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Kingston Marine ParkIsle of WightEnvironmental StatementNon-Technical Summary(Volume 3)

March 2011

SEEDA Kingston Marine Park, Isle of Wight

Non-Technical Summary

NON-TECHNICAL SUMMARY

INTRODUCTION

NTS1 The South East England Development Agency (SEEDA) has submitted a hybrid

planning application to Isle of Wight Council (IOWC) for marine-related

employment uses on an existing Greenfield site located to the south of East Cowes

(herein referred to as ‘Kingston Marine Park’). A site location plan is shown in Figure

NTS1.

NTS2 This document is the non-technical summary of the findings of the Environmental

Statement that accompanies the planning application.

THE SCHEME

NTS3 The description of development as it appears on the planning application is as

follows:

“Development of a marine business park comprising the erection of buildings with

floorspace of up to 15,000sq.m for office, research and development, light

industrial, industrial and storage and distribution use (Use Classes B1(a), B1(b),

B1(c), B2 and B8, car parking and landscaping (Outline application with layout,

scale, and access to be determined at outline stage and appearance and

landscaping to be reserved for subsequent approval). Engineering operations to

alter site levels, including formation of retaining structures, formation of new

access to Beatrice Avenue, internal site access road, car parking, construction of

jetty with hoist dock and pontoon (Full planning application).”

NTS4 The development Masterplan is shown in Figure NTS2. Table NTS1 shows the

proposed breakdown of employment floorspace by land use class as shown on the

Masterplan.



Table NTS1: Breakdown of employment floorspace by land use class

Use class Description Quantum

B1c / B2 Light Industry / General Industry 5,792 sq. metres

B2 General Industrial 8,845 sq. metres

B1a or B8 Office or Storage and Distribution 200 sq. metres

14,837 sq. metres

NTS5 Potential future users have been consulted throughout the design process to ensure

that the proposed layout meets their operational requirements. The scheme has

been designed in on-going consultation with Isle of Wight Council (IOWC), Natural

England, the Environment Agency.

NTS6 Greater detail on the scheme, particularly those elements that are considered

relevant to the environmental assessment, are considered in greater detail in

Chapter 3 (Volume 1) of the Environmental Statement.

THE NEED FOR THE SCHEME

NTS7 The Cowes Waterfront Initiative is a holistic regeneration initiative for the Medina

Valley focussing on the communities of Cowes, East Cowes and Newport Harbour.

Its main objective is to drive forward the economy of the Isle of Wight, to ensure it

is a vibrant place to work, live and play. The Medina Valley is the Island’s primary

economic area and is the main gateway to the Island, including principle

employment areas with strong links to the marine industry. The Valley is also home

to a number of world-leading companies specialising in aerospace, radar, wind

energy, communications and composite technologies, and has built a reputation for

quality and innovation in the marine sector.

NTS8 The Kingston site has been identified by SEEDA as aligning with the CWI as a key

waterfront location for future marine industry uses and has been identified as one

of only four sites within the Medina estuary that is suitable for the provision of

marine-related employment1.

THE ENVIRONMENTAL STATEMENT

NTS9 Under the Town and Country Planning (Environmental Impact Assessment) (England

and Wales) Regulations 1999 (referred to as the ‘EIA Regulations’), an

Environmental Impact Assessment (EIA) is required for a development of the scale

1 Marina Projects (2010) River Medina Options Study



and nature proposed. The findings of the EIA are presented in the Environmental

Statement (ES).

NTS10 The general approach to assessing environmental impacts is to consider the current

conditions on and around the site for each environmental issue, and then to

compare these with the predicted conditions during the construction and post-

construction phases of a development. Where there are international, national or

local standards, policies or guidelines of relevance to the proposals, these are also

taken into account.

NTS11 In order to assess the potential impacts of the Kingston development on the

environment, the sensitivity of existing resources is considered in conjunction with

the scale (or magnitude) of the predicted impacts in order to establish the

significance of the predicted changes.

NTS12 The following sections set out the findings of the EIA process. The order in which

the sections appear matches the order in which they are considered within the ES.

ALTERNATIVES CONSIDERED

NTS13 The Kingston Marine Park site has been identified as one of only four sites within

the Medina estuary that is suitable for the provision of marine-related employment.

The three other sites that identified as being potentially suitable were as follows:

• Medina Wharf (Historic Landfill);

• SARO; and

• Stag Lane.

NTS14 In addition to the consideration of alternative sites, the applicant has also

considered a number of alternative locations for the hoist dock and jetty, alternative

site users (an application for a concrete batching plant on the southern portion of

the site was submitted in 2010 but was rejected by IOWC) and alternatives for the

re-use of dredging arisings.

NTS15 The alternatives considered and the reasons behind the choice of the final scheme

are considered in greater detail in Chapter 4 (Volume 1) of the Environmental

Statement.



KEY ENVIRONMENTAL EFFECTS OF THE SCHEME

NTS16 The following paragraphs provide a summary of the key environmental effects of

the scheme during the construction and post-construction phases. These are

considered in the order that the technical chapters are presented in Volume 1 of the

ES.

ECOLOGY (CHAPTER 6)

NTS17 The importance of the site and the surrounding area in terms of ecology have been

established using a combination of desk-based and site-based assessments and

surveys, including benthic surveys and wintering bird surveys on the intertidal

habitat adjacent to the site. The full reports can be found within Appendix 6

(Volume 2) of the ES.

NTS18 The site is located adjacent to the Solent and Southampton Water SPA, the Solent

and Southampton Water Ramsar and the Solent Maritime SAC, which are

designated at European level on the basis of the bird populations they support. The

site also lies adjacent to the Medina Estuary SSSI.

NTS19 Prior to the construction of the hoist dock structure, sediment and therefore

benthic fauna will need to be removed as part of the capital dredging works. The

combined loss due to capital dredging and excavations associated with construction

of the suspended deck total 1,700m² (600m² + 1,100m²) and are to be mitigated

through the creation of 4,078m² of intertidal habitat, of which 1,907m2 will be

created within the European site boundary and 2,171m2 will be created outside of

the European site boundary. It is proposed that the top 20mm of intertidal

sediments and benthic fauna are translocated to the newly created intertidal area

to aid its colonisation and to mitigate impacts to benthic species, including

Alkmaria romijni (a lagoonal worm). The creation of intertidal at a ratio of 2.15:1 to

that lost/overshadowed is considered to be a long term beneficial impact of ‘minor’

significance.

NTS20 The proposed scheme has been developed in consultation with Natural England,

Environment Agency and Isle of Wight Council. In order to ensure the long-term

success of the ecological mitigation measures / enhancements discussed above, it is



proposed that the newly created intertidal area is monitored for a period of three

years after completion.

NTS21 Impacts on fish/shellfish species resulting from increases in dissolved oxygen and re-

release of heavy metal contaminants into the water column during construction are

considered to be a negligible impact.

NTS22 Noise generated during construction works has the potential to disturb SPA/Ramsar

bird populations, with piling and groundwork activities generally generating the

highest noise levels. The site with its intertidal frontage and terrestrial hinterland is

known to be of little significance to SPA/Ramsar bird species in itself, but works

have the potential to create local disturbances to adjacent areas. It is proposed that

groundworks and the construction of the hoist dock are undertaken outside of the

wintering bird season. The significance of likely impacts to SPA and Ramsar bird

populations is considered to be a short term adverse impact of ‘neutral - minor’

significance.

WATER ENVIRONMENT (CHAPTER 7)

NTS23 Construction activities on the site have the potential to increase the quantity of

suspended particulates and contaminants (e.g. petroleum-based hydrocarbons and

cement grouts) entering the River Medina. In recognition of these potential

impacts, site construction will be undertaken in accordance with an agreed CEMP,

which will ensure that surface water run-off is controlled and groundwater is

protected to prevent pollutants entering the River Medina or other watercourses

and/or water bodies.

NTS24 The site will require a cut and fill to be undertaken in order to achieve the desired

levels, all material, whether it be imported or ‘site won’, will be validated to ensure

its suitability prior to use. This will ensure that no contaminants are present at levels

which will result in a leachate capable of groundwater impaction.

NTS25 The developed areas of the site are located within Flood Zone 1, which is an area

with a low probability of flooding. No change to the level of flood risk will occur as

a result of the development and therefore impacts are considered to be of ‘neutral’

significance.



NTS26 During the capital dredging as part of the construction work on site, sediment will

be disturbed which has the potential to impact on the water quality within the

River Medina adjacent to the site. Most of the disturbed sediment will re-deposit

within the footprint of the dredge and therefore have a ‘negligible’ effect on water

quality. Any sediment which moves away from the area of dredging will merge with

the background concentrations and then be dispersed widely, throughout the

estuary. The change in rate of settlement would have no significance to the

morphological evolution of the estuary. Therefore the overall impact resulting from

sediment released into the water column during capital dredging and the impact on

the morphological evolution of the estuary is deemed to be of ‘negligible’

significance.

NTS27 It is likely that capital dredge material will be disposed of at the Nab Tower disposal

site. It has been shown that SSC resulting from the dredge disposal will on average

be 500mg/l. While some of the finer material will migrate along the tidal axis the

majority will initially deposit on the seabed close to the point of discharge. The

elevated SSC will be short-term with reversion to background conditions within a

few tidal cycles, particularly given the modest quantities proposed. At these

concentrations, the contaminants entering the dissolved phase are miniscule. FEPA

licence requirements minimize the exposure of the site to high levels of

contaminants and the highly dispersive nature of the site will prevent the

accumulation of contaminants in any one area. It can be concluded that the

disposal of dredge arisings from the Kingston development will have a negligible

impact upon water and sediment quality.

SOCIO-ECONOMIC EFFECTS (CHAPTER 8)

NTS28 The scheme is anticipated to create up to 30 full-time equivalent jobs during the

construction phase, which is equivalent to 0.6% of unemployment on the Isle of

Wight. This is considered to be a beneficial impact of ‘minor’ significance.

NTS29 Based on the quantum and split of floorspace proposed, the scheme will create up

to 382 direct net jobs and up to 111 indirect net jobs (to serve increased demand

from new businesses) upon completion. This is considered to be a long-term

beneficial impact of ‘minor’ significance.



RECREATIONAL AND COMMERCIAL NAVIGATION (CHAPTER 9)

NTS30 The construction of the proposed development is estimated to take approximately

24 months; of which 3 months will be piling works. During the piling phase there is

likely to be a maximum of two additional vessels (one barge and one safety boat)

within the navigational channel. The additional construction vessels in the channel

are not likely to cause a significant impact on other water users or create a major

risk of collision; however, a navigational safety plan will be employed as a

mitigation measure throughout the construction phase. A Local Notice to Mariners

will also be issued through the Harbour Master to advise of the nature of the works,

this will be updated as works progress. In addition to the safety plan the timing of

the construction works will be undertaken outside the summer season (July –

August) and outside of peak events when the Medina is at its busiest.

NTS31 The length of the entire proposed hoist dock structure is approximately 80m from

the shore and within close proximity to an existing pontoon used by Kingston

power station. A landing pontoon runs in a southerly direction off the hoist dock

for vessels that will be moored ready to be hoisted ashore. The length of the

landing pontoon is 75m and the width is 4m. The pontoon and hoist dock structure

do not in themselves encroach on the main navigation channel. The potential

impact resulting from vessels passing the structures taking into account the existing

power station pontoon which is only approximately 13m shorter from the shore

would have no impact. In addition navigational lights will be place at the end of the

hoist dock and on the landing pontoon to ensure visibility at night or during bad

weather.

NTS32 It is expected that less than two vessels a week will use the hoist dock and the

landing pontoon, therefore the increase in vessels using the channel is likely to have

negligible impact on the traffic already using the channel. Therefore the risk of

collision between operating vessels using the channel, approaching and leaving the

pontoon and other recreational and commercial vessels is not going be of any

greater risk. It is recommended, however, that a Navigational Safety Plan be

implemented throughout the operation of the development to further ensure

navigational safety. The Navigational Safety Plan will need to meet the current

safety codes and practices that CHC operate



RECREATIONAL AND COMMERCIAL FISHERIES (CHAPTER 10)

NTS33 It is likely noise levels generated from the piling and dredging activities during

construction of the development will cause an immediate startle-response reaction

in hearing-sensitive fish, especially by those close to the study area, followed by

avoidance of the area for the duration of the noise generation. The area of impact

is all within the intertidal zone and therefore piling will be undertaken when the

tide is below the level of the pile to remove any underwater acoustic impacts on

fish. In addition to this piles will be driven using vibro-piling techniques. Therefore

underwater acoustic impacts on fish populations from the capital dredging and

piling activities is deemed a ‘negligible’ residual impact.

NTS34 Dredging may have potential effects on fish through injury, mortality and

displacement. During the various dredging methods, there is the potential for fish,

fish larvae, fish eggs and the food resources on which they rely, to be taken up

directly by the dredger. It is proposed that the capital dredging will be undertaken

using a backhoe dredger which is acknowledged within to be the method that

causes least disturbance and is unlikely to uptake fish. Therefore the impact on fish

from the direct uptake and disturbance of fish as a result of capital dredging is

deemed to be a temporary minor adverse to ‘negligible’ impact.

NTS35 During the capital dredging, there will be the release of fine sediment into the

water column, which will result in an increase in the suspended sediment

concentrations (SSC). The majority of disturbed sediment will re-settle to the bed

within an hour of disturbance returning the SSC in the water column to background

conditions, therefore the impacts on fish from elevated SSC as a result of capital

dredging would be ‘negligible’.

NTS36 The impacts on fish/shellfish species resulting from increases in dissolved oxygen

and re-release of heavy metal contaminants into the water column will be a

‘negligible’ impact. The elevated concentrations of PCB 180, DDT, Dieldrin and PAHs

compounds may have the potential to have a ‘moderate’ impact on fish/shellfish

species and it is suggested that due to the limited timescale this assessment took

place, further assessment of the proposed area for these compounds is undertaken

NTS37 The degree of work that will require lighting at night or in the darker months will

be temporary and periodic; therefore the levels of light pollution effects on fish

movement are anticipated to be of ‘negligible’ impact.



NOISE (CHAPTER 11)

NTS38 The closest noise-sensitive receptors to construction works are located at Hawthorn

Meadows, approximately 284 metres to the east of the site boundary. Given the

separation distance between these properties and construction works and the fact

that construction will be carried out in accordance with an agreed Construction

Environmental Management Plan (CEMP) to reduce noise wherever possible,

impacts are predicted to be adverse, short-term and of ‘minor’ significance in the

worst-case. Vibration will not be an issue as all construction works will be

undertaken at some distance from sensitive receptors.

NTS39 Noise associated with traffic upon completion of the scheme is predicted to result

in barely perceptible increases in noise (< 3dB(A) over baseline conditions) and is

considered to be an adverse impact of ‘minor’ significance. Noise associated with

plant and operations within the site are predicted to be imperceptible during

normal operations and are therefore considered to be of ‘neutral’ significance.

Should the hoist be used outside of normal operating hours due to tidal conditions

or emergency situations (e.g. boat taking on water) the impact is considered to be

of ‘neutral – minor’ significance in the worst-case.

LANDSCAPE, TOWNSCAPE AND VISUAL AMENITY (CHAPTER 12)

NTS40 The site is not located within a designated landscape (e.g. Area of Outstanding

Natural Beauty). During the construction phase, the development is anticipated to

result in impacts of ‘slight – moderate’ significance on landscape character and

impacts of between ‘neutral – substantial’ significance on key viewpoints. The

greatest impacts will be on those viewpoints in close proximity to the site

boundary. Low level construction work will be screened by site fencing wherever

feasible.

NTS41 Impacts on landscape character upon completion of the scheme are considered to

be of ‘slight – moderate’ significance as the proposals will not result in a

fundamental change when taken in the context of surrounding activities and

adjacent industrial land uses, e.g. Cowes Power Station. Impacts on identified

viewpoints are considered to range between ‘neutral’ and ‘substantial’ significance,

with the greatest impact being on close-range views from the opposite bank of the

River Medina. Night-time lighting will be required and is anticipated to result in

impacts of ‘slight – moderate’ significance on identified viewpoints.



CULTURAL HERITAGE (CHAPTER 13)

NTS42 Impacts to archaeology may arise in areas where topsoil stripping occurs, where site

levels are being lowered, where piling will be undertaken and where drainage

features will be constructed.

NTS43 The proposed hoist dock at the northern end of the site has been located away

from those parts of the foreshore where heritage assets are recorded. There are no

known archaeological assets within that part of the application site above the high

tide mark and a geophysical survey is proposed prior to construction. Therefore

impacts to known and potential archaeological assets are considered to be direct,

long-term impacts of ‘neutral’ significance.

NTS44 The hedgerow bounding the site to the south and the trees forming part of a hedge

crossing the centre of the site will largely be retained, thus no significant impacts to

the historic landscape are identified.

NTS45 There are no buildings or structures of note within close proximity to the site, and

it is not anticipated that construction works will have any impact at the locations

listed. This is considered to be an impact of ‘negligible’ magnitude and hence an

indirect, short-term impact of ‘neutral’ significance.

CUMULATIVE EFFECTS (CHAPTER 14)

NTS45 It is considered that the construction of Kingston Marine Park will give rise to direct

adverse multiple effects (e.g. from noise, visual intrusion) of up to ‘moderate

adverse’ significance on the Kingslea Park residential development over the 24

months construction programme (as shown in Table 3.4). By undertaking

construction works in line with an agreed CEMP, adverse effects on existing

residents will be minimised as far as possible, in line with best practice.

NTS46 A total of seven sites were considered in terms of the potential for cumulative

effects alongside Kingston Marine Park. These are shown in Table NTS2.



Table NTS2: Sites identified for cumulative assessment

Site Proposal Distance from Kingston

Marine Park

Horsebridge Hill 22.6 hectare allocation for

employment uses

2.11 km

Stag Lane 8.8 hecatre allocation for

employment uses

1.75 km

East of Pan Lane 2.8 hectare allocation for a range of

B1 and B2 employment uses

5.05 km

South of Nicholson 14.7 hecatre allocation for

employment uses

9.10 km

St Georges Way 10.4 hectare allocation for economic

development

5.17 km

Osborne Works Permission for 16,861 sq. metres of

B1/B2/B8 employment uses

0.67 km

West Medina Mills Permission for wind turbine blade

R&D facility

1.90 km

NTS47 The Osborne Works site is the closest of the seven other sites considered, lying 0.67

kilometres to the east of the site boundary. Whilst hybrid permission has been

granted, there is no known start date for works on the site (SEEDA, pers. comm.).

There is potential for construction works to overlap with Kingston Marine Park,

however, given the separation and the commitment to best practice techniques to

control noise and dust etc. on both sites, it is not anticipated that the works will

result in any more than a ‘minor adverse’ cumulative impact.

NTS47 During post-construction, the schemes are considered far enough apart to have a

‘neutral’ cumulative effect in terms of townscape, visual intrusion and noise. When

considered in combination with West Medina Mills, which also includes intertidal

habitat creation (albeit on a much smaller scale than Kingston Marine Park at 362

sq. metres), the schemes are considered to result in a ‘minor beneficial’ cumulative

effect. As the West Medina Mills and Osborne Works schemes are both

employment-related, there is considered to be a ‘minor - moderate beneficial’

multiple socio-economic effect in terms of job creation.



FURTHER INFORMATION

NTS65 The full ES and other planning application documents may be inspected at the

following locations:

Isle of Wight Council

Seaclose Planning Offices

Fairlee Road

Newport

Isle of Wight

PO30 2QS

NTS66 Comments on the planning application and ES should be addressed to Sarah

Wilkinson at Isle of Wight Council.

NTS67 Paper copies of the ES can be obtained for £600.00 (to reflect printing and

distribution costs) by contacting:

Campbell Reith Hill LLP

Somerset House

London Road

Redhill

Surrey

RH1 1LU

Tel: 01737-784500

Fax: 01737-784501

NTS68 Alternatively, an electronic copy of the ES can be provided for a fee of £15.00 by

contacting CampbellReith at the above address.

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