Camp Hill Urban
Village/Midland Quarry
Contents
Appendix
1 Supplementary Planning Guidance
Appendix
2 INF3 traffic impact assessment
Appendix
3 Camp Hill Environmental Impact study
C. Environmental
Statement: Non technical summary and main report Wardell
Armstrong
Appendix Scoping Report
Arup/Entec/Wardell Armstrong
Letter to NBBC
On behalf of Mininvest plc <or
could be Century Park Ltd or Midland Marina Ltd to begin site promotion> we
are submitting planning applications for the proposed redevelopment of Midland
Quarry for mixed use and industrial use (Dev 5 INF3 and Dev 11).
This application pack
includes information about the developments, the environmental effects and a
transport assessment. We will be pleased
to answer questions from yourselves or consultees –
please direct these to *, our project manager.
Planning Application forms
Part 1
Applicant Mininvest plc
Agent Entec
UK Ltd (fao *)
Land at
Camp Hill Urban Village/Midland
Quarry
Mixed
use urban village development incorporating housing, employment, leisure and
local retail facilities
New
buildings YES
Alteration
NO
Change
of use YES
New
access YES
Alteration
highway YES
Outline
for erection of buildings YES
No
ticks
Full
planning NO
Approval
reserved matter NO
Renewal
temp permission NO
Perm
retention NO
Present
use REDUNDANT MINERAL WORKINGS AND WASTE HEAPS
Vacant
MAJORITY OF SITE IS VACANT (SEE PLANNING SUPPORTING STATEMENT)
Ground
instability SITE INVESTIGATION AND SLOPE STABILITY WORKS HAVE BEEN UNDERTAKEN
AS HAVE PRELIMINARY CONSULTATIONS WITH EA AND NBBC (SEE PLANNING SUPPORTING
STATEMENT)
Felling
trees YES SITING IS A RESERVED MATTER.
FOR DETAILS OF POSSIBLE LOSSES SEE THE ACCOMPANYING ENVIRONMENTAL STATEMENT
External
EXTERNAL APPEARANCE IS A RESERVED MATTER
Surface
water DEVELOPMENT WILL BE CONNECTED TO THE MAIN SURFACE WATER AND FOUL SEWAGE
NETWORK.
Lists
of drawings LISTS OF PLANS AND DOCUMENTS SUBMITTED WITH THE APPLICATION CAN BE
FOUND IN THE ACCOMPANYING PLANNING SUPPORTING
STATEMENT
We apply for planning to
carry out the development described in this application and the accompanying
plans and in accordance therewith
Part 2 non resdential
(b)
industrial 80,000
sq ft
(c )
office
(d)
retail
(e)
storage
(f)
warehousing 40,000 sq
ft
(g)
other
5. Staff.
Total direct employment generated estimated to be 180
6. Parking. This is a matter for detailed
design. Details of assumptions made can
be found in the accompanying Planning Supporting Statement
7. Traffic flow.
Details provided in accompanying Transport Assessment.
8. Effluents.
This is a matter for detailed design.
9. Hazardous.
No
Part 3 residential
List types. Details in accompanying planning supporting
statement. No. 160.
Persons. Details in accompanying Planning
Supporting Statement. No. 350
Garages. To be determined by detailed design.
Off street. To be determined by detailed design.
Drying. To be determined by detailed design.
Refuse. To be determined by detailed design
Agricultural Holdings
Certificate
None of the land to which the
application relates is or is part of an agricultural holding.
Ownerships. All land is in the ownership of Mininvest plc. <except INF3 option land which option
should be exercised by application date>
Camp Hill Urban
Village/Midland Quarry
Planning application
supporting statement
1, Introduction
1.1
Camp Hill is part of an
extensive area of
The principal components are
Demolition
and building of new homes
Employment
and mixed use at Midland Quarry
New
infrastructure
New
village centre and facilities
Following a period of public
consultation supplementary planning guidance covering development proposals at
Midland Quarry was approved by Nuneaton and Bedworth Borough Council in 2000 in accordance with the
Strategic development Framework for Camp Hill Urban Village published in
February 2000.
Following confirmation of the
availability in principle of public funding to enable the clearance of spoil
overburden and build access infrastructure a subcommittee chaired by the
Regional Development Agency Advantage West Midlands and including the Princes
Foundation, Warwickshire County Council and Nuneaton
and Bedworth Borough Council has met to facilitate
and procure development and regeneration in line with the Strategic Framework
and Supplementary Planning Guidance for Midland Quarry. In February 2002 Warwickshire County Council
were given first stage approval to receive an ERDF Objective 2 grant of £1m
from Government Office for Midland Quarry.
1.2 Purpose of application
This planning application is
an outline application for Midland Quarry, and all matters are reserved for
subsequent approval by
This application is submitted
by Century Park Ltd in order to establish whether the development proposals
contained herein for Midland Quarry are acceptable in principle by
A number of matters require
further investigation and details of the exact siting,
design, external appearance, means of access and landscaping for Midland Quarrywill be agreed with the Council and other statutory
bodies once the principle of development is confirmed through granting of
outline planning permission.
1.3 List of information supporting this
application
1.4 Structure of supporting statement
2. Site Description
2.1 site location
2.1.1 Site context
2.1.2 Site boundary and existing use
2.2 Land ownership
2.3 Site history
3. Description of development
3.1 Outline of proposals
3.2 Mix of uses
3.3 density of development
3.4 Access arrangements and car parking
3.5 Open space and landscaping
3.6 Water feature
3.7 Ground conditions
3.8 Phasing of development
4. Development Principles
4.1
4.2 making efficient use of land and resources
4.3 Providing a good mix of uses
4.4 Increasing accessibility
4.5 Enhancing the local environment
4.6 Integrating proposals with existing urban
fabric
4.7 Providing a safe living and working
environment
4.8 Energy efficiency
5. Meeting Policy Objectives
5.1 National and regional Context
5.2 NBBC and WCC Policies and
Objectives
6. Environmental Implications
6.1 Key conclusion of Environmental Impact
Assessment
6.2 Key conclusions of Transport Assessment
7.1
Summary of key
benefits of the scheme
7.2
Conclusions
Tables
Figures
Appendices
Appendix 1
Supplementary Planning
Guidance for Camp Hill Urban Village
Appendix 2
Traffic Impact Assessment for
INF3
Appendix 3
Camp Hill Urban Village
Environmental Study
Appendix 1
Supplementary Planning Guidance for Camp Hill Urban
Village
Extracts relevant to Midland
Quarry
1.1
This SPG aims at
guiding development and redevelopment at Camp hill
1.2
This accords with
key aims in the Councils corporate plan
-
to provide the best possible services at all times within available resources
-
to protect sustain and seek to enhance the quality of the local environment
-
to improve the quality of life for all those who live in the borough
-
to encourage local people to take an active part in their communities
This
SPG also supplements current Borough Local Plan Policies whilst recognizing
that the local plan is under review. It
reflects National Planning Policy Guidance Notes (PPG) particularly PPG3 and
PPG13 and emerging policy contained in the County Councils Local Transport Plan
and its draft guidance, Transport and Roads for New Development.
1.3
This guidance
covers the Camp hill area as defined on plan 1.
It is bounded by Tuttle Hill to the North East, by the
There are some 6000 residents
with a wide range of public and private housing tenure some extensive swathes
of open space local schools a small local shopping centre and two industrial
areas and a former quarry site.
1.4
This guidance
defines the principles which the Council will apply to all new development and
redevelopment proposals in the Camp hill area and will be a material
consideration in the determination of planning applications, etc. Normally planning applications will be
required to demonstrate compliance with this guidance. Applicants will need to be creative and
pragmatic in their interpretation of the principles set out in this Guidance,
and in turn the Borough Council will respond positively in exceptional
circumstances to those applicants who demonstrate a justifiable departure from
those principles. The guidance will be
used to assist:
- the acquisition and
disposal of land for development
- the control of development
through the planning system
- the design and construction
of new and improved roads
- the implementation of
traffic management schemes
- the development and
enhancement of open spaces and public areas
5.1
Creating a sense
of place
5.2
Density
5.3
Mixture of uses
5.4
Diversity of
housing tenure
5.5
Connectivity
5.6
Sustainablity
5.7
Life Cycle
5.8
Security/stewardship
5.9
Quality of the
public realm
5.10
Identifiable neighbourhoods
5.11
Community Focus
6, General Design ground rules
6.1
The report of the
Urban Task Force “towards and urban renaissance” provides a set of basic ground
rules for urban design in general.
6.2
Site and setting
6.3
Context, scale
and character
6.4
Public realm
6.5
Access and
permeability
6.6
Optimising land use and density
6.7
Mixing activities
6.8
Mixing tenures
6.9
Building to last
6.10 Sustainable building
6.11 Environmental responsibility
Urban
form and mixed use
Density
and Intensity
Landmarks
Urban
Form
Mixed
Use
Public
Space
Building
Form and architecture
Streets,
movement and infrastructure
8.1
Ths guidance divides the
Area 4 is located in the east
of the
The individual development
project abbreviations are those used in the Strategic development Framework and
their location are shown on Plan 2. (Taken from the Framework document – Figure
6.1).
12
Area 4
12.1 This area is located to the east of the study area andd comprises a package of proposals that essentially
focus on employment and recreation related development with interspersions of
housing.
12.2 The key projects are
Inf3
–
Dev
2 – Housing/mixed use adjacent to the Hedgerows
Dev
10 – Willow Road employment
Dev
5 – Midland Quarry employment
Dev
11 Midland Quarry employment/mixed use
Env 2 – Midland
Quarry Environmental improvement
Imp
12.3 The key improvement to this area is the proposed new
link road connecting
12.4 Dev 2 is a privately owned site with existing planning
consent for housing. In line with this
guidance a higher density mixed use scheme might now be more appropriate.
12.5 A later phase (approximately years 3-5 of the village
project) of employment related development is envisaged on site Dev 10, north
west of the current industrial estate.
Located between
12.6 Dev 11 is another longer term project fronting Tuttle
Hill and requires the partial infilling of Midland Quarry providing mixed use
and employment related development.
12.7 To ensure integration of these new developments into
the existing fabric there is a need to improve the existing industrial estate
as defined by Site IMP1. The estate is
currently finctional rather than attractive and
density is lowwith much of the land being used for
open storage. An improvement programme to consist of environmental improvements, grant
support for building projects and targeted business support is envisaged and
could lift the efficiency and appearance of the estate to enable inward
investment.
12.8 The infilling of part of the quarry – to extend land
to the north of the quarry for development (site Dev 11) could use materials
from the demolition from housing in Area 3 or the earth removed as a result of
constructing the balancing lake. The
remaining quarried area could be aised in level and
used for water balancing and ideally as a recreational resource for leisure and
wildlife. Alternative uses for the
redundant quarry should also be explored and will be considered positively
where they meet the principles outlined in this guidance. Employment opportunities in particular would
be beneficial land uses in this area.
Site
dev 2
12.9 This site adjoins open space to the south and is south
east of the recent residential ‘Hedgerows’ development. The site is currently vacant and overgrown
with vegetation sloping southwest towards the open space. A mixed use scheme of offices/light
industrial and residential units is sought.
Access shold be via the development of a new
road from Tuttle Hill to
A relatively early
development of this site is envisaged subject to matters regarding drainage and
highways.
Issues to be resolved prior
to an application being submitted
12.10 The access to this site should be via the proposed
link road to connect Tuttle Hill to
12.11 The drainage of the site will require a comprehensive
drainage strategy. Capacity does not
exist within the existing network to drain this site.
12.12 An open space strategy is required to include
proposals for the open space south west of site dev 2. The upgrading of this space to include
boundary treatments along the northern boundary of that space are
required. Measures to prevent vehicular
access including that of motorcycles will be sought notably along the open
space boundary with the proposed link road (INF3)
Details to be submitted with
any planning application
12.13 A transport Assessment to assess movement and junction
improvements required should be submitted.
Mixed use development as envisaged can generate traffic throughout the
day/evening. The existing crawler lane could
serve a purpose to facilitate traffic turning left into the proposed new road
and indeed this development. A ‘ghost’
lane for traffic coming downhill and turning right is likely to be required.
12.14 The levels of this site and how it relates to existing
residential development northwest are important issues to address. A development is required which is harmonious
with the adjacent residences whilst creating a gateway feature that has a
strong attractive façade to both Tuttle Hill, the proposed link road and the
open space area. This will encourage a
sense of ownership to that space particularly where the use of perimeter blocks
on site Dev 2’s boundary with this space can create and attractive frontage.
Plans
detailing levels and the sites relationship with adjacent uses will be
required.
12.15 design
statement to illustrate how the development meets the principles within this
guidance particularly those relating to gateway features and achieving mixed
use development will be required.
12.16 A carefully designed communal parking scheme to serve
the mixed usesshould provide safe accessible
parking. Design should be used within
the site and at its perimeter to discourage on street parking outside of the
parking areas.
12.17 A mixed use scheme of private/low cost home ownership
dwellings and office or light industrial (B1) units is essential.
Achieving
employment development particularly within this area of the urban village
supporting and lifting the profile of the industrial estate beyond is a key
function of this gateway site.
Drainage
and the treatment of Holleystiches Brook
12.18 The development of this site and the INF3 link road
will have an impact on the sensitive ecological habitats of the Holleystitches Brook.
An environmental assessment of this development (site dev 2 and the INF3
road) should detail the implications of the development and include mitigation
measures to reduce adverse impacts on the brook and marsh habitats adjacent to
it.
Potential obligations
12.19 A contribution towards local environmental improvements
on the adjacent open space is required.
This contribution will be identified as a result of the open space
strategy and will include open space maintenance contributions unless these are
secured through other funding arrangements.
12.20 Contributions towards public transport are likely to
be sought as a result of the traffic Assessment required. This could include the provision of bus
stops/shelters on Tuttle Hill. Suitable
crossing facilities on Tuttle Hill and on the new link road will also be
sought.
12.21 Junction improvements will be required to address the
connecting of Tuttle Hill to the new link road (INF3). This could also have implications for the
crawler lane on Tuttle Hill. Traffic
lights, new signage and other associated works in agreement with the Highway
Authority will be sought.
Sires dev 5 and Dev 10
12.22 These are two key employment sites that could raise
the economic stability of the urban village.
Both however require the consideration of issues and submission of
details that demonstrate the developments compatibility most importantly with
the natural environment. Site Dev 5 in
particular is a marshy habitat with much herb growth and dense tree/shrub
coverage.
It
is significantly lower in level to the housing north of this site and
construction of satisfactory access could be difficult.
12.23 Site Dev 10 however is open space sloping away from
housing on
Trees to the west and
Issues to be addressed prior
to applications being received
12.24 The drainage of both sites is complex and will require
a comprehensive strategy. British
waterways have already stated that no further surface water can be discharged
into the canal and thus surface water balancing is required. Dev 10 is a site constrained by sewers along
its length underground and floods regularly.
Details should address these issues with a satifactory
drainage system and reflect these constraints on the design and layout of the
site. Channelling
of potential floodwater could be a measure built into the sites infrastructure.
12.25 Dev 5 is identified on the borough Green Plan as a key
wildlife site providing a link to an established wildlife corridor and
providing a valuable buffer between the existing industrial estate and the
disused quarry – which is a geological area of regional importance. The implications of development on the
wildlife site and mitigation measures if appropriate must be carried out prior
to any planning application being determined.
These developments are also
reliant on the construction of the link road (INF3) to base course level and
associated highway works to discourage the use of
Details to be submitted with
an application
12.26 A transport assessment to assess the impacts of these
developments is required. Measures
should be considered as part of this assessment to discourage traffic moving
out of these employment sites and through to
The
new link road will be required to be constructed and available for use for
these development sites prior to their development being completed.
12.27 The relationship between these development sites and
adjacent dwellings –
12.28 Only uses falling within Class B1 of the Town &
Country Planning (use classes) Order 1987 will be permitted.
12.29 Footpaths run through both sites and these should be
retained or procedures undertaken to divert them. The footpath through Dev 5 in particular
should be landscaped in accordance with a landscaping scheme as it is important
to continue this green link and encourage its use. The construction of a footbridge across the
canal should form part of any proposals for this sites development. This footpath should be in place and its
access retained through construction works and after completion the footbridge
should be secured.
12.30 The trees west and
Sites
dev 11 and Env2
12.31 This employment and mixed use site is another key
employment site where the employment prospects of the Urban Village could be
concentrated and intensified should development of sites dev 10 and Dev 5 prove
difficult.
Being
a gateway site the scheme should present a strong statement of vitality for
those entering the
Issues
to be resolved prior to a planning application being received
12.32 The infilling partially of Midland Quarry should be
linked to and use materials from the demolition of properties in sites dev 6, 8
and 9. The development of this site will
therefore be a longer term project.
12.33 Stability of the land will need to be determined to
ensure safe development of the site.
12.34 A comprehensive drainage strategy is required and it
is likely that surface water balancing will be a key feature of any
scheme. The use of Midland Quarry for
surface water runoff could be explored.
Any additional development that will increase flows into the Barpool Brook must be upstream of the lake outlet. There is little capacity in the foul sewer
network. This strategy must be approved
and be in place prior to applications being determined.
12.35 A transport assessment that considers transport flows
and junctions including potential improvements is required. It is likely that any scheme will need to
consider the impact on the existing crawler lane on Tuttle Hill and the heavy
goods vehicles that use the Judkins Quarry site
opposite will need to be considered in the design of junctionsand
how they relate to the Judkins site.
12.36 A recreation/open space strategy to include proposals
for the use of the quarry for a recreation resource should accompany plans for
site dev 11. its use as a water
recreation/nature conservation site is envisaged unless other proposals come
forward suggesting suitable alternative uses.
Details that should accompany
any planning applications
12.37 The sites development includes the partial infilling
of Midland Quarry using materials from the demolition associated with sites Dev
6,8.9 and the digging out of the balancing lake – Barpool
(Env 1). The
transportation of this material and its use will be subject to careful
environmental analysis.
12.38 Plans detailing levels acress
the site once infilling is completed should accompany proposals fro development
12.39 Strong frontages of innovative design and quality
materials should feature along Tuttle Hill and the canal. Indeed views of the canal should be explored
by developments along the southeast boundary of site dev 11 and where possible
views of the Quarry (which will be an important recreation resource).
12.40 A geological survey to identify areas of the Quarry
which should be conserved/preserved is required. The survey will form an important source of
data when implementing the associated open space/recreation strategy for the
Quarry.
12.41 A network of footpaths and cycleways
should accompany detailed plans and link into the open space/recreation
strategy and plans for landscaping.
These footpaths and cycleways should link into
existing and proposed routes. Links to
the canal connecting from Tuttle Hill a circular walk around the quarry and
connections to
12.42 The development of sites Dev 5, dev 10 and 11 must be
supported by a design statement that demonstrates how the proposal supports principlals detailed in this guidance.
12.43 Only offices or B1 light industrial units will be
permitted within close proximity to any dwellings. If other non B1 uses are proposed these must
be located a minimum of 100m from the nearest existing or potential (in so far
as it relates to site dev 2 or dev 11) residential property.
12.44 Where a mix of use exists in proximity to each for
example within the same/adjacent perimeter block of development then a communal
parking scheme should be encouraged. If
areas of more concentrated employment use are developed on the site then a more
practical approach to accommodating parking for those uses alone is
required. Overall a reduced parking
requirement – but one which satisfies the needs of associated land uses is
sought.
Potential Obligations
12.45 contributions towards education provision based on an
assessment of need with the area in relation to residential properties proposed
may be sought from development.
The accessibility of Tuttle
Hill as a key bus route should be exploited and contributions towards improving
the use of services could be sought. Bus
shelters stops and crossing points to serve them could for part of any funding
arrangements.
The funding of signage
pathways cycleways planting and associated works
identified through an approved open space/recreation strategy shall be sought
and be in place prior to any units/dwellings being occupied.
Contributions will be sought
in the light of an associated transport assessment to facilitiate
necessary junction/highway improvements to serve this development, unless other
funding arrangements are in place.
13
Procedural
matters
13.1 Developer contributiuons
13.2 Compulsory Purchase orders and land assembly
Environmental Impact
assessments (EIA)
13.3 Projects of this scale and this complexity
will often require an assessment of their potential environmental impact. Whilst a mixed use housing/employment
development might not for example require an EIA the
The EIA will highlight areas
of potential impact associated with a particular sites development. Such indications may point to a more detailed
site/area specific EIA being required.
Development of a new link road, residential and mixed uses off Tuttle
Hill within area 4 for example will undoubtedly have an impact on the fragile
habitats of Holleystitches valley and the area around
Midland Quarry – an area of recognized Geological importance.
13.4
EIAs when submitted should accord with the requirements of
the aforementioned regulationsand thus include the
following details:
13.5 Subsequent details or updating of the EIA are
likely to be required in support of particular projects often where a greater
attention to details is required. The
development within Area 4 for example would require additional details because
of the potential impacts the construction of the proposed iNF3 road might have
on the fragile ecosystems of Hollystitches Brook.
Appendix 2
Traffic Impact Assessment for
INF3
Appendix 3
Camp Hill Urban Village
Environmental Study
Camp Hill Urban
Village/Midland Quarry
Environmental Statement: Non
Technical Summary
Non technical summary
1.1 Introduction
1.1.1 Background
1.1.2 The Environmental Impact Process
1.1.3 The Method of Assessment
1.2 Description
of the Proposed Development
1.2.1 The Location of the Proposed
Development
1.2.2 A Brief History of the Site
1.2.3 Components of the proposed
development
1.2.4 Cleaning up the site
1.2.5 Programme
of works
1.3 Environmental
Issues
1.3.1 Planning Policy
1.3.2 Socio-economic issues
1.3.3 Air Quality
1.3.4 Noise
1.3.5 Traffic and Transport
1.3.6 Landscape and visual
1.3.7 Cultural Heritage
1.3.8 Water
1.3.9 Land Use and the Quarry Void
1.3.10 Ecology
1.3.11 Public Rights of Way and
Recreation
1.4 Summary
of Predicted Effects
1.4.1 Significant Adverse Effects
1.4.2 Significant Positive Effects
1.4.3 Socio-economic factors
1.4.4 Landscape and Visual Effects
1.4.5 The Quarry Void and the Local
Environment
1.4.6 Flora and Fauna
1.4.7 Cumulative and Combined Effects
1.5 Conclusion
Table Principal components of the
proposed development
Key work programme stages
Site Location Plans
Site Boundary and Area
Composite land use plan
Environmental
Impact Assessment
Scoping
Report
Redevelopment of
Camp Hill Urban
Village
Environmental
Scoping Report
January 2002
|
DATE
ISSUED: |
January 2002 |
|
JOB NUMBER: |
WM02457 |
|
REPORT NUMBER: |
002 |
|
|
|
|
CLIENT’S REFERENCE: |
|
Redevelopment of
Camp Hill Urban Village
Environmental Scoping Report
PREPARED BY:
F
MacKenzie, Environmental Scientist; ................................................................................................................
APPROVED BY:
T
Bason, Partner:
.....................................................................................................................................................
This report has been prepared by Wardell
Armstrong with all reasonable skill, care and diligence, within the terms of
the Contract with the Client.
No part of this document may be reproduced without the
prior written approval of Wardell Armstrong.
Contents
1 Introduction
6 Anticipated Scope of Work
DRAWINGS
WM02457/01 Site
location
WM02457/02
Strategic Development Framework
APPENDICES
1 Baseline noise survey
The purpose of this document is to outline the scope and range of
environmental issues to be considered in the design and construction of the
proposed redevelopment of Midland
Quarry,
The Strategic Development Framework for
·
INF 3
·
DEV 5
·
DEV 11
·
ENV 2
(See Section 3 for further details on the development proposals).
This document has been prepared to enable statutory and non-statutory consultees to identify any constraints within the
development areas, prior to undertaking a baseline survey.
A screening opinion was requested from Nuneaton & Bedworth Borough
Council (NBBC) relating to the development proposals at Midland Quarry. NBBC issued a Screening Opinion, in
accordance with the Town and Country Planning (Environmental Impact Assessment)
(
‘the
development falls within Category 10(a) of Schedule 2 of the above Regulations.
Since the site area exceeds the threshold of 0.5ha, the proposal is Schedule 2 development’
2
SITE DESCRIPTION
The study area is located approximately 1.5 km to the
The areas under consideration for redevelopment are within the confines
of the dormant quarry and include a shallow void (DEV 11) and an overburden
mound (DEV 5). The mound contains the materials excavated from the surface of
the quarry at the commencement of the mining operations. This mound is now vegetated with scrub. The
centre of the study area contains a large void (ENV 2), which is currently
partially filled with water.
The main site entrance is located of Tuttle Hill via ‘Intercity Shot
Blasting’, however there is a second access, also off Tuttle Hill adjacent to
the Crazy Horse Public House and existing industrial units.
The existing quarry entrance on to
3
PROJECT DESCRIPTION
In February 2000 a Strategic Development Framework for
·
INF3
- ‘a new road’ adjacent to the north
western site boundary (See Drawing WM02457/02).
·
DEV 5
- ‘the extension to Pool Road Industriall estate to be known as
·
DEV 11
- ‘the shallow quarry void to be reclaimmed by limited backfilling, with
overburden (removed from the DEV 5 area, approximately 170,000m3 and
imported inert wastes up to 300,000m3 to create 1.21ha of
developable land. DEV 11 also includes
the redevelopment of existing property fronting
·
ENV 2
‘ the main quarry void’ restoration proposals will be the subject of relevant
consultations and a separate application.
4 PLANNING
POLICY CONTEXT
John Craddock Associates, on behalf of Mineral Investments, requested a
screening opinion from Nuneaton & Bedworth Borough Council (NBBC) relating
to the development proposals at Midland Quarry.
NBBC issued a Screening Opinion, in accordance with the Town and Country
Planning (Environmental Impact Assessment) (
‘the development falls within
Category 10(a) of Schedule 2 of the above Regulations. Since the site area
exceeds the threshold of 0.5ha, the proposal is Schedule 2 development’
The accompanying Statement of Reasons summarised the potential impacts
of the development proposal as follows:
‘EIA is required
for Schedule 2 projects where there are likely to be significant environmental
effects.
In this case, the
development proposals are likely to have a significant effect on established
features of nature conservation importance and an environmental statement is
therefore required.’
The Scoping Report considers a number of potential developments, which
would be submitted as planning applications over a period of time, as itemised
below:
1.
Discharge
of mineral permission with respect to the restoration of Midland Quarry to
prepare two areas of developable land DEV 5 & DEV 11. In order to discharge this condition a scheme
was submitted to Warwickshire County Council for approval in August 2001. Determination of the scheme has been delayed
until an Environmental Statement has been submitted which considers the
redevelopment proposals for Midland Quarry.
2.
Application
for inert waste disposal to prepare DEV 11 for development and complete the
restoration of ENV 2. There will be a
detailed application submitted to Warwickshire County Council, which will be
linked to the discharge of the restoration of the quarry identified above. An
interim access will be formed to allow reclamation of the shallow quarry void
(DEV 11) and which may also permit limited development on reclaimed land on DEV
11 in 5 years time when backfilling is complete. See item 4 below.
3.
Detailed
application for DEV 5, with a view to commencing redevelopment in 2002, when
the overburden has been removed to infill the shallow part of the quarry void
(DEV 11). This will be linked to the
construction of INF 3, providing a new access onto
4.
Outline
application for DEV 11. This application
is likely to identify the comprehensive redevelopment proposals for mixed use,
including land not in Mineral Investments ownership. Redevelopment would commence when backfilling
of the shallow part of the quarry with imported inert material as been
completed. The total developable area
will be reduced from the original scheme, because of the road and the detailed
application identified below
5.
Detailed
application for development of commercial units fronting onto
The study area identified in this Environmental Scoping Report includes
all the proposed development identified above.
It would be useful to obtain views on the integrated redevelopment
proposals for the site, with particular emphasis on the discharge of the
mineral permission and importation of inert wastes, to achieve the development
footprint for DEV 5 and DEV 11.
5 OUTLINE
OF THE ENVIRONMENTAL IMPACT ASSESSMENT
The study assesses the impact of the proposals, in terms of the impact
of site development upon environmental conditions. It will incorporate the following:
·
A full
assessment of baseline parameters. Such
assessment will include ground conditions, landscape, flora and fauna, water
resources, noise and air quality;
·
An
assessment of potential impacts, including issues drawn to the attention of the
applicant in discussion with Nuneaton Borough Council; and
·
Review
of mitigation matters and residual impacts.
Consideration will also be given to the relevant
issues raised in the strategic appraisal produced by Warwickshire County
Council in April 2001, ‘Camp Hill Urban Village Environmental Appraisal
Report’.
The purpose of this document is to approach all
statutory consultees to determine the scope of the
Environmental Impact Assessment, in order to prioritise the detailed assessment
analysis. The list of consultees (statutory and non statutory) is as follows:
Table 1: List of Consultees |
|
|
Consultee |
Issues |
|
|
Planning/Landscape/Conservation/Noise and Air emissions |
|
English Heritage |
Scheduled Monuments |
|
English Nature |
Nature Conservation and Protection |
|
Environment Agency |
Water Resources/Conservation |
|
Warwickshire Wildlife Trust |
Nature Conservation and Protection |
|
Warwickshire County Council |
Planning/Landscape/Highways |
|
Countryside Agency |
Landscape/built environment |
|
British Waterways |
|
Separate requests for information have also been sent
to wildlife and other organisations that may have an interest in the
development proposals.
The range of environmental interests and potential
effects of the proposed development are summarised in Table 2.
|
Table 2: Environmental interests |
|
|
Environmental
interest |
Potentially
vulnerable to: |
|
Landscape Setting |
Visual impact |
|
Flora and Fauna |
Loss of habitats |
|
Water Resources |
Change in volume and run-off regime Reduction in water quality Impact upon groundwater Impact on floodplain |
|
Ground Conditions |
Potential contamination linked to the
established use of the site and neighbouring areas for industry |
|
Human Resources |
Noise , air quality, setting |
6
ANTICIPATED SCOPE OF WORK
6.1 Flora
and Fauna
The
assessment process will involve a Phase 1 habitat survey and desktop assessment
of national, regional and local planning policy guidance to establish policies
of ecological relevance.
Habitats will be evaluated and mitigation measures will be assessed to
include any opportunities for nature conservation and/or habitat improvement
proposed as part of the development.
6.2 Ground
Conditions
A desk study will be undertaken to identify the
suitability of ground conditions for the proposed development and the existence
of any contamination from historic uses of the site. The study will direct subsequent site
investigations that may be undertaken over a period of time to accord with
phases of the redevelopment. Therefore, for
certain aspects of the redevelopment the EIA would provide recommendations for
further site investigation work required.
Measures may be required in order to mitigate adverse ground conditions
and residual contamination.
6.3
Water Resources
The assessment of water resources within and adjacent to the proposed
development will utilise available information from the Environment Agency
relating to the floodplain, groundwater and surface water courses. This
information will be used to assess the effect, if any, upon adjacent water
courses and groundwater.
Rising water levels have been recorded within the quarry void. During the operation of the quarry, water
levels were controlled by pumping into the
6.4
Noise and Vibration
A desk study will be conducted using the information
derived from the Traffic Impact Assessment and the site design, to assess the
noise impact from any likely changes to traffic volume flow. The nearest noise sensitive receptors will be
agreed with the local Environmental Health Officer (EHO), and noise predictions
will be made for these properties based upon baseline measurements. A preliminary baseline noise assessment has
already been performed at properties adjacent to the site, and a summary of
this survey is included as Appendix 1 of this document.
It is likely that draft conditions relating to
temporary operations such as construction noise will be discussed with the EHO,
although legislation and British Standards exist to control most noise from
such operations.
6.5
Air Quality
The assessment of the impact on air quality from the
alteration of traffic volume flow will be considered using data from the
transport assessment, as agreed with the EHO.
Potential impacts upon air quality will be assessed with reference to
national air quality standards.
Short-term impacts from construction and demolition will also be
addressed.
6.6
Cultural Heritage
Former quarrying activity has disturbed the majority
of the site; therefore detailed analysis is not required. However, note will be taken of any adjacent
or nearby features of interest.
6.7
Landscape and Visual Impact
The site is relatively well visually contained with
existing vegetation providing a positive attribute in the context of the
surroundings. Field study will be carried out to determine the sensitive
receptors and the extent to which they are likely to experience visual
disturbance. Appropriate mitigation such as new landscape planting and
screening will also be assessed.
6.8
Traffic
A
Traffic Impact Assessment (TIA) has been undertaken (May 2001). This was based on the development scenario
contained within the Strategic Development Framework for
6.9
Geology
The quarry has been designated as a Regionally Important Geological Site
by the Warwickshire Geological Conservation Group. The main features of the site are the
unconformity between the Quartzite and the Triassic Sandstones and the contact
of the sill and the quartzite. The impact
of quarry restoration on these features will be considered.
Transport
Assessment
Hydrological
Review
WS
Atkins
Outline
Reclamation Feasibility Study
March
1999
Contents
1. INTRODUCTION AND SITE DESCRIPTION
2. SITE PLANNING
Redevelopment
issues
Land
uses
Geology,
hydrogeology and hydrology
Geology
Hydrogeology
Hydrology
Environmental
Summary
Issues
to be considered
Introduction
Use
of overburden
Use
of inert fill
Building
on fill
Stability
of quarry slopes
Key
points
Introduction
Traffic
generation of proposed uses
Access
Form and Location
Benefits
of the Development
The
Way Ahead
1. INTRODUCTION AND SITE DESCRIPTION
1.1 This is a brief report on possible site
development opportunities at Midland Quarry,
Geology
and Hydrogeology
Engineering
Issues
Traffic
and Highways and
Site
planning
1.2 It must be emphasized this is a very
preliminary desk based assessment. The
purpose of this initial appraisal is to establish certain parameters, to guide
early decision making on components of a redevelopment scheme and to outline
possible next steps in developing proposals further. This report has been prepared without
topographical survey information or a detailed services search and any recommendation
must therefore be treated as conceptual.
1.3 Midland Quarry is understood to be a former
hard rock quarry owned and operated by British Coal. The precise ownership boundary of the site is
not absolutely clear, however it is understood that the site lies between
Tuttle Hill, via
1.4
A footpath is
believed to run an=long the
1.5
land levels prior
to extraction from the quarry are consistent at 90m+ along the south east side
adjacent to the
1.6
The quarry is
located approximately 1.5km west of
1.7
A site visit has
been undertaken and a photographic record compiled. Key features noted were:
-
the rural nature of the canal and the opportunities this could provide
-
the presence of overburden near the top edge of the quarry, although the volume
of this may not be that great
- toptgraphical variations on the land adjacent to the
existing industrial estate which may limit the developable area
- a
network of open spaces linked by footpaths in the surrounding area, and
- a
footpath within the site leading to Tuttle Hill
2. SITE PLANNING
Redevelopment
issues
2.1
The quarry in Mininvest ownership appears to cover an area of
approximately 18ha (40 acres). This
falls into three broad zones. These are:
- the relatively flat land at
a higher level in the quarry, adjacent to the industrial estate
- the main area of the
disused quarry void; and
- the land near to Tuttle
Hill and the canal which is mainly scrub areas together with some old
industrial buildings on Tuttle Hill itself.
2.2
The size of the
quarry, the three zones described above and the nature of surrounding land uses
suggests a mixed use scheme comprising industry (B1, B2 and B8 uses),
residential and recreational development wpould
appear appropriate.
2.3
An initial
estimate suggested that the site could potentially accommodate:
- 5-6ha + of housing;
- 3-4 ha of industrial uses;
- a local park and open
spaces;
- a small office village; and
- some commercial uses (eg shops/leisure)
2.4
In order to be
available for development substantial infilling of the quarry would be
required. Potentially this could be
either putrescible waste or household waste and
different implications arise from each.
2.5
Redevelopment of
the site should not be seen as a stand-alone project but as fitting into the
wider regeneration strategy for
2.6
We recommend that
mininvest retain a close watching brief on the
redevelopment of adjacent sites as there may be threats (eg
competing land uses) or opportunities, such as shared access imporovementsresulting in lower site development costs.
Land
uses
2.7
Approximately
3-4ha gross of land is available for industrial development. This would be suitable for B2 (general
industry) uses and B8 (distribution and warehousing) uses. Assuming a plot ratio of approximately 40%
this would suggest a gross floor area of around 14,000m2.
2.8
The site can
potentially comfortably accommodate 5-6ha (12-15 acres) of housing. <note
this assumes infilling of whole quarry void> At an average density
of say 12/acre this suggests potentially 140-180 dwellings. In practice the developable area will be
determined by site topography and the need to fill land.
2.9
In
addition to the above the site lends itself to the creation of a local
park. This could potentially be donated
to the local authority as a planning gain.
The park could accommodate a range of features designed to improve the
marketability of the housing <note if housing forms part of the scheme
a more likely offered planning gain is a footbridge across the canal linking
footpaths in the area>.
2.10The canal also provides the opportunity to develop
mooring facilities or possibly a small canal basin. This could be located adjacent to the
existing public house and other uses such as craft workshops, restaurants,
small scale shopping and other leisure facilities would be compatible with such
uses.
2.11 A small office village is proposed along
Tuttle Hill near the first site access providing a visible location. The site covers an area of approximately
0.75ha and in conjunction with the canal basin could provide high quality
office units in an attractive setting.
Planning
Procedures
2.11 It is understood that Mininvest
may be considering the submission of an outline planning application to
establish the principal of a certain type and volume of development on the
site. There are two main issues to
consider:
i For
minerals and waste disposal, Warwickshire County Council is the relevant
planning authority. Waste disposal
applications have to be full detailed planning applications, including means of
access (eg rail sidings), waste volumes, types,
working methods, final levels and so forth.
An Environmental Statement may well be required. It is difficult toi
define such measureswithout some involvement of waste
disposal operator or potential operator.
ii Industrial and housing development
proposals fall within the remit of
2.12 In terms of the next steps a more detailed masterplan depends on undertaking access and waste disposal
/ filling analyses. In parallel with
this it would be advisable to discuss a masterplan in
more detail with the District Council.
To prepare an outline planning application will require some details of
finished levels, clear boundaries and required infrastructure (roads and
services).
3.
GEOLOGY, HYDROGEOLOGY, AND HYDROLOGY
3.1
an initial
appraisal has been undertaken.
Information sources consulted include:
-
Ordnance Survey Landranger sheet 140 1:50,000
-
British Geological Society (BGS) sheet 169 Drift edition 1:50,000
- Policy and practice for the Protection of
Groundwater, NRA
-
Geology memoirs: extract from geology of
- Andy Cowan, Warwickshire CC (Planning
Department)
- Environment Agency,
Geology
3.2 The BGS maps shows the majority of the site
to be underlain by the Hartshill Quartzite
(Cambrian). Stockingford
Shales (Cambrian) may be present in the
3.3
There is a major
fault line (running
Hydrogeology
3.4
Cambrian strata
are classed as non aquifiers and comprise various shales, volcanic rocks, grits and quartzites
which have been techtonically deformed and highly indurated. They
contain little groundwater except in areas where deep weathering has produced a
sub surface permeable zone in which perched water tables may occur.
3.5
The Sherwood
Sandstones are classed as a Major Aquifer and comprise poorly cemented, locally
pebbley sandstones with thin beds and lenses of
mudstones. Flow is predominately intergranular but is enhanced by fracture systems in areas
of mining subsidence. Permeability, both
intergranular and fissure, tend to be high.
3.6
The Alluvium
deposits associated with water bodies may contain groundwater in hydraulic
continuity with the surface water body.
Hydrology
3.7
The
Environmental
Summary
3.8
The Environment
Agency report that the site is underlain by a non aquifer. In addition the EA report that there are no
licensed abstractions within a 1km radius of the site and that the site is not
located within any currently Source Protection Zone.
3.9
Given the above
the site is located in an area that would be considered low sensitivity in
terms of the groundwater as a receptor.
However it should be noted that fracture systems in the rock may provide
a high secondary permeability and this may have a bearing on the engineering
required for a waste management facility.
3.10 Water is
reported to be present in the base of the quarry. It is understood that a borehole was
constructed on the site during quarrying operations. It is possible that the borehole was required
to dewater the quarry. If this is
correct this will have implications for the landfill design in terms of pumping
and disposal of groundwater.
3.11 There are a number of surface water bodies close to
the site. These represent water
management issues which need to be addressed at the design stage. The construction and sensitivity of the canal
needs further investigation. The spring (if present) <I think we have found it but not where we were expecting it if the
shallow void water ingress turns out to be a spring rather than a
borehole> and the ditch adjacent to
the site will require engineering. The
spring and ditch may require temporary/permanent diversion/culverting
during landfill operations.
3.12 The site is
located in a mixed residential and industrial area. Issues such as traffic, odour,
noise, dust, vermin (including birds) and site security will need to be
considered as well as the obvious gas and leachate
ones.
3.13 Initial consulation with Waste Planning officers at Warwickshire
County Council has revealed that the site is identified for restoration by
landfill in the Draft <now
adopted> Warwickshire waste Local Plan.
This Local Plan has been subject to an inquiry and the Inspectors Report
is due in September 1998. The
Environment Agency has not objected to the above designation of Midland
Quarry. Planning Officers stated that
the main problem with the site is access and a road access proposal is unlikely
to be acceptable. Rail and Canal
transport would be possible.
Issues
to be considered
3.14 A detailed feasibility study is required
before deciding on whether inert waste is viable. The environmental aspects of this should
encompass:
-
Comprehensive site specific environmental risk assessment – detailed review of
geology/hydrogeology and potential receptors;
-
check Waste Local Plan for waste management policy for the area. Initial enquiries indicate the void is
suitable for restoration by landfill;
-
consult the Environment Agency
-
potential void space volume and site development costs;
-
waste arising study;
the
current situation for waste disposal (what where and lifespan); and
the
current situation for waste arisings and future
projections
3.15 This would need to be followed up with site
investigation to confirm geology, hydrogeology, engineering properties of the
substrata and background gas levels and surface and groundwarer
quality data.
Introduction
4.1
There are a
number of engineering issues associated with reclamation and development of a
site of this nature. These issues
include:
-
use of overburden to fill shallow part of the quarry
-
use of inert fill material in the main quarry void
-
building on fill; and
-
stability of quarry slopes
Use
of overburden
4.2
In order to
consider how appropriate it is to use the overburden to fill the shallow part
of the quarry it is necessary to establish the nature and volume of the
existing overburden together with the groundwater regime.
4.3
It is assumed that the stockpiled material on
the southern side of the quarry is overburden and that it is a wathered form of surface geology in the area
generally. The nature and properties of
this material need to be defined. The
volume of overburden material is unclear but we estimate that in the shallow
part of the quarry a depth of upto 25m needs to be
filled.
4.4
The groundwater
regime is important and it is necessary to establish the level of the water
table and whether that is rising. If the
water table is rising and will reach the shallow quarry then the principle of
filling is more difficult.
4.5
Fill settlement
and the rate of settlement depend on the above factors but particularly the nature
of the overburden material. Generally
for filling of this depth or greater settlement will be slow with 50%
settlement occurring over a period of several years. Potentially well compacted granular fill
could reduce this timescale (eg appropriate colliery
spoil).
Use
of inert fill
4.6
from available
mapping/drawings we have estimated the total void volume to be of the order of
3.8m cu m. The depth of the pit is
approximately 60m although the depth of water is unknown <we now have a
survey> We have assumed only inert waste will be used to fill the pit due to
the fact that development on a household landfill would not be appropriate and
this would sterilize other potentially developable land in the quarry.
4.7
To assess the
prospect of filling the quarry with colliery spoil/mudstones requires and
understanding of the groundwater regime including water table level, geology
and hydrogeology. The method of handling
wastes and actually filling the site would also need to be considered. It will almost certainly be necessary to pump
the base of the quarry dry and options for disposal of this water will depend
on whether the quarry water is groundwater or rainwater. On completion of filling operations wastes
would need to be capped with an engineered clay cap.
Building
on fill
4.8
It would not be
appropriate to consider building on filled voids unless inert wastes are
proposed. Bearing capacity of the filled
ground is unlikely to be a limiting factor.
Fill settlement will be critical and the rate of settlement is as
important as total settlement.
Settlement will be almost entirely due to the weight of the proposed
fill rather than the loading of any proposed building.
4.9
Conventional raft
foundations are likely to be required.
Piled foundations would be less appropriate. The most cost effective site is to operate
the site using well compacted fill rather than using ground improvement
techniques after the completion of filling.
Flexible services joints in and out of buildings are likely to be
required to accommodate differential movements.
4.10 Filled ground favours building small units due to settlement. Large units and terraces of houses should be avaided. Buildings
close to the quarry edge (within the quarry edge) should similarly avaoided as variable fill depths will increase the
probability of differential settlement.
4.11 Desk study, walkover survey and a ground investigation
will be required to establish relevant properties. In order to analyse
slope stability (vital f any slopes are retained in development areas or
roads/buildings are proposed near quarry edges) information on ground
conditions, the groundwater regime and water infiltration is required. The construction of a new access road to
serve and industrial estate does raise geotechnical issues if close to the edge
of the quarry. Some reduction in quarry
slope may be necessary although the rock is likely to be stable. Prior to road construction, partial (and
deep) filling of the quarry could assist in stabilizing the slope. Slope reduction may then be less likely to be
needed. Constructing the access road
with a finished level 1 or 2m below existing would help with both its stability
and noise generation.
Key Points
4.12 In principle the overburden could be used to fill the
shallow quarry area but its volume and nature are unknown at this stage. Subject to engineering factors (ie compaction and settlement) this filled area could be
developed given time.
4.13 In principle the main quarry void could be filled with
inert waste subject to the effects on the groundwater regime. Development on the filled void would very
much depend on the nature of the fill material and compaction/settlement
issues.
4.14 If quarry slopes are retained in any redevelopment
scheme or if construction is top take place near the edge of quarry slopes,
slope stabilities will need to be analysed.
Introduction
5.1
The greatest
problem is the size of the quarry in relation to the total site area. This means firstly that initial access
options to open up the site are extremely limited. With regard to access the options prior to
filling are limited. Information would
be required on present day and forecast (due to existing commitments) traffic
movements. Accident records would
require to be analysed to ascertain if there are any
accident concerns which may limit the acceptability of an access proposal. Speed information from a survey may be
required to demonstrate adequate visibility to achieve a safe junction and a topgraphical survey will be required in order to assess the
options available with appropriate visibility.
5.2
As in all cases
relating to access issues ownership or control of land to the public highway
boundary is an absolute requirement. The
presence of any third party land holding is an effective ransom against the
development. Thus it is essential to
acquire rights (by ownership or options) over all land that is expected to be
needed for access purposes including associated sight linesbefore
achieving a consent for development.
Generally this entails obtaining this interest prior to making an
application as after this time the intention to develop is public knowledge and
affected land has enhanced hope value.
Traffic
generation of proposed uses
5.3 For the purposes of a traffic impact assessment we
have taken the preferred development option is: < assuming main void is filled>
- approximately 5 hectares of
housing
- approximately 3.5 hectares
of B2/B8
- approximately 1.5 hectares
of B1 retail and leisure
- remainder open space
parkland
5.4 The area for housing would easily support 150
dwellings (at an average of 12/acre).
This is probably the most that would be accepted off a single cul-de-sac
type road or loop road served from one access.
It is noted however that some highway authorities will accept upto 300 dwellings, although this number could not easily
be achieved within the proposed residential site area. 150 dwellings could be expected to generate
of the general order of 100-150 vehicle movements in the peak hour, split 75
per cent outbound and 25 per cent in the AM peak hour.
5.5
3.5 hectares of industrial land is assumed to
give 14,000m2 of GFA. This can be
expected to produce of the order of between 160 and 400 inbound trips in the AM
peak hour and 60 to 140 outbound trips if it is all in industrial use. However storage and distribution generates 65
to 135 inbound trips and 20 to 40 outbound trips in the AM peak hour.
5.6
B1 office use on
1.5 hectares can be expected to give 5,500-6000m2 of office space. This would attract 170 to 300 inbound
movements and 20-35 outbound movements in the morning peak hour.
5.7
Hence assuming
150 dwellings and 60 per cent industrial, 40 per cent warehousing suggests a
traffic impact in the AM peak hour of:
Outbound Inbound
Housing 75-112 25-38
Industrial (at 60%) 36-84 100-240
Warehousing (at 40%) 8-16 26-54
Office 20-35 170-300
Total impact 139-247 321-632
This gives a 2 way flow at
the highway access of 460-879 vehicles.
Access
Form and Location
5.8
Any access is
likely to include provision for pedestrians and cyclists. Given this and the nature of Tuttle Hill
which is believed to be subject to an urban seed limit but also due to its open
nature currently encourages high speed of traffic movement it is considered
that a traffic signal controlled junction may be the most appropriate
solution. There are a number of
potential advantages to the highway authority and the developer with this form
of junction:
- it breaks up and reduces
the speed of traffic on Tuttle Hill
- it provides certainty to those served by the
side road that they will get safe exit opportunities;
- it can provide by pedestrian phases for safe
pedestrian movement,
- it is potentially easier for cyclists than a
roundabout
- it does not normally require a significant defelection of the main road as is required for a
roundabout.
5.9
To ensure a
traffic signal junction or roundabout were acceptableat
any of the locations considered it would be necessary to measure both the
traffic flows to design the junction to accommodate the volume of traffic
expected to use the junction and the visibility. Whilst turning visibility requirements at
traffic signals are reduced (from and of side traffic) good forward visibility
from the signal heads is required on all approaches. Advisory/warning signing, indicating signals
ahead may be accepted by the authorityas an
additional aid where direct visibility is less than desirable (but not below
the minimum acceptable).
5.10 Three
locations have been considered and appear subject to the necessary detailed
surveys and analyses to be possible.
These are:
-
One at the extreme
Subject
to negotiations with the Highway Authority and consideration of verge widths
etc as proposed by the local planning authority it is considered that a
corridor of some 15m would be required at this location. For the purposes of initial discussions with
the appropriate local authorities we would propose one wide footway of 2.5m
with a 1 m verge to separate from a 10m carriageway (to contain within this two
one meter cycle lanes <cyclists now
accommodated down Bar Pool Brook so 7.3m carriageway envisaged> On the
quarry side of the carriageway provision of a 1.5m verge with a crash barrier
and behind that unscalable wire fence to control
entry to the quarry. All of this would
need to be on consolidated ground of adequate strength and structural integrity
to support the loads of a vehicle hitting the crash barrier etc.
- a
second location again using a traffic signal junction appears to exist at an
existing access point one third of the way along the northern frontage to
Tuttle Hill. This would however require
the quarry void to be filled and the consent of the Highway Authority to impose
a T junction shortly after entering the site.
This would enable housing to be accessed by one smaller road and a wider
facility to be constructed to serve an industrial development.
- a
thid option that would be more difficult in terms of
forward visibility of signals is believed to exist towards the eastern end of
the site. It may be that this would be
provided as well as an access at the western end so that filling of the main
body of the quarry could be a long term objective and the benefit of housing development
overlooking the canal could be started whilst industrial development and quarry
filling occurred via a western access.
If this was limited to residential access, and with some demolition of
frontage buildings it may be possible to achieve a simple priority junction in
this area. With residential use only the
flows are as noted above considerably reduced.
However this would depend on flows on Tuttle Hill and the extent to
which there are opportunities to join that traffic movement as well as the
problems of forward visibility (expected to be over a 90 m distance from 9 metres back from the junction on the side road).
5.11 The potential benefits and disbenefits
of alternative highway arrangements within the site will need to be fully
assessed. Separate accesses for
employment and residential areas from Tuttle Hill would probably maximize the
value of each development site. Linkage
between them may not be necessary for motor traffic, however a footpath/cycleway link would demonstrate that efforts are being made
to enable trips to be made by non-motorised
mode. This would be appropriate in terms
of promoting a less road traffic reliant scheme. The need for a link depends on the level of
development proposed likely trip generation and the views of the Highway
Authority.
5.12 Alternatively it might be possible to have one major
access junction from Tuttle Hill with separate accesses to residential and
employment areas fed from this main junction.
Access to employment should not be through a residential development or
the opposite (ie access to residential traffic
passing through an industrial/employment estate). However the potential volume of traffic from
both development centres may be more than can be
accommodated at one junction on Tuttle Hill.
Again numerical analysis would be required to resolve this question and
consideration may need to be given to other proposals on the north side of
Tuttle Hill.
5.13 The
feasibility of providing a link between the existing industrial estate and thepotential industrial land is far from certain. The extent of land available to create such a
link is unknown. More importantly there
is a difference in levels between the two sites of 1-2m and Bar Pool Brook
would need to be culverted or bridged. If the connecting link is for 2 way HGV
movements then a considerable area for turning movements would be
required. It may be possible to design a
roundabout junction instead.
Benefits
of the Development
5.14 Housing near the canal on the eastern end of the site
would be very accessible to nuneaton town
centre. The near side of the ring road
is within 1 kilometre (about ½ mile) whilst the far
side of the same ring road is only 1.5kilometres away (less than 1 mile). Hence the whole central area is with 15-20
minute walk or a few minutes by bicycle.
This means that such development should be considered sustainable in
transport planning terms as it does not require the use of motorized transport
for most journeys.
5.15 Development of
industrial uses depending on location and access proposals may provide a means
of accessing the existing industrial estate without requiring vehicles to pass
through housing areas as they appear to have to at present. This could with the north western access in
particular run through to Hillary Road and thereby improve the amenity and
environment of existing housing areas and hence be a significant planning gain
achieved by providing the development.
The
Way Ahead
5.16 The problems, possibilities and costs
associated with dealing with the large quarry are considered to be the critical
issue. Once the location and areas of
land that can be recovered for building land and whether this is suitable for
housing or for industry has been accurately determined it would be appropriate
to obtain:
-
traffic flows
-
traffic speed
-
visibility data (this latter as part of a full topographical survey on Tuttle
Hill and other appropriate areas of the site)
5.17 It would also be essential if the westernmost
access were considered to prepare a detailed scheme to accommodate the road as
it passed by the western edge of the quarry and to confirm with the appropriate
authorities what safety measures such as crash barriers, fencing and so forth
were required and hence if this access could be achieved at a viable cost or whether
further land beyond the Mininvest ownership to the
west is necessary.
6. PRELIMINARY CONCLUSIONS
6.1
In principle
based on limited desk study the site appears to have potential to accommodate
inert waste infilling using rail and/or conveyor based transport and
development for industrial residential and recreational uses. Consideration needs to be given to
development proposals on adjoining brownfield sites
as these may have positive or negative implications for the development of
Midland Quarry.
6.2
At this stage it
is not possible to identify precise developable areas of land. Site topography, geotechnical considerations,
infrastructure needs and the views of the planning authority (via appropriate
planning approvals) need to be taken into account. Our initial view is that 3-4 ha of industrial
land could be developed together with 5-6ha of housing land and an office
village plus some commercial leisure elements (eg
pub/restaurant, health club, shops etc) located around a new canal basin or
similar focus. It is not clear at this
stage whether linked accesses will be necessary.
6.3
In order to
progress concepts for the development of the site there are two principla issues which require more investigation. These are landfilling
and access.
6.4
Residential development
cannot take place without filling or partial filling of the quarry and
therefore the feasibility of this needs to be examined as a priority. The critical matters which need to be
confirmed are:
–
the nature source and likely volumes of inert waste;
-
measures required to ensure that this inert fill can be built on;
-
the costs/viability of such a fill proposal (including transport/handling
facilities); and
-
the timescales involved ie when could housing
development take place.
6.5
In principle
industrial development could take place in advance of filling and residential
development. The key to achieving this
is the provision of a satisfactory access.
There are two key matters to be considered:
- whether an appropriate
access can be accommodated within Mininvests current
land ownership. This in itself requires
clarification with the Highway Authority to confirm their requirements in terms
of road width and type of junction. Our
preliminary view is that further land may be required.
- related to the above is the
geotechnical aspect of constructing a new road or building adjacent to the
quarry edge. It is by no means certain
that this can be achieved at reasonable cost and further investigation is
required.
6.6
With regard to
the residential development site it would be possible in principle to create a
high quality scheme incorporating new open space and commercial uses. Proximity to a canal and canalside
walkway a new local park and
6.7
A small office
village and leisure/recreational facilties could be
developed around a new canal basin or similar focus near Tuttle Hill. Some development in this location could
potentially take place in advance of filling of the main quarry.
6.8
In order to
develop the conceptual plan into an outline planning application it will be
necessary to:
–
establish the feasibility of landfilling and
development thereon; <or alternative
use of the void as a waterbody with eg tourist houseboats on>
-
decide what the application is to cover: housing, industry or both;
- define land areas, potential floorspace and uses;
- identify all services and service
requirements;
- ensure layout is compatible with topography
(via a survey)
- discuss scheme with Planning Authority and
Highway Authority
- refine layout/road detail as appropriate
- prepare structural landscape scheme
7.1
Mininvest has proved to be a company who are interested in the
long term development potential of not only this but other similar brownfield sites.
They seem to be concerned with the future viability of these sites both
in terms of community as well as in terms of employment. Their stated aim is to provide sustainable
development in preference to quick profit and this is admirable.
7.2
if they are to
achieve success in this aim it must be noted that the roblems
associated with developing sites such as these are immenses. At Midland Quarry we have highlighted some of
these problems and Mininvest will need to address
these before development can take place.
Considerable research will need to be carried out before they can make
final decisions on what and how the land can be used. The scope of this report is too narrow to
answer all the questions but we believe that we have attempted to at least
answer some and highlight others.
7.3
In addition to
posing what we believe are significant questions WS Atkins have prepared a
series of drawings to accompany this report which show possible future options
for land use. The drawings show a
possible strategic policy for the site that could be used in whole or in part
dependent on agreement with the local planning department. It should be noted that final studies as
mentioned above may affect the viability of these options and that full
research will need to be commissioned by Mininvest
before definite proposals can be finally defined.
7.4
WS Atkins are
pleased to have been asked by Mininvest to carry out
this initial study and trust that it will be of assistance in finding a
successful solution to the use of this valuable site.
Appendix 1
Plans showing phased
restoration and redevelopment of former quarry site
Phase one – Land adjacent to
pool Road Industrial Estate
Phase two – Land adjacent to
Phase three – Replacement of
Lake with deep void filling
Phase four – deeper void
filled – urban village complete