November 2008 West Medina Mills Environmental … · West Medina Mills Environmental Statement Non-Technical Summary ... spaces, access, re-grading of the site, ... WMM site, as well

West Medina MillsEnvironmental Statement Non-Technical Summary

November 2008

SEEDA West Medina Mills Non-Technical Summary

NON-TECHNICAL SUMMARY

INTRODUCTION

NTS1 The South East England Development Agency has submitted a hybrid planning

application to Isle of Wight Council for the redevelopment of West Medina Mills

and Stag Lane.

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

Statement that accompanies the planning application.

THE SCHEME

NTS3 The South East England Development Agency (SEEDA) has submitted a hybrid

planning application to Isle of Wight Council (IOWC) for "Hybrid application for:

outline planning permission for the redevelopment of the application site for

commercial use (B1 (8,250 Sq.m) and B2/B8 (22,138 Sq.m) Use Classes), car parking

spaces, access, re-grading of the site, engineering and associated works. Detailed

planning permission for: reconstruction and realignment of part of the existing

river wall, the reconstruction, realignment and associated landscaping of Stag Lane

and improvements to the junction of Stag Lane with the A3020". A site location

plan is shown in Figure NTS1 and a current site layout is shown on Figure NTS2.

NTS4 West Medina Mills (WMM) is a 6.8 hectare ‘brownfield’ site located approximately

two kilometres north of Newport on the west bank of the River Medina. It is

accessed by Stag Lane, a 1.2 kilometre road running east from the A3020 Cowes –

Newport Road.

NTS5 A site location plan is shown in Figure NTS1 and a current site layout is shown in

Figure NTS2.

NTS6 The scheme, which is shown in Figure NTS3, broadly comprises:

• the construction of a prototype design, testing and development facility

for wind turbine blades with associated office space;


• the reconstruction and realignment of a 105 metre section of the

existing river wall along the eastern boundary of the WMM site;

• the reconstruction and realignment of Stag Lane to include a 6.75

metre wide carriageway and a footway/cyclepath; and

• the creation of a 0.92 hectare Conservation Zone within the southern

portion of the WMM site.

NTS7 The scheme has been designed in on-going consultation with IOWC, Natural

England and the Environment Agency.

THE NEED FOR THE SCHEME

NTS8 West Medina Mills has been identified as a key waterfront location for future

marine industry uses in the Strategic Development Framework agreed by the Cowes

Waterfront Initiative (CWI).

NTS9 The Cowes Waterfront Initiative (CWI) is a holistic regeneration project 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,

which is home to a number of world-leading companies specialising in aerospace,

radar, wind energy, communications and composite technologies, and which has

built a reputation for quality and innovation in the marine sector. Other objectives

of the CWI include bringing under-used and derelict sites and premises back into

productive use and maintaining and enhancing the unique environmental resources

of the Medina Valley.

NTS10 The CWI is being promoted by a partnership of SEEDA, English Partnerships, IOWC

and the Isle of Wight Economic Partnership. The partners have agreed a Strategic

Development Framework (SDF) to carry forward the Cowes Waterfront Initiative

based on a comprehensive review of the area. This sets out recommendations to

make the best use of available land to give the greatest, most beneficial impact to

the economy and the environment.

NTS11 Vestas, who is to be the future occupier of the site, is the world’s leading supplier

of wind power solutions. It has installed over 35,500 wind turbines in 63 countries

around the world, which together contribute more than 60 million MWh annually.

The new facility at WMM would allow Vestas to produce their largest ever turbine

blades, which could contribute not only to the UK’s plans for increasing renewable


energy generation, as stated in The Energy White Paper (2007), but also those of

other countries around the world.

THE ENVIRONMENTAL STATEMENT

NTS12 Under the Town and Country Planning (Environmental Impact Assessment)(England

and Wales) Regulations 19991 (referred to as the ‘EIA Regulations’), an

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

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

Statement (ES).

NTS13 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.

NTS14 In order to assess the potential impacts of the West Medina Mills 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. The significance of impacts are described as

being either ‘neutral’, ‘minor’, ‘moderate’ or ‘substantial’2.

NTS15 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

NTS16 A number of alternatives have been studied by the applicant, including

• Alternative sites;

• Alternative development layouts; and

• Alternative processes and/or operating practices.

1 Statutory Instrument No 293. (1999). Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999, HMSO. 2 It should be noted that this is not the case for the assessment of Landscape, Townscape and Visual Amenity and Noise and Vibration, which have used different significance ‘descriptors’ to bring them in line with the methodologies of the specialists who carried out the impact assessment studies that informed the ES.


NTS17 These alternatives are detailed further in the full ES, including reasons behind the

choice of the proposed scheme, taking into account environmental effects. In

summary, the proposed layout of the WMM site was chosen because it minimises

potential impacts on ecology, archaeology and landscape (amongst others) whilst

addressing the requirements of the future occupier. The proposed alignment of

Stag Lane was chosen because it addressed all issues of safety, adoption and future

maintenance.

KEY ENVIRONMENTAL EFFECTS OF THE SCHEME

NTS18 The following paragraphs provide a summary of the key environmental effects of

the scheme. The key site constraints are shown on Figure NTS4.

Ecology

NTS19 WMM is located adjacent to the Solent and Southampton Water Special Protection

Area (SPA), the Solent and Southampton Water Ramsar, the Solent Maritime Special

Area of Conservation (SAC), Medina Estuary Site of Special Scientific Interest (SSSI)

and the Dodnor Creek Local Nature Reserve (LNR). Habitats of interest within the

site include the vegetated area in the southern portion of the WMM site, and

hedgerows, trees and waterbodies along Stag Lane.

NTS20 A range of surveys have been carried out to inform the ES, including surveys of the

hedgerows and trees adjacent to Stag Lane, the intertidal habitat adjacent to the

WMM site, as well as species-specific surveys for badgers, reptiles, amphibians,

bats, birds, red squirrel and dormice.

NTS21 The realignment and reconstruction of Stag Lane will require the removal of 1,245

metres of existing hedgerow and up to 77 trees, which will be replaced during

construction with 1,280 metres of new hedgerow and 100 trees and managed for a

agreed period of years after construction to ensure their long-term success. A total

of 945 metres of the existing hedgerow will be retained as this falls outside of the

proposed alignment. The temporary loss of hedgerow between removal and

replacement is considered to be an short-term adverse impact of ‘minor’

significance.


NTS22 The realignment of Stag Lane will also require the temporary removal of drainage

ditches and the realignment of Stag Lane pond, which is located to the south of the

road close to the entrance to WMM. Drainage ditches have been incorporated into

the proposed scheme and the Stag Lane pond will be redefined and managed as a

habitat for amphibians (e.g. newts).

NTS23 The Conservation Zone has been designed to protect the most ecologically valuable

parts of the WMM site. It is proposed that once construction is completed, this area

is handed over to IOWC for future management and maintenance.

NTS24 The chosen alignment of the river wall allows the creation of 362 sq. metres of

intertidal habitat, which will be created by removing the material between the

existing and proposed alignments to the level of the intertidal muds adjacent to the

WMM site.

NTS25 The proposed ecological mitigation and enhancements are considered to be a long-

term beneficial impact of ‘minor’ significance.

NTS26 Construction works on the site are to be managed to protect the surrounding

environment as much as possible. An outline Construction Environmental

Management Plan (CEMP) has been produced and submitted as part of the ES. It

contains a number of measures to protect habitats and species on and in the

vicinity of the site, including methods for limiting construction noise which has the

potential to disturb birds and other species.

Land and Contamination

NTS27 Due to its previous industrial uses, intrusive site investigations were undertaken on

the WMM site in 2003 and 2007 to establish the level of contamination within soils

and groundwater and to inform a suitable remediation strategy to protect future

site users, groundwater and surface watercourses (e.g. the River Medina).

NTS28 The site investigations showed that there were a number of small areas (or

‘hotpots’) of contamination within the site that were above suitable threshold

levels, but that there was not a site-wide contamination problem.

NTS29 A remediation strategy has been designed to remove these ‘hotspots’ at the

beginning of the construction phase. The use of appropriate equipment during


these works will ensure the safety of remediation workers and the significance of

potential adverse impacts are considered to be ‘minor’.

NTS30 Once remediation has been completed, groundwater and surface watercourses will

not be significantly impacted by existing contamination. The outline CEMP also

contains a number of measures to prevent contamination of the site during

construction works, including the measures for the appropriate storage of fuels and

other potentially hazardous substances.

NTS31 The remediation of the site during construction will ensure that it is ‘suitable for

use’ and will not pose a risk to future employees. The site drainage system has been

designed to include oil interceptor tanks, drainage ditches and swales that will

protect groundwater and surface water from substances from contaminants during

the post-construction (or operational) phase. Impacts to end users, groundwater

and surface watercourses are therefore considered long-term and of ‘neutral’

significance.

Landscape, Townscape and Visual Amenity

NTS32 The River Medina and its wider landscape have a long history of marine-related

activity and uses. Whilst the site does not lie in an area that is designated on the

basis of its landscape (e.g. as an Area of Outstanding Natural Beauty) and is in-

keeping with its industrial heritage, it is currently in a poor and neglected state and

contributes little to the surrounding environment in landscape and visual terms.

NTS33 The site is essentially open in character and has largely uninterrupted views

eastwards towards the River Medina and the landscape beyond. Views to the north,

south and east of the site are obstructed by vegetation, including scrub, hedgerows

and mature trees.

NTS34 Surveys have been undertaken during winter and summer in order to assess the

zone of visual influence of the existing site and identify key viewpoints in the

surrounding area that will be impacted by the proposed development.

NTS35 A scheme of the scale proposed (which will include buildings of up to 28 metres in

height and 172 metres in length) will inevitably create some landscape and visual

effects both during the construction and post-construction phases. However, the


nature of the scheme and its location on the waterfront is considered appropriate

to the industrial marine character of the surrounding area.

NTS36 The detailed design of the buildings and landscaping on the site will be subject to a

further application (known as a Reserved Matters application) at a later date and

therefore the assessment of the scheme has been based on a grey block which

covers the maximum extent of the buildings being applied for.

NTS37 The development is considered to have impacts of up to ‘moderate’ significance on

landscape and townscape character, impacts of ‘slight – negligible’ significance on

night time views and impacts of up to ‘substantial’ significance on visual amenity

during the construction and post-construction phases. It is considered that the

scheme will have ‘no impact’ on designated landscapes.

NTS38 As would be expected, the most significant impacts are anticipated on receptors in

close proximity to the site, with the significance of impact generally falling as

distances increases.

Transportation

NTS39 The A3020 is located approximately 1.2 kilometres to the west of WMM and runs

between Cowes and Newport. Stag Lane, which provides access to WMM and is

accessed via the A3020, is a rural road which currently has no footway or cycle

provision. A national cycle route (N23) runs along the western boundary of the

WMM site and crosses Stag Lane just outside the entrance to WMM.

NTS40 During the construction phase, the increase in traffic accessing the site, which has

been predicted based on the likely number of construction workers and the likely

quantity of materials required to construct the development, is considered to

represent a short term adverse impact of ‘minor’ significance along Stag Lane and a

short term impact of ‘neutral’ significance along the A3020. The difference in

impact significance reflects the relatively low flows of traffic currently experienced

along Stag Lane.

NTS41 As stated previously, the construction works will realign Stag Lane and its junction

with the A3020. The junction will be signalised, with pedestrian crossings provided

adjacent to the Old Stag Inn. Stag Lane will have a combined footway and

cyclepath provided to the south of the carriageway, which will increase connectivity


between the A3020, national cycle route N23 and WMM. It is also proposed that

the crossing of national cycle path N23 and Stag Lane is formalised, with the

addition of a bend and appropriate signage to improve safety.

NTS42 During post-construction, the increase in traffic, accessing WMM, which has been

based on recorded journeys to and from similar sites, is considered to represent a

long-term adverse impact of ‘minor’ significance along Stag Lane and a long term

impact of ‘neutral’ significance along the A3020. In addition, the proposals are

considered to have a long-term beneficial impact of ‘minor’ significance for

pedestrians and cyclists.

NTS43 An outline Travel Plan has been submitted alongside the application which aims to

reduce the number of journeys required to the site by private car. The successful

implementation of a Travel Plan will reduce the transportation impacts assessed

above, as well as associated impacts of noise and air quality, which are discussed

later in this document.

Water Environment

NTS44 The closest surface water features to the WMM site are the River Medina and

Dodnor Creek. In addition, there are a number of drainage ditches which lie close to

Stag Lane as well as Stag Lane pond, a small overgrown damp depression, and a

small ‘carp pond’. .

NTS45 The site overlies a Minor Aquifer and is located within Flood Zone 3 on the

Environment Agency’s Indicative Floodplain Map (associated with the River

Medina).

NTS46 During the construction phase the site is to be re-graded to achieve a finished floor

level for the proposed buildings of 5 metres Above Ordnance Datum (AOD). This

level is above that of the extreme flood level obtained from the Environment

Agency and has been chosen to minimise the risk of flooding from the river.

Impacts to groundwater and surface watercourses during the construction phase

will be minimised by working within the framework of the CEMP, as discussed in

the Land and Contamination section of this document.

NTS47 During post-construction the majority of the site will be covered by hardstanding

and roof areas; however, the volume of surface water runoff will not be greatly


increased from pre-construction levels and will be directed to outfall into the River

Medina via a network of ponds and swales which will also act to improve the

quality of the water entering the river.

NTS48 Impacts to groundwater and surface water during the post-construction phase are

considered to be long-term and of ‘neutral’ significance. As flood risk has been

minimised by raising the site levels to above those of extreme flood levels (taking

into account sea level rise due to climate change), the significance of impact is

considered to be ‘minor’.

Air Quality

NTS49 Background air quality in the vicinity of the site is well within (i.e. below) the

maximum target level(s) set up by the UK Government to protect human health. As

such, the site is not located within an Air Quality Management Area.

NTS50 Whilst it is difficult to predict the precise nature of dust generation during

construction works, a number of ‘best practice’ measures are contained within the

outline CEMP to reduce dust generation (e.g. . The aim of these measures is to

avoid statutory nuisance to nearby receptors (e.g. residential and business premises

along Stag Lane) and significant impacts to adjacent areas (e.g. the River Medina).

Impacts are therefore considered to be a short term, of ‘negligible’ magnitude and

‘neutral’ significance.

NTS51 Modelling was undertaken to predict increases in concentrations of nitrogen

dioxide and particulates associated with post-construction traffic at Oak Tree

Cottage on Stag Lane and the Old Stag Inn on the corner of Stag Lane and the

A3020. The predicted increase in concentrations of these pollutants is considered to

be an to be of ‘neutral’ significance as concentrations remained well below UK the

relevant UK air quality objectives. Air quality modelling was not undertaken for

construction traffic as predicted flows are below those of the post-construction

phase.

Cultural Heritage

NTS52 The earliest record of human occupation on the Isle of Wight dates back to the

Palaeolithic period (c. 500,000 BP – c. 10,000 BP).


NTS53 WMM itself has a history of industrial usage dating back to the 18th century when it

was first recorded to be the site of a flour mill. West Medina Mill, along with its

counterpart East Medina Mill, produced flour until circa 1840. During the 1840s

Francis and Sons founded a factory for producing cement on the site, a use that

continued until 1946.

NTS54 Given its previous industrial usage, it is proposed that early phases of the

construction works on the WMM site are overseen by an archaeologist to ensure

that any finds that have not been previously disturbed, destroyed or truncated by

subsequent development are appropriately recorded and sent to the local museum.

Impacts on archaeology are therefore considered to be long-term impacts of up to

‘moderate’ significance.

NTS55 Whilst the proposed alignment of Stag Lane is not known to overlie any areas of

archaeological interest, the construction works along Stag Lane have the potential

to increase visual intrusion on a Grade II Listed Building and this is considered to be

a short-term impact of ‘minor’ significance.

NTS56 There will be no direct or indirect impacts on archaeology, historic landscape and

built heritage during the post-construction phase and therefore impacts are

considered to be of ‘neutral’ significance.

Noise and Vibration

NTS57 The realignment of Stag Lane will require construction works to take place in close

proximity to residential properties at certain times. When construction works are

undertaken adjacent to these properties, noise impacts are considered to short term

and of up to ‘severe adverse’ significance. Mitigation measures are included within

the outline CEMP to reduce noise as much as possible (e.g. the use of the quietest

equipment that is practical) and it is proposed that the timing of the works will be

limited to set working hours to avoid disturbances during early morning and

evening/night-time periods. Impacts of vibration during such works are considered

to be short-term and of ‘minor’ significance.

NTS58 Works on the main WMM site are predicted to be of ‘minor’ significance both in

terms of their impacts on residential properties and in terms of vibration entering

the water column of the River Medina.


NTS59 Modelling has been undertaken with respect to noise associated with post-

construction traffic. Changes in noise are considered to have ‘no impact’ along Stag

Lane as increases will be imperceptible (increase of 1 dB(A)). Vibration from road

traffic along the A3020 is considered to be an impact of ‘minor’ significance.

NTS60 Impacts along Stag Lane are considered to be of up to ‘moderate’ significance in

the ‘worst-case’ (increase of 5.7 dB(A)). It is estimated that 4% more people will be

‘bothered very much or quite a lot by traffic noise’ in those areas as a ‘worst case’.

Vibration associated with traffic levels along Stag Lane are considered to have ‘no

impact’.

NTS61 Noise associated with the buildings on the WMM site are predicted to result in

impacts of up to ‘minor’ significance. Noise associated with the proposed use is

predicted to be similar to that experienced currently. Impacts will be reduced by

using suitable fixed plant and building facades.

Socio-economic effects

NTS62 The Isle of Wight experiences higher levels of unemployment than in England or

South East England.

NTS63 During the construction phase, job creation is considered to a beneficial, direct

impact of ‘minor’ significance.

NTS64 During post-construction, 390 people will be employed on the site (gross), with

approximately 217 of these positions being new jobs (net). In conjunction with the

estimated number of indirect jobs created, i.e. those providing goods and services

to this new development, job creation is predicted to be equivalent to 7.78% of

total unemployment on the Isle of Wight and is considered to be a long-term

beneficial impact of ‘minor’ significance.


FURTHER INFORMATION

NTS65 The full Environmental Statement, its technical appendices and the planning

application may be inspected at the following location:

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 the Principal

Planning Officer at Isle of Wight Council, Ms Sarah Wilkinson, and copied to

CampbellReith.

NTS67 Paper copies of the environmental statement may be obtained at a reasonable

charge 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

Alternative formats

NTS68 The text size used in this document has been chosen to cut down on the quantity of

paper required in its production. A large text version of this document is available

from CampbellReith upon request.

notes

1 Do not scale this drawing. Work from figured dimensions only.

2 No deviation from the details shown on this drawing is allowed without Campbell Reith Hill's prior permission in writing.

3 All work is to be in accordance with the relevant specifications issued by Campbell Reith Hill, British Standard Codes or Practice, Statutory requirements and the Contract Documents.

Reproduced from Ordnance Survey digitalmap data © Crown copyright 2008. All rightsreserved. Licence number 0100031673

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This map is reproduced from Ordnance Survey material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationary Office © crown copyright. Unauthorised reproduction infringes Crown copyright and may lead to prosecution or civil proceedings. OS Mastermap. SEEDA Licence No. 100029140.Topographical Survey provided byAworth Survey ConsultantsDrawing 2615 (June 2006)

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Images provided by Aukett Fitzroy Robinson Ltd© Aukett Fitzroy Robinson Ltd

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93a

LB2

1a

3b3a

45.7m

3

NOKE COMMO

N

53

71

1

63

2a

HOGAN ROA

D

23

2

10

El Sub Sta

11

Tanglewood

Horsebridge Hill

49.1m

30

137

5

(PH)

18

14

134

The Old Stag

8 2

TCB

84

81

39.3m

126

95

93

91

6

15

1

5

1111a15

Track

COWES ROAD

100

86

96

104

76

Drain

ETL

1

4

Prior Mews

Horsebridge Hill

Acorn Farm

2

Bridge

Horse

Dairy Farm

Stone

31.4m

HORSEBRI DGE HILL

The Old

21.3m

41a

41c

11

NICHOLSON STR EET

The Elms

Wood s

t ock

8

21

5

14

14.9m

6

9

2 3

21

M ILLER CLOSE

7a

ETL

Cedar Lodge

7

7b

1

24

n

.

n

n

n

n

n

n

n

n

n

-

n

+

.

.

n n

+n

.

+n

n

n

--

n

n

n

nn

nn

nn

nn

nn

-

-

-

-

-

n

.

963A*

963B*

4358

4354

4359

4357

4353

4360

10957

10956

4352

14270

36513266

36503496

3661

3660

14269

1297

2782

2785

2889

3305

3342

3652

3653

3659

3709

3713

4200

4204

591

43694370

5299

733

6175

10937

10955

10958

11047

notes




© Crown Copyright. All rights reserved. SEEDA License No. 100029140 2008Copyright © Environment Agency 2008

Copyright


Status/Rev.


File loc.Diag No.

Job No.

Job Title

Client


1:5000@A3 Nov 2008 TW

O:\8000 - 8999\8399 - West


SH

GIS112

8399

NTS4:Site Constraints

West Medina Mills


&

&





Legend

Monuments Records

- Building

. Findspot

+ Maritime

n Monument

EA Flood Zone 2

EA Flood Zone 3

Local Nature Reserve (LNR)

RAMSAR SiteSite of Special Scientific Interest (SSSI)

Special Area of Conservation (SAC)

Special Protection Area (SPA)

Site Boundary

Water features

A3020

Stag Lane

*963B is a more accurate location basedupon information provided by IoW HER

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