ENVIRONMENTAL STATEMENT

Non Technical Summary

FORMER GWR RAILWAY LINE

FROME ROAD, RADSTOCK

MAY 2013

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1.0 INTRODUCTION

1.1.1. An Environmental Statement (ES) has been prepared on behalf of Norton Radstock

Regeneration (NNR), to accompany a planning application for a proposed mixed-use

development (the Proposed Development) located on the former Great Western

Railway Line in Radstock, Somerset. This document is the Non Technical Summary

(NTS) which accompanies the ES.

1.2. Site Location

1.2.1. The application site (the Site) adjoins the town centre of Radstock as shown on

Figure 1.1 accompanying this NTS. Radstock is a small town situated on relatively

flat land located on the northern edge of the Mendip Hills in the Wellow Brook

valley. Radstock lies approximately 10 miles to the south of Bath in the former

coalfields of north Somerset. Radstock is linked to Frome by the A362 and Shepton

Mallet by the A367. The A37 which links Bristol to the south west of England lies

approximately four miles to the west along the A367. Radstock is a former coal

mining town and with its adjoining town, Midsomer Norton, is often referred to as

Norton Radstock.

1.3. The Site

1.3.1. The Site comprises 8.87 ha (21.91 acres) of land, much of which was a former rail line

and wagon works. The Site is a brownfield site encompassing a variety of existing

and former land uses.

1.3.2. The Site is elongated and at its northern end is urban in character, in particular

where it fronts the Frome Road, but at the southern end it is rural in nature where it

is over lapped by three Sites of Nature Conservation Importance (SNCI) and one

proposed SNCI. Following the closure of the coal mine and the railway in the 1970s,

the Site has remained derelict. Permissive footpaths currently provide public access

to the Site. There is a subway under the Site from the Frome Road to Fortescue Road.

1.3.3. The topography of the Site reflects the previous railway use, with a flat valley floor

and steep cutting side on the north eastern boundary. The flat valley floor contains

the old railway tracks, some of which have been removed. These are underlain by

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coarse, free draining hard limestone ballast and large parts of the valley floor are

entirely man made in nature.

1.3.4. Within the town centre the Site is characterised by extensive overgrown grassland

scrub, self-sown trees and boundary fencing, including advertising hoardings and an

unsightly electricity substation.

1.3.5. Watercourses present on or adjacent to the Site include the Kilmersdon Brook,

which flows north westwards along the western boundary of the Site until its

confluence with Snails Brook which passes under the Site in a culvert and joins

Wellow Brook to the north of the Frome Road outside the Site boundary.

1.4. Planning Context

1.4.1. The Site is allocated within an area identified for a mixed use development under

Policy NR.2 in the Adopted Bath & North East Somerset (B&NES) Local Plan (Saved

Polices) (2007). The policy seeks provision for around 100 dwellings, with the

development also providing leisure, employment and community uses with retail

uses within the town centre shopping area.

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2.0 Project Description

2.1. Overview

2.1.1. The main features of the Proposed Development are a strengthened town centre core

focused upon the existing public realm and historic core of The Street, the southern

side of Wells Road (High Street) and Fortescue Road with a mix of uses including

retail, commercial and residential together with associated highway alterations and

works to improve the public realm. The northern end of the Site will be mixed use

in character with a progression towards the southern end of the Site to a mixture of

open space and residential use.

2.2. The Development Proposals

2.2.1. The elements which comprise the Proposed Development are described in detail in

the paragraphs below under the headings Residential, Commercial & Community

Provision, Infrastructure, Engineering & Highways and Public Realm & Open Space.

The Indicative Masterplan which presents the potential layout of the project is

shown on Figure 2.1 which accompanies this NTS.

Residential, Commercial and Community Provision

2.2.2. The Proposed Development will also include:

1) Up to 210 residential units including some separate garaging;

2) Up to 695m2 of retail/business floor space (A1 - A5 and B1);

3) Up to 325m2 of B1 floor space or for community uses (D1); and

4) The conversion of the Brunel Rail Shed for 145sqm of community uses.

Infrastructure, Engineering and Highways

2.2.3. There will be revisions to the existing road network and circulation patterns,

including the formation of two new roundabouts, the retention of the existing

double roundabout, provision of a new ‘link road’ between Frome Road and The

Street in the town centre and the formation of new residential access roads.

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2.2.4. The Proposed Development will also include:

The provision of new lighting and signage;

The provision of a permanent SUSTRANS route through the Site and the

extinguishment of the existing temporary route;

The diversion of an existing Public Right of Way, from a subway to an ‘at grade’

pavement and road;

Alterations to on street parking;

New bus stop provision on the new ‘link road’ and alteration to circulation

patterns; and

A new vehicular bridge crossing over Kilmersdon Brook and two new

pedestrian bridges.

Public Realm and Open Space

2.2.5. Provision will be made for enhanced pavement and public realm works to the new

and existing local road network in the town centre. South of the town core the

works will include public realm and external treatment to the proposed residential

area and a movement pattern that permits circular walks around the proposed

residential area with connection to Meadow View.

2.2.6. The Proposed Development will also include:

The conservation of certain areas of existing grassland;

The retention and management of the open space at Fox Hills which lies within

the Site; and

The provision of equipped play areas within the Site.

2.2.7. The public realm and open space strategy will include:

New tree planting;

New woodland planting associated with the management of the stream

corridor tree cover;

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Garden boundaries including hedging, fencing and walling;

Re-creation of ecologically important habitats including re-use of existing

material; and

Management of existing tree cover and clearance of Site vegetation.

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3.0 ENVIRONMENTAL IMPACT ASSESSMENT

3.1. The EIA Process

3.1.1. The key stages in the Environmental Impact Assessment (EIA) process in respect of

any project such as the Proposed Development are as follows:

1) EIA Screening: determining the need for EIA;

2) EIA Scoping: identifying potentially significant environmental issues and

determining the subject matter of the EIA;

3) Data review: compiling and reviewing available baseline data;

4) Baseline surveys: undertaking both desk and field surveys and monitoring

exercises to gather environmental information, relating to the area to be

studied;

5) Assessment and design iteration: assessing likely significant effects of the

development, providing feedback to the design team on potential significant

adverse impacts, modifying designs or imposing parameters, identifying and

incorporating mitigation (including monitoring and management where

appropriate), assessment of mitigated development and outline of residual

effects; and

6) Preparation of the ES to accompany the planning application.

3.2. Screening and Scoping

3.2.1. The EIA was undertaken in accordance with the Town and Country Planning

(Environmental Impact Assessment) Regulations 2011 (the EIA Regulations). The

EIA Regulations identify those developments where an EIA is mandatory (listed in

Schedule 1) and those developments where an EIA may be required (listed in

Schedule 2). Through the EIA screening process, Bath and North East Somerset

Council (the Council) indicated that the Proposed Development was ‘EIA

development’ and as such an EIA was required to accompany the planning

application.

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3.2.2. The procedures relating to the scope and content of information to be included in an

ES are described in Schedule 4 of the EIA Regulations. This formed the basis for the

scope of the ES, which was then developed in consultation with the Council.

3.2.3. The ES records the findings of the EIA process. The ES has been prepared in

accordance with the EIA Regulations and the comments and advice provided by the

Council and a range of statutory and non-statutory bodies.

3.3. Assessment Scenarios and Assumptions

3.3.1. The EIA has assessed the environmental effects of the Proposed Development in

phases as follows:

1) Construction Phase: The assessment of construction effects considers a

reasonable worst case scenario relevant to the environmental topic being

assessed; and

2) Operation Phase: Assessment is undertaken of the environmental effects during

the opening year when the Proposed Development is fully completed and is

occupied.

3.4. Environmental Statement

3.4.1. The ES comprises and the following documents:

1) Volume I : The full text and supporting drawings;

2) Volume II: Technical appendices to the ES, to support each of the environmental

topic chapters; and

3) This NTS: A summary of the key findings of the EIA.

3.4.2. The environmental topics considered in this EIA are as follows:

1) Ecology and Nature Conservation;

2) Transport;

3) Ground Conditions;

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4) Hydrology and Drainage;

5) Noise;

6) Air Quality;

7) Conservation Area and Landscape Setting; and

8) Socio-economics.

3.4.3. There are also chapters describing the Site and surrounding area, describing the

Proposed Development and providing the planning policy context to the Proposed

Development.

3.5. Approach to Assessment

3.5.1. The approach to assessing environmental effects varies between topics, and is

derived from a variety of sources including planning policy, guidelines, the EIA

Regulations, advice from consultees and the expert judgement of each topic author.

Each ES chapter sets out a detailed methodology that relates to the environmental

topic assessed in it.

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4.0 Planning Policy Context

4.1.1. The Statutory Development Plan for B&NES comprises the Saved Policies of the

B&NES Local Plan (adopted 2007). The Site is allocated within the ‘saved’ Local Plan

under NR.2 for mixed use redevelopment. The proposals comply with adopted

policies by including a mix of house types and tenures to meet a local need; a high

density close to public transport services, which will reduce the need to travel. The

scheme also strikes a balance between the wider regeneration benefits to Radstock

and promoting biodiversity and preserving the natural heritage of the Site.

4.1.2. Relevant material planning considerations include the National Planning Policy

Framework (NPPF) and the Councils’ Supplementary Planning Documents (SPDs)

and Supplementary Planning Guidance (SPG) which form part of the Councils Local

Development Framework (LDF).

4.1.3. The Proposed Development accords with the NPPF, whereby there is a presumption

in favour of sustainable development, which means approving development

proposals that accord with the development plan without delay.

4.1.4. The draft B&NES Core Strategy was submitted to the Secretary of State in May 2011,

and the subsequent Examination in Public was conducted in early 2012. In light of

the concerns raised by the Inspector and the subsequent suspension of the

examination, it is necessary to afford the draft Core Strategy only limited weight.

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5.0 Ecology and Nature Conservation

5.1.1. The Site supports a mosaic of habitats which have regenerated on the former railway

trackbed and associated infrastructure. The principal habitats within the Site

include woodland, grassland and scrub, bare ground and ephemeral vegetation. In

recent years there has been considerable progression of the valuable trackbed

habitat to scrub and immature woodland. The diversity of habitats and the general

lack of disturbance or lighting within the area has resulted in the Site being used by

a wide variety of protected species and species of conservation concern including

two species of scarce plants; badgers; otters; water shrew; hedgehog; many common

and some notable breeding birds; roosting and commuting bats; populations of two

reptile species (common lizard and grass snake); and a diverse array of invertebrate

species within the trackbed scrub and grassland.

5.1.2. Furthermore, the Site overlaps with four SNCIs. These include the waterways and

associated linear habitats forming green corridors, the scrub covered embankment

along the north side of the railway and the grassland slopes and woodland edges of

Fox Hills in the south. Whilst the majority of these locally designated sites will

remain unaffected by the proposed Development minor losses and adverse effects

during construction and operation are anticipated.

5.1.3. The proposed housing will be located primarily within the former platform areas

and more recently cleared areas within the north of the Site as well as within the

former sidings and hard standings in the southern part of the Site. The central spine

of the Site and Fox Hills will remain largely unaffected which is considered

important given the value that this section of the Site has for a variety of species in

particular bats, reptiles and rare plants. Nevertheless there will be a loss of over 50%

of the existing ‘trackbed habitat’ which is considered of importance for the plants,

invertebrates and reptiles. Other less significant issues include the loss or

fragmentation of woodland and consequent impacts upon the foraging and

commuting routes of bats and other wildlife, disturbance to resting sites such as

badger setts or bat roosts and the removal of habitat occupied by common species of

reptile.

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5.1.4. The protected sites, habitats and species are valued according to their value on a

geographic scale and the impacts likely to lead to adverse effects are then identified.

Ecological mitigation and compensation measures which will help to reduce

adverse effects are then summarised.

5.1.5. Mitigation and compensation measures outlined include the translocation of

species and habitats, the protection of retained habitats through fencing and buffer

planting, the retention and enhancement of linear corridors through the Site and the

preparation of a low-level artificial lighting strategy which aims to limit impacts

upon sensitive species such as bats and otters. The value of the central spine of the

Site as a key element of local ‘green infrastructure’ is identified and appropriately

addressed through design and mitigation. Bat roosts within and surrounding the

Site will be retained and linear corridors connecting these features to the wider

landscape will also be protected and enhanced. The loss of the substantial amount

of trackbed habitat will be addressed through compensatory habitat creation. These

areas will be brought into positive management via a 20 year ecological

management plan with the objectives of enhancing the value of the area for the

plant, invertebrate, reptile and bat species encountered within the Site. The

management plan will be enacted throughout the construction and operational

phases by a management company which will appoint appropriate contractors or

competent conservation bodies to undertake mitigation, compensation,

enhancement, management and monitoring requirements. The management plan

will be periodically reviewed and extended where necessary for the preservation of

retained and newly created habitats in perpetuity.

5.1.6. There will be some unavoidable significant residual effects during construction,

most notably associated with the loss of trackbed habitat but also associated with

the loss of habitat for bats, reptiles, birds, hedgehog and woodland. Far fewer

residual operational effects are identified, although some effects upon use of the Site

by bat, bird and invertebrate species are considered probable. The comprehensive

mitigation, compensation and enhancement plan which will be adopted will result

in the long term mitigation and compensation of these adverse effects and gains for

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biodiversity in many areas, including the fulfilment of objectives for a coherent

network of green infrastructure as encouraged by the NPPF.

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6.0 Transport

6.1.1. The existing highway layout in Radstock is dominated by the limited capacity at the

double mini roundabout formed by the junction of the A367 and A362. Peak hours

are characterised by long queues on all approaches to this junction, leading to delays

to private and public transport road users and a vehicle dominated street scene.

6.1.2. For any development to be possible in Radstock this situation cannot be exacerbated

and where possible should be alleviated. In view of this a comprehensive package of

highway enhancements have been proposed and extensively consulted upon by the

Council as part of the Proposed Development. These enhancements can be

summarised as follows:

1) Creation of a new link from the 90 degree bend on Frome Road to The Street;

2) The Street to return to 2 way traffic with limited parking;

3) The junction of The Street/Wells Hill to be changed from an existing T-junction

to a mini roundabout;

4) Traffic flow on Fortescue Road to be reversed becoming one way towards High

Street;

5) New roundabout to be formed to access the north and south components of the

Proposed Development;

6) Uncontrolled crossings at The Street and the new link road;

7) Widening of pavement on High Street resulting in less intrusive carriageway

and shorter crossing distances;

8) Repositioned bus stops to continue the present service provision;

9) Alternative pedestrian access to St Nicholas Primary School from the Proposed

Development avoiding Church Street; and

10) Improvements to National Cycle Route 24.

6.1.3. The redistribution of traffic, even after the addition of development traffic, results in

a more efficient highway layout. Queue lengths will be reduced throughout the

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town when compared on a like for like basis with the existing situation resulting in

less delay to all road users including public transport and allowing public transport

services to be more reliable in their timetable and prediction of journey times.

6.1.4. The new highway layout will have a positive benefit in terms of highway safety by

enforcing a 20mph speed zone and reducing the delays and congestion in town

centre

6.1.5. National Cycle Route 24 will be designated as a permanent surfaced route through

the Site and will cross the new ‘link road’ by way of zebra crossings and splitter

islands. This will provide continuity from Waterloo Road to the south end of the

Site without the need to dismount to cross Frome Road as currently occurs.

6.1.6. Overall the changes to the highway network are considered to have a positive

benefit in the long term by reducing congestion and improving linkages for

pedestrians, cyclists and a safe route to school. Limited short term disruption may

occur during construction of the revised highway arrangements but these will be

managed to minimise any adverse effects.

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7.0 Ground Conditions

7.1.1. Baseline assessments have been undertaken to identify the ground conditions,

contamination and geotechnical status of the Site, and to outline the required

remediation works to enable the Proposed Development to proceed.

7.1.2. An assessment has been undertaken to identify the potential impacts of the

Proposed Development from and to the ground conditions at the Site.

7.1.3. A number of potentially significant effects have been identified, relating to slope

stability, radon, ground gas, soil and groundwater contamination, with potential

receptors typically being humans, controlled waters or infrastructure at the Site.

7.1.4. Suitable mitigation measures have been proposed, which include such measures as

suitable building design and engineering works, suitable mitigation measures for

construction workers, and suitable site controls during construction.

7.1.5. Once the mitigation measures have been considered in the context of the Proposed

Development, the identified environmental impacts relating to ground conditions

are typically reduced to minor or not significant adverse effects. There are also

several beneficial impacts identified, principally related to the re-use and

remediation of the currently disused brownfield site.

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8.0 Hydrology and Drainage

8.1. Surface Water and Flood Risk

8.1.1. An assessment has been undertaken to identify the potential impacts of the

Proposed Development on the hydrology and drainage at the Site.

8.1.2. The Environment Agency's indicative flood plain maps show the majority of the Site

to be located outside the area of presumed high flood risk (that is, one presumed to

have an average frequency of flooding of once-in-100 years). Detailed hydrological

and hydraulic flood modelling carried out for the Site using more accurate

topographic data has confirmed that the Proposed Development will not be at risk of

flooding from such events, even when modelled to account for increases in rainfall

run-off and watercourse flows due to future climate change.

8.1.3. This flood risk determined for the Site results from the major flood alleviation

scheme carried out in Radstock in 1977 (which comprised widening, deepening,

straightening and lining the watercourses to carry flood flows within the banks).

8.1.4. During construction, surface water drainage will be controlled and watercourse

capacity maintained by the use of temporary drainage systems which will prevent

any potential short term flooding. Further mitigation measures, including collection

methods will be employed to eliminate the risk of contamination to surrounding

water bodies and the underlying groundwater.

8.1.5. The means of controlling on-site surface water run-off flood risk will be an

appropriately designed sustainable drainage system (SUDS). It is proposed to use

infiltration systems such as soakaways as much as is possible across the Site. The

Proposed Development will be designed to restrict future water discharges to

existing 'greenfield' rates in order to provide an environmental benefit by providing

a reduced long-term flood risk both on and off site.

8.1.6. Overall, the Proposed Development will have a beneficial impact on the

hydrological conditions at the Site and downstream areas.

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8.2. Foul Water Drainage

8.2.1. The foul water system which serves Radstock is currently running at maximum

capacity with no further capacity to accommodate extreme sewerage demands. It

has been agreed with the Drainage Undertaker that a new foul water sewer will be

required off site to serve the Proposed Development. In providing a foul water

sewerage system for the Proposed Development the opportunity will be taken to

upgrade the system to supply extra capacity for the benefit of areas off site, not just

the Proposed Development.

8.2.2. It is proposed to up grade the existing foul water system by either of the following

two options:

1) construction of a new syphon across Wellow Brook with a provisional siting

along side the existing adopted highway bridge (Sheep Wash Bridge); or

2) diversion of the existing foul water sewer in Frome Road (east of the Site) to the

existing trunk sewer in Mill Road.

8.2.3. Both options will have a moderate beneficial long-term medium impact by

providing additional capacity to the foul water system. Of these options, option 2 is

currently favoured as having the least adverse environmental impact during

construction (and thereafter).

8.2.4. The Proposed Development results in no adverse environmental effects on foul

water drainage. Its impacts are generally negligible, or moderately beneficial.

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9.0 Noise

9.1.1. Existing noise levels are generally dominated by noise associated with vehicle

movements along the local road network. Additional noise sources considered

include the existing Post Office and Engineering Yards located off Frome Road. It is

not expected that these sources will change significantly as a result of the Proposed

Development.

9.1.2. Noise and vibration associated with potential construction activities of the Proposed

Development will be controlled by reference to applicable guidance and limits and

typical measures will employed to reduce the potential impacts.

9.1.3. The predicted increase in traffic noise levels on existing dwellings neighbouring the

Site and located close to the centre of Radstock has been assessed in accordance with

applicable guidelines. Where this increase results in a change assessed as of minor

significance or greater, consideration will be given to providing the residents of

these dwellings with higher specification glazing and ventilation in order to reduce

internal noise levels as a result of increased traffic volumes. The details of this, will

be determined on a case-by-case basis, depending on the specific circumstances of

the particular dwelling, in discussion with the Council and the residents of the

identified properties. Implementation of these measures will result in a beneficial or

negligible impact on internal noise levels within these dwellings.

9.1.4. The proposed dwellings forming part of the Proposed Development will incorporate

appropriate glazing and ventilation measures in order to reduce internal traffic

noise to appropriate levels. Where dwellings forming part of the Proposed

Development are located in situations where the Post Office and Engineering yards

impact further on overall traffic noise levels, further consideration will be given to

uprated glazing and ventilation, as appropriate. As a result, the noise impact on

proposed buildings/dwellings is not considered to be significant.

9.1.5. Noise associated with plant and services will be controlled through the

consideration of appropriate positioning and design of equipment, with the

inclusion of mitigation measures, limiting noise levels to specified criteria, as

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determined through discussion with the Council and relevant parties. This will

ensure that noise associated with service plant will not be significant.

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10.0 Air Quality

10.1.1. A review of monitoring data from the air quality monitoring sites most

representative of air quality at the Site indicates that existing air quality at the Site

can be expected to meet all of the objectives set by the relevant legislation.

Furthermore, in carrying out its review and assessment of air quality, the Council

concluded that air quality in the Radstock area is expected to meet all of the relevant

air quality objectives.

10.1.2. During construction activities, there is the potential that emissions of dust arising

from the Site may result in soiling nuisance at nearby properties. Typically impacts

are restricted to within 100m of the Site. There are a number of receptors

surrounding the Site which would be sensitive to dust impacts during construction

activities, including residential, educational, retail premises and ecological sites. As a

result the Site has been identified as having a medium to high risk of causing dust

and PM10 impacts at nearby human and ecological receptors in the absence of

suitable mitigation.

10.1.3. Dust emissions will be effectively controlled by the employment of stringent

management and mitigation practices as recommended by the Institute of Air

Quality Management. These will be implemented through adherence to a Dust

Management Plan which will be included within the Construction Environmental

Management Plan agreed with the Council prior to the commencement of work on

Site. Appropriate mitigation measures will be applied commensurate to the level of

risk and the potential for adverse impacts will be reduced accordingly to temporary

slight adverse at human receptors and negligible at ecological receptors.

10.1.4. The Proposed Development will result in additional traffic movements on the local

road network. A comparison of the predicted pollution concentrations for the future

scenario has indicated that there will be an increase in annual mean NO2 at receptors

within the centre of Radstock close to the High Street, the eastern end of Wells Road,

the southern end of Bath Road and on The Street. However, the air quality is still

predicted to meet all relevant air quality objectives, and accordingly the increase is

considered to give rise to a slight adverse impact. Away from the central area and

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within the Site itself the impact of the Proposed Development on NO2

concentrations is predicted to be negligible.

10.1.5. The impact of the Proposed Development on PM10 and PM2.5 concentrations will be

negligible at all locations.

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11.0 Conservation Area and Landscape Setting

11.1.1. The assessment has considered the effects that the Proposed Development will have

on the character and built heritage of the Radstock Conservation Area, on the

landscape character, on the cultural heritage and on general visual amenity within a

defined study area.

11.1.2. The urban form of Radstock and its landscape context are intimately linked with the

distinctive topography providing a strong valley setting and backdrop to the varied

built form of the town. The whole of the Site lies within the Radstock Conservation

Area which is recognised for its historic and aesthetic value. The Conservation Area

also contains a number of cultural heritage, urban and landscape features, which

through their interaction contribute to a unique townscape character which is

founded upon a well preserved mining past.

11.1.3. The approach to the design of the Proposed Development and its location has sought

to minimise landscape, townscape and visual impact without seeking to screen the

entire development and effectively pretend it is not there. The Proposed

Development will form a significant and extensive new built element within the

Conservation Area. However, the development form has been conceived as a new

and integrated portion of the urban fabric of the town responding to the various

considerations identified in the baseline assessment. The proposal can be

considered to ‘repair’ the town core bringing legibility to the fragmented centre.

11.1.4. The Proposed Development will not result in any major adverse effects to the

archaeological resource nor the railway heritage on the Site. The majority of effects

will be minor, reflecting the general low archaeological potential and limited level

of impacts. It is anticipated therefore that all significant effects can be mitigated

through a programme of historic building and archaeological recording where

required. In this context the Proposed Development and findings of the assessment

accord with good practice and the NPPF.

11.1.5. The vast majority of landscape, townscape, heritage, archaeological and visual

receptors, upon which the assessment of effects of the Proposed Development is

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based, are considered to experience beneficial change. Overall the Proposed

Development is considered to both respect and enhance the Conservation Area and

the wider landscape character of Radstock.

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12.0 Socio-economics

12.1.1. The most likely effects upon the population living within the Site and in close

proximity to the Proposed Development have been considered. The analysis also

examines the potential social and economic effects that may arise as a result of the

construction and operation of the Proposed Development.

12.1.2. The assessment of socio-economic impacts concludes there are a number of positive

impacts, most notably the employment benefits in terms of job creation both during

construction stages and post completion and the provision of a mix of housing sizes,

including affordable housing. The Proposed Development will make a major

contribution towards the Council's five year housing land supply.

12.1.3. The Proposed Development will also deliver the provision of

commercial/community floorspace and retail floorspace, which will serve the new

population and the existing residents within the area.

12.1.4. The Proposed Development provides on site open space, improved pedestrian and

cycle facilities and will mitigate its impact on education facilities through a

planning obligation. The refurbishment of the Brunel Rail Shed along with

pedestrian and cycle facilities will improve the tourism opportunity within

Radstock.

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13.0 Cumulative Effects

13.1.1. In accordance with the EIA Regulations, an EIA needs to include consideration of

any cumulative environmental effects. Cumulative effects are those which result

from the environmental effects of the Proposed Development, “in combination”

with the effects of the other identified projects on sensitive receptors identified

through the EIA process.

13.1.2. The EIA Scoping Report identified a number of development sites to be included in

the cumulative assessment which are listed in Table 13.1 below.

Table 13.1: Cumulative Assessment Sites

Development Description

Closed Purnell Factory Site

Mixed use redevelopment of former printworks

Old Pit Yard Demolition of existing buildings and redevelopment

Former Alcan Factory

Residential-led mixed use redevelopment

Parcel 0058, Cautletts Close

Erection 112 dwellings

Norton Hill School Erection of two storey building

Oval Estates Limited

Erection of 4 four bed detached dwellings, 2 two bed detached dwellings and 1 three bedroom detached dwelling following demolition of existing industrial buildings

Parcel 0025, Monger Lane

Residential development

St Peter's Factory Erection of foodstore and petrol filling station with associated development.

Parcel 5400, Fosseway South

Outline planning permission for up to 164 residential dwellings, a 60 bed care home, 200 sq m of retail/business/community space

Land North of Residential Development of up to 92 dwellings

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Fosseway Gardens

Welton Bibby Baron Erection of foodstore

St Peters site and the Jewsons site

Potential for up to 60 dwellings

Parcel 0006, Maynard Terrace

Erection of 36 dwellings and associated works (revised resubmission)

13.1.3. The significance of the cumulative effects is assessed quantitatively where possible

through the use of information available at the time of the assessment. Where a

quantifiable assessment is not possible (i.e. due to a lack of existing detailed

information on the proposed development or environmental baseline data) the

likely cumulative effects are assessed qualitatively using professional judgement

and experience of the EIA team.

13.1.4. The assessment of the Proposed Development in combination with the

developments listed in Table 13.1 revealed that the cumulative effects are not

considered to be significant. In terms of socio-economics there are anticipated to be a

number of positive cumulative effects resulting from increased housing supply,

including affordable housing, and employment opportunities. It is also anticipated

that there will be a minor beneficial impact with regards to hydrology and drainage

within the catchment area in which the Proposed Development is located.

3484_ES

27

14.0 Further Information

14.1.1. Copies of the ES have been provided to the Council for circulation to statutory

consultees and for inspection by members of the public. The ES can be viewed at the

following locations, during normal office hours:

B&NES Council,

Lewis House,

Manvers Street,

Bath, BA1 1JG

Radstock Library,

High St,

Town Centre,

Radstock

BA3 2DR.

14.1.2. The ES is also available to view at:

http://www.bathnes.gov.uk/services/planning-and-building-control/view-and-

comment-planning-applications

14.1.3. Copies of the ES Volume I can be purchased for £145.00 and the entire ES (Volume I,

Volume II and NTS) will be available on CD at a cost of £15.00. If you would like to

purchase a copy please contact:

GVA Grimley LLP,

St Catherines Court,

Berkeley Place, Bristol,

BS8 1BQ Tel: 0117 984 2400

14.1.4. Written comments on the ES should be made directly to the Councils’ Planning

Department at the above address so that they can be considered as part of the

consultation on the planning application.

Applica tio n Site

0 500Meters

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FORMER GWR RAILWAY LINEFROME ROAD, RADSTOCK

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Ordn an ce Survey...

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North

020 7467 1470Lo ndo n

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LEGEND

This dra wing m a y co nta in: Ordna nce Survey m a teria l by perm issio n o f Ordna nce Survey o n beha lf o f the Co ntro ller o f Her Ma jesty’s Sta tio nery Office © Cro wn Co pyright 2011.All rights reserved. Reference num ber OS Open da ta © Cro wn co pyright a nd da ta ba se right 2011 | Aeria l Pho to gra phy © Bing Ma ps

PROJECT TITLE

DRAW ING TITLE

ISSUED BYDATESCALE @A3STATUS

DRAW NCHECKEDAPPROVED

T:

No dimen sion s are to be scaled from this drawin g.All dimen sion s are to be checked on site.Area measuremen ts for in dicative purposes on ly.© LDA Design Con sultin g LLP. Quality Assured to BS EN ISO 9001 : 2000Sources:

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This drawing may contain: Ordnance Survey material by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office © Crown Copyright 2012. All rights reserved. Reference number 0100031673. OS Open data © Crown copyright and database right 2012 | Aerial Photography © Bing Maps

Ordnance Survey. Sources:

© LDA Design Consulting LLP. Quality Assured to BS EN ISO 9001 : 2008

No dimensions are to be scaled from this drawing.All dimensions are to be checked on site.Area measurements for indicative purposes only.

DrAwING tItLE

Figure 2.1Illustrative Layout

PrOjECt tItLE

Former GWr railWay lineFrome road, radstock

Proposed trees / native planting(illustrative)

Existing open land

Existing trees / scrub

Existing buildings

Proposed buildings

Planning application boundary

Proposed trees / native planting(illustrative)

Existing open land

Existing trees / scrub

Existing buildings

Proposed buildings

Planning application boundary

LEGEND

DWG. NO. 3484_NTS_Figure 2.1

DAtE May 2013 DrAwN SMcSCALE@A3 1:3,000 CHECKED RPSTATUS Final APPrOVED LJ

ISSUED BY London T: 020 7467 1470

0 100m