildings or their settings.
Historic, unattractive industrial buildings and a silo
have been demolished.
The design of the buildings will be considered at the
detailed design stage. Whilst the design of the
manufacturing facilities will be largely determined by
the proposed end use, there is scope to consider
issues such as colour to help the facilities fit into the
wider landscape.
The colour of the Phase 1
manufacturing facility was discussed and agreed with
the Local Planning Authority (LPA). The materials
selection, together with the final heights and massing
of the offices, training facilities and staff
accommodation will be discussed with the LPA at
reserved matters stage.
Form
of
development
–
design
and
EMRSS Core Objective k) To minimise adverse
Are there physical and visual links between
the development and the surrounding area,
and how do they integrate the development
The Site has historically been used for industrial
purposes and the proposed use of the Site will
continue this industrial heritage.
EN7757/R/10.1.1/LM
Page 27
Issues
Policy Drivers
natural character
promotion of
techniques.
sustainable
design
and
construction
EMRSS Policy 30: Local Authorities, statutory
environmental bodies and developers should work with
the voluntary sector, landowners and local communities
to deliver a significant increase in woodland cover in the
East Midlands. New cover should respect local landscape
character, make use of species resistant to climate
change and complement national and regional woodland
strategies, including for example the Woodfuel Strategy.
Issues
Policy Drivers
Key Questions
Commentary
with the surrounding area?
Individual buildings will be screened by trees to
reduce visible impacts but not all of the Site will be
screened. There will be some views from the Site
connecting it to the surrounding countryside to
maintain a rural and open landscape in accordance
with the aspirations of Derbyshire County Council.
Will the appearance of the development be
visually
appropriate,
taking
into
consideration the local character, and will it
complement the character of the location
(e.g. urban or rural)?
Key Questions
Commentary
What is the BREEAM rating sought for the
proposed buildings?
The Applicant aspires to achieve a BREEAM ‘Very
Good’ rating.
BREEAM
To
ensure
individual
buildings
underpin
the
sustainability
of
the development
EN7757/R/10.1.1/LM
Page 28
CONCLUSIONS
5.1
This Sustainability Statement provides an appraisal of the proposed Development in relation to
the sustainable development policy and requirements set out in the draft RSS for the East
Midlands and the Integrated Regional Strategy, the East Midlands Integrated Toolkit, the
Nottinghamshire and Nottingham Joint Structure Plan, the Derby and Derbyshire Joint Structure
Plan, the Bassetlaw Local Plan Deposit Draft, and the Bolsover District Local Plan. The
Applicant’s own corporate social responsibility policies and procedures have also been
considered.
5.2
The Development accords with many of the goals of sustainable development. This has been
achieved due to the approach of the Applicant and the design team in identifying and
incorporating sustainability objectives at an early stage of the project. Sustainable features of the
Development include:
•
Creating new jobs and training opportunities during the construction and operation phases of
the Development; this will include a training academy with training facilities in construction
skills for LOR staff and a Learning Zone providing education facilities for local schools
throughout the construction and operation of the Site;
•
Promoting enterprise and innovation through the development of an Intelligence Hub which
will research and develop new construction materials;
•
Minimising energy use through passive solar design, enhanced levels of thermal insulation
and energy efficient light fittings;
A commitment to install renewable energy technologies to supply a proportion of the site’s
energy requirements. A Renewables Feasibility Study has been carried out to determine the
feasibility of installing a variety renewable energy technologies.
These renewable
technologies will be considered further at the detailed design stage. Technologies that are
currently considered the most feasible are solar hot water heating, ground source heat
pumps, gas fired and fuel cell powered CHP and cooling using lake water;
•
•
Sourcing all timber from sustainably managed sources; and using locally sourced materials
wherever feasible;
•
Working with WRAP (Waste Resources Action Programme) to develop an in-house Site
Waste Management Plan with tools to forecast waste production;
•
Installing rain water harvesting to provide water for flushing office toilets;
•
Using water efficient appliances including aerated taps and showers with low flow rates;
•
Attenuating surface water runoff through the use of SuDS;
•
Actively considering the installation of green roofs;
•
Implementing an EMP to reduce potential noise, air and light pollution during construction;
measures will also be put in place to minimise impacts during operation of the Site;
•
Enhancing and promoting sustainable forms of transport with the development of a
Sustainable Travel Plan. A new dedicated shuttle bus service will be provided serving the
Site from the main employee locations; cycle facilities including covered cycle racks, lockers
and showers will be provided; and a car sharing scheme will be promoted;
•
Minimising freight journey distances by creating a manufacturing hub in the centre of the UK
within 20 to 30 minutes drive of the major road network including the M1 and with the potential to
develop a rail freight facility in future; and
•
An aspiration to achieve a BREEAM Very Good rating for the proposed buildings
EN7757/R/10.1.1/LM
Page 29
REFERENCES
1. East Midlands Regional Assembly, July 2008, Draft East Midlands Regional Spatial Strategy,
Proposed Changes (EMRSS)
2. The East Midlands Regional Assembly, 2008, The East Midlands Integrated Regional Strategy (IRS)
3. The
East
Midlands
Regional
Assembly, the
East
Midlands
Integrated
Toolkit,
http://www.emtoolkit.org.uk/toolkit/index.php [Accessed September 29th 2008]
4. Department for Environment, Food and Rural Affairs (DEFRA), 2005, Securing the Future: Delivering
UK Government Sustainable Development Strategy, HMSO
5. Office of the Deputy Prime Minister (ODPM), 2004, Planning Policy Statement 1 (PPS1): Delivering
Sustainable Communities. ODPM, London
6. Department for Communities and Local Government (DCLG), 2007, Supplement to PPS 1: Planning
and Climate Change. DCLG, London
7. Office of the Deputy Prime Minister (ODPM), 2004, Planning Policy Statement 22 (PPS22):
Renewable Energy. ODPM, London
8. Office of the Deputy Prime Minister (ODPM), 2005, Planning Policy Statement 10 (PPS10): Planning
for Sustainable Waste Management. ODPM, London
9. Nottinghamshire County Council, 2006, Nottinghamshire and Nottingham Joint Structure Plan 2001 2021
10. Derbyshire County Council, 2007, Derby and Derbyshire Joint Structure Plan – saved policies
11. Bassetlaw District Council, 2001, Bassetlaw Local Plan Deposit Draft
12. Bolsover District Council, 2007, Bolsover District Local Plan Addendum
13. Institute of Lighting Engineers, 2005, Guidance on the Reduction of Obtrusive Light
14. Bolsover District Council, 2004, Parking Requirements Supplementary Planning Policy
EN7757/R/10.1.1/LM
Page 30

steetley regeneration masterplan application

Transcription

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