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Watermark WestQuay Southampton

for

Coordinated by

Barton Willmore LLP

enviRonmental Statement non-technical SummaRy

FebRuaRy 2013

Watermark WestQuay, Southampton

Environmental Statement

Non-Technical Summary

Issue/Revision Draft Final Date 22/02/2013 27/02/3013 Prepared by

Project Team Project Team

Checked by

Barton Willmore Barton Willmore

Project Reference 19314/A5/EIA/NTS Barton Willmore 7 Soho Square, London, W1D 3QD Tel: 0207 446 6888 Our Ref: 19314/A5/ES NTS FINAL Date: February 2013 COPYRIGHT The contents of this document must not be copied or reproduced in whole or in part without the written consent of Barton Willmore LLP.

All Barton Willmore stationery is produced using recycled or FSC paper and vegetable oil based inks.

Watermark WestQuay, Southampton Non Technical Summary

19314/A5/NTS2013 1 February 2013

1.0 INTRODUCTION

1.1 Hammerson UK Properties Plc (the “Applicant”) is seeking outline planning permission to

provide a mixed use development including Class D2 leisure uses (including a cinema), Class

A1-A5 retail uses, Class C1 hotel use, Class C3 residential use, and Class B1(a) office use

along with car parking, access, highways, landscaping and public open space (collectively

referred to hereafter as the “Proposed Development”).

1.2 The Proposed Development will be located in Southampton on land between Harbour Parade

and Portland Terrace to the south of the existing WestQuay Shopping Centre (WQSC) (the

“Application Site”). The location and extent of the Application Site is shown on Figures 1.1

and 1.2. The Application Site is situated within the administrative areas of Southampton City

Council (SCC).

1.3 This report provides a non-technical summary (NTS) of the Environmental Statement (ES)

prepared to accompany the planning application. The ES presents the findings of an

Environmental Impact Assessment1 (EIA) undertaken in support of the planning application.

1.4 The full findings of the ES are presented in a comprehensive set of documents that can be

viewed at Southampton City Council, Civic Centre, One Guildhall Square, Southampton, SO14

7FP. Additional copies of the NTS (no charge), ES (£70 plus postage) and the Technical

Appendices (£180 plus postage) are available from Paul Newton, Barton Willmore LLP, 7 Soho

Square, London, W1D 3QB. The complete ES can also be obtained on CD for £20 (plus

postage) from the same address.

The Application Site

1.5 The Application Site, 4.27 hectares (ha) in area and shown on Figures 1.1 and 1.2, is

bordered: to the west by Harbour Parade; to the south by the Quays Swimming and Diving

Complex (QSDC); to the east by the historic and nationally important Town Walls; and to the

north and partly incorporated into the Application Site, WQSC. The Application Site is

located on land which was originally reclaimed from the River Test during the industrial

expansion of Southampton in the late 19th and early 20th centuries. The Application Site was

formerly occupied by warehouses belonging to the Pirelli Cable Works. The Pirelli Works

closed in 1990 and the main part of the Application Site was virtually empty in June 1995.

1.6 The majority of the Application Site is presently vacant and consists predominantly of large

areas of hardstanding. It also includes the existing external terrace and part of WQSC and its

car park (including the existing footbridge link); part of the QSDC car park; a portion of the

1 Prepared in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011


19314/A5/NTS2013 2 February 2013

Western Esplanade road and footpath; an area of car parking off Castle Way and Albion Place

above the Town Walls; and a portion of Portland Terrace and Bargate Street including the

pedestrian subway. In recent years, part of the Application Site has been used once a year

by the organisers of the Southampton Boat Show and for informal parking.

1.7 The Application Site is easily accessed by pedestrians from both Harbour Parade and Western

Esplanade with wide footways located along either side of both carriageways. Public

transport to the Application Site is available via the bus stop interchange on Portland

Terrace. Bus stops are also positioned on Castle Way to the east. Southampton Central Train

Station is located approximately 850m to the north of the Application Site. The roads

surrounding the Application Site provide good access to the wider highway network.

1.8 There are no landscape or ecological designations within the Application Site. However the

Application Site contains a section of the medieval Town Walls which are designated as a

Scheduled Monument2 and a Grade I Listed3 Building. In addition, Western Esplanade, and

the access ramps and steps to the existing WQSC, as well as the car parks within the north-

east area of the Application Site, are within the Old Town West Conservation Area4 (OTWCA).

1.9 Given the nature of previous land uses, including the Pirelli Cable Works, it is anticipated

that there could be some localised contamination sources present on the Application Site. An

electricity sub-station adjacent to the western boundary also represents a potential source of

polychlorinated biphenyls (PCBs) contamination. In addition, the Application Site was subject

to heavy bomb damage during World War II and as a result, it is considered there could be a

risk from unexploded bombs.

1.10 The majority of the Application Site is located in an area at low risk of flooding, with the

exception of the far north-west corner which is at medium risk. The River Test is located

approximately 400m to the south of the Application Site and the River Itchen approximately

1.3km to the east. In addition the Application Site is underlain by secondary aquifers.

2 A Scheduled Monument is a building included in the Schedule of Monuments compiled under Section 1 of the Ancient Monuments, and Archaeological Area Act 1979. Scheduled Monuments have statutory protection under this Act (Section 2). 3 Grade I buildings are considered to be of exceptional historical and/or architectural interest and are sometimes internationally important 4 A Conservation Area is an area of special environmental or historical importance that is protected from changes by law.


19314/A5/NTS2013 3 February 2013

2.0 EIA METHODOLOGY

Assessment Methodology

2.1 EIA is a systematic procedure that uses best practicable techniques and available sources of

information to determine the potential environmental effects (beneficial, adverse, negligible,

temporary, permanent, direct, indirect, cumulative and interactive) of a development. This

enables the importance of predicted effects to be considered by a local planning authority (in

this case SCC) before a decision is made about the planning application. The prediction of

such effects for the Proposed Development was made in relation to both the construction

activities and the operational phase of the Proposed Development i.e. when complete and

occupied.

2.2 Within the ES the significance of an environmental effect has been identified. The

significance reflects the relationship between:

• The sensitivity, importance or value of the affected resource or 'receptor' (such as people

or wildlife); and

• The actual change taking place to the environment (i.e. the 'magnitude' or severity of an

effect).

2.3 The three levels of significance defined are:

• Major – an effect which, on its own, could have an influence on the decision making

process;

• Moderate – an effect which, on its own, could have some influence on decision making,

particularly when combined with other similar effects; or

• Minor – an effect which, on its own, is likely to have a minor influence on decision

making but when combined with other effects could have greater influence.

2.4 Table 1 shows the relationship between the value of the receptor and the magnitude of an

effect used to determine the significance of an effect.


19314/A5/NTS2013 4 February 2013

Table 1: Significance Matrix

Magnitude of Effect Sensitivity/Value of Receptor High Medium Low

High (England, UK, International) Major Major/ Moderate Moderate

Medium (County, Regional) Major/ Moderate Moderate Moderate/ Minor

Low (Local, District) Moderate Moderate/ Minor Minor

2.5 Effects are also described as:

• Adverse i.e. detrimental or negative effects to an environmental resource or receptor; or

• Beneficial i.e. advantageous or positive effect to an environmental resource or receptor.

2.6 Where an effect is considered to be not significant or have no influence, irrespective of other

effects, it is classified as “negligible”.

Cumulative Effects

2.7 Within EIA, the cumulative effects of a development in conjunction with other consented but

not yet built development in the area are considered. Cumulative effects are generally

considered to arise from the combination of effects from the Proposed Development and from

other proposed or permitted schemes in the vicinity. The following cumulative schemes are

considered in the ES and are shown on Figure 2.1:

• Northern Above Bar (Former Tyrell & Green Store) Redevelopment

(07/01686/FUL): Demolition of the existing building and erection of new buildings ranging

in height from 9-storeys to 18-storeys to provide new arts facilities, a new commercial

unit (Class A1/A3) and 282 flats (46 studios, 106x1 bedroom, 126x2 bedroom and 4x3

bedroom flats) with associated parking and formation of a new street between Guildhall

Square and East/Andrews Park;

• Car Park next to Saxon Gate, Back of the Walls, Bargate (07/00755/FUL and

11/00339/Time): Redevelopment of the site including the erection of 5 and 6 storey

buildings to provide 178 student housing flats with associated parking and 36 separate

public car parking spaces with vehicular access from Canal Walk;

• Former C and A Building 129-139 Above Bar Street, 1 West Marlands Road and

1-5 Gibbs Road Southampton, SO14 7FQ (08/00474/FUL); Redevelopment of the site

including erection of a 6 storey building with basement parking to provide offices (Use

Class B1 – 7,365 square metres floorspace) with retail, restaurant/cafes (Use Classes

A1/A3) and a one stop shop customer service centre on the ground floor with vehicular


19314/A5/NTS2013 5 February 2013

access from Above Bar Street following the demolition of the existing buildings;

• 64-71 St Andrews Road, Ambulance Station, Central Health Clinic East Park

Terrace & Adjoining Highways Southampton (06/01457/FUL and 08/00635/VC):

Demolition of the existing buildings. Redevelopment of the site to provide four buildings:

a 21-storey hotel (Class C1); an 11-storey ‘apart-hotel’ (Class C1) which includes 4 flats

(Class C3); a 14-storey block of 219 flats (Class C3); and a 12 storey office building

(Class B1) of 8,996 square metres gross floorspace; with associated environmental

improvements, parking and servicing involving alterations to the highways in St Andrews

Road; and

• Admirals Quay, Ocean Way, Southampton (11/01555/FUL): Redevelopment of the

site involving the erection of three buildings of 9-storeys, 16 storeys and 26 storeys to

provide 299 flats (37 x 1 bedroom, 225 x 2 bedrooms and 37 x 3 bedroom) and 2764

square metres of commercial floorspace, comprising retail (Class A1 and/or

cafes/restaurants (Class A3) and/or drinking establishments (Class A4) with associated

storage and parking.

Determining the Content of the ES

2.8 ‘Scoping'5 involves focusing the study (and hence the ES) of environmental issues of potential

significance. The scope (content) of the ES was established by the project team at the start

of the EIA process. A request for a Scoping Opinion was originally sent to SCC on the 13th

November 2012. The topics set out in the scoping report comprised:

• Socio Economics;

• Transport and Access;

• Ecology;

• Landscape and Visual (including consideration of Arboriculture);

• Daylight, Sunlight and Overshadowing;

• Noise and Vibration;

• Air Quality;

• Water Resources and Flood Risk;

• Ground Conditions;

• Wind Microclimate;

• Archaeology;

• Built Heritage; and

• Waste.

5 A Scoping Opinion is a written statement of the local authority’s opinion as to the information to be provided in the ES, in accordance with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 2011.


19314/A5/NTS2013 6 February 2013

2.9 SCC adopted a Scoping Opinion on 25th January 2013 which generally agreed with the scope

of the topics set out above.

Consultation Process

2.10 As part of the design of the Proposed Development consultation has been undertaken with

the local community and key stakeholders including: SCC, Environment Agency, Natural

England; English Heritage; Southern Water; and BAA. The Applicant also held a public

exhibition in December 2012 at WQSC. The public exhibition provided an opportunity to

inform local residents and these organisations of the progress with the Proposed

Development and allow the local residents to feed back their comments on the proposals.

Involvement with the local community will continue throughout the planning process and into

the construction phase of the Proposed Development.

3.0 ALTERNATIVES

3.1 The EIA Regulations6 require that an applicant provides an outline of the main alternatives

considered. The Applicant has considered a number of alternative designs for the Proposed

Development following identification of the constraints and opportunities on the Application

Site. The layout and design of the Proposed Development has been informed by: the

considerations and constraints within the Application Site; the key design principles

necessary to ensure the vision for the Proposed Development is achieved; and feedback from

the public exhibition.

4.0 THE PROPOSED DEVELOPMENT

4.1 The description of the Proposed Development is set out below:

"Mixed-use development including alterations to the WestQuay Shopping Centre comprising Leisure uses including a Cinema (Use Class D2), Retail (Use Classes A1, A2, A3, A4 and A5), Hotel (Use Class C1), Residential (Use Class C3), Office (Use Class B1(a)), public open space, with associated car parking, access, highway, landscaping and other works".

4.2 Development parameters have been established for the entire Application Site7. These set

out details of the limits, necessary to define and fix those aspects of the Proposed

Development capable of having significant environmental effects, as defined in the EIA

6 The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 7 Parameter plans are a series of drawings that set the types of land use, the heights of the future buildings, main points of access, and landscaping proposals. They do not show individual buildings, roads, or planning but set out where the key parts of a development will be located on a site.


19314/A5/NTS2013 7 February 2013

Regulations. These limits or development parameters are shown on Figures 4.1 to 4.10

and described below.

Built Form

4.3 The Proposed Development has been divided into four ‘Development Zones’ (DZ1-DZ4) for

the purposes of identifying distinct development areas within the Proposed Development,

which have different building envelopes, uses, areas and heights. The footprint of each

building and type of development including maximum and minimum lines of deviation are

illustrated on Figures 4.4 to 4.8. The extent of each DZ is identified on Figure 4.1 and

the main land use elements are set out in Table 4.1.

Table 4.1: Land Use Elements of the Proposed Development

Floor Space Design Zone (DZ)

Land Use

Maximum Minimum

Car Parking Spaces

Retail-Restaurant (A1-A5)

15,000 4,000 DZ1

Leisure (including cinema) (D2)

15,000 6,000

DZ2 Retail Kiosks (A1-A5) 1,000 0

0

Retail-Restaurant (A1-A5)

2,500 0

Office (B1(a)) 10,000 0 Hotel (C1) 28,000 0 Residential (C3) (Units)

28,000 (360)

0 (0)

DZ3

Leisure (D2) 2,500 0 Retail-Restaurant (A1-A5)

1,000 0

Residential (C3) (units)

20,000 (260)

11,000 (140)

DZ4

Leisure (D2) 2,000 0

140-250

4.4 The Proposed Development will be delivered in two phases. DZ1 and parts of DZ2 will come

forward as part of Phase One of the Proposed Development. DZ3, DZ4 and the remaining

areas of DZ2 will come forward as part of Phase Two. The Proposed Development elements

are described in detail below under each DZ of the Application Site.

Phase One

DZ1

4.5 DZ1 is positioned in the northern portion of the Application Site abutting WQSC (see Figure

4.1) with the Town Walls to the east (at a minimum distance of 20m). DZ1 includes a main

building with retail, leisure, cafe and restaurant uses along with a cinema. DZ1 will contain

the proposed service yard access to the Proposed Development (from Harbour Parade) and


19314/A5/NTS2013 8 February 2013

pedestrian access to the multi-storey car park via a new link footbridge. The building is

designed with flexibility to respond to operator demand.

4.6 The cinema element is the main leisure anchor of the Proposed Development and represents

a key visual landmark due to its design and position opposite the Plaza and Town Walls.

Commercial units, designed to primarily include restaurants, cafes and bars will be provided

on various levels facing towards the pedestrian ramps and Western Esplanade. A large retail

unit (Class A1) will be provided at ground floor level fronting onto Harbour Parade. It is

envisaged that this will be occupied by a Supermarket or national multiple retailer.

4.7 Service access to the building is provided from a dedicated route off Harbour Parade, with all

servicing to individual units to be undertaken internally from the internal core connecting to

the service yard.

4.8 DZ1 includes a number of open spaces including an area on promenade level towards the

Plaza and an area of public realm on the southern edge linking the Plaza to Harbour Parade.

Terraced areas will also be created at the upper levels associated with the cinema.

DZ2 (Phase One element)

4.9 DZ2 will deliver substantial areas of public realm. This includes the main Plaza and the

Esplanade alongside the Town Walls to the east, the Pocket-Park to the north of the QSDC

and the landscaped public realm above the Town Walls off Albion Place adjacent to Catchcold

Tower. DZ2 will also provide up to 1,000 sqm GIA for ‘retail kiosks’ proposed to be used on

temporary and/or permanent basis.

4.10 The main Plaza and the Esplanade positioned on the north-eastern part of the Applicaiton

Site will come forward as part of Phase One. They represent a key component of the

Proposed Development as it is a significant area of public open space and will form a new

pedestrian link between Bargate Street and Western Esplanade. This will significantly

enhance pedestrian linkage between the City Centre and the waterfront to the south. DZ2 as

a whole also contains accessible pedestrian linkage between the Plaza and the QSDC and the

access road to the car park from Harbour Parade. Vehicles access will only be occasional in

order to cater primarily for the staging of event and to allow access for emergency vehicles.

The proposed access is shown on Figure 4.10.

4.11 The configuration and extent of the Plaza has been designed in order to relate sensitively to

the setting of the Town Walls. The area varies in width (east-west) from a minimum of 20m

at its narrowest point to 42m between the main leisure/cinema building and commercial units

and the Town Walls (ensuring a significant buffer and appropriate setting to the Town

Walls).


19314/A5/NTS2013 9 February 2013

4.12 There will be active frontages onto the Plaza and Esplanade from DZ1, DZ3 and DZ4. The

Plaza has been designed to cater for a number of different uses and events including outdoor

dining, outdoor events and leisure associated with the use of the Proposed Development and

the City Centre. The majority of the area will be hardscaped.

Phase Two

DZ3

4.13 DZ3 is positioned in the central portion of the Application Site fronting the Town Walls to the

east and residential tower (DZ4) immediately to the west. DZ1 is to the north and DZ2 is to

the south and east as shown in Figure 4.1.

4.14 DZ3 will contain a variety of uses including hotel, restaurant, retail, office and residential

uses. It will also contain replacement and other additional car parking and associated

service yards. It has been designed with flexibility to incorporate or omit the various uses at

the detailed design stage (dependent on user demand). This element will comprise separate

building blocks around a unifying area of public realm. The servicing of the buildings will via

Harbour Parade roundabout access road or Western Esplanade.

4.15 DZ3 includes two levels of car parking providing between 140-250 spaces. The ground level

car park will replicate the spaces lost from the SCC owned car park adjacent to the QSDC

which will be removed as part of the Proposed Development. The second level is provided

for the occupants of the residential tower located in DZ4. The car park will be accessed from

the existing access road linked to the Harbour Parade roundabout.

DZ4

4.16 DZ4 is positioned on the south-western corner of the Proposed Development fronting the

QSDC to the south and Harbour Parade immediately to the west. DZ1 is to the north and

DZ3 to the east.

4.17 DZ4 contains the residential tower building which is intended to become a key visual

landmark for the Proposed Development and Southampton City Centre. The building has

been positioned in the least sensitive part of the Application Site away from the Town Walls

and has been orientated to maximise views to the waterfront.

4.18 The tower building will provide residential uses as well as some commercial floorspace which

will include leisure and/or retail uses. There will be between 140 to 260 residential units

with a range of studios, 1, 2 and 3 bedroom units.


19314/A5/NTS2013 10 February 2013

4.19 There is no dedicated parking within DZ4. Car parking for residents will be provided in the

second level of the DZ3 car park. There will be a direct internal link between this area and

the building for residents. Service access to the building is provided from a dedicated route

off Harbour Parade. The building is proposed to be set back from the street edge which will

allow the provision of an area of open space along Harbour Parade on its western edge.

DZ2 (Phase Two element)

4.20 The Phase Two elements of DZ2 include the Pocket-Park to the north of the QSDC and the

landscaped public realm above the Town Walls off Albion Place adjacent to Catchcold Tower.

4.21 The Pocket-Park represents a dedicated area of open space consisting of hard surfacing and

green landscaping and is positioned on the southern part of the Application Site immediately

to the south of DZ3. The configuration and extent of the Park has been designed in order to

integrate the disabled access ramp to the QSDC into the primary circulation route of the

Proposed Development and provide enhanced green space within the Proposed Development.

4.22 The landscaped public realm above the Town Walls ‘Albion Gardens’ will be designed to

accentuate the Town Walls and Catchcold Tower. Albion Garden will be designed based on

the quilt pattern of the historic garden which was formerly located here.

4.23 The elevated location of Albion Garden at the level of the Old Town will allow for views

across the Plaza below.

Building Heights

4.24 The maximum and minimum building heights within each DZ are illustrated on Figure 4.9.

Table 4.2 breaks down the maximum heights by DZ.

Table 4.2: Maximum Heights by DZ

DZ Maximum Heights AOD (m)

DZ1

+36.5

DZ2

N/A

DZ3

+36

DZ4

+95

Notes: 1. AOD is defined as Above Ordnance Datum 2. Heights of buildings to be measured from the level of the ground floor slab to the apex of the roof (not including plant). 3. The DZs referred to are identified on Figure 4.9 Building Heights


19314/A5/NTS2013 11 February 2013

Access

4.25 The locations of the access points into the Proposed Development are shown on Figure

4.10. The majority of vehicles will access the Application Site from Harbour Parade and the

A33 West Quay Road/Town Quay corridor. Car parking will be available in existing surface

level and multi-storey car parks with high level pedestrian bridge links.

4.26 Public transport to the Application Site will be available via the bus stop interchange on

Portland Terrace. Bus stops are also positioned on Castle Way to the east.

Construction Programme

4.27 Construction will commence in 2013/2014 with Phase One (subject to gaining planning

permission) which is expected to be completed by 2016. Phase Two will be brought forward

in response to active market demand, but is anticipated to be completed by 2019. Figure

4.11 shows the anticipated phasing for the Proposed Development.

4.28 A Construction Environmental Management Plan (CEMP) will be prepared for the Proposed

Development that will provide the methods of managing environmental issues for all involved

with the construction activities.

4.29 It is anticipated that SCC will wish to regulate the hours of work on the Application Site. It is

anticipated that these will be 08:00 to 18:00 Monday to Friday and 08:00 to 13:00 on

Saturdays. All work outside these hours will be subject to prior agreement, and/or reasonable

notice, by SCC, who may impose certain restrictions. Night time working will be with the

agreement of SCC and restricted to exceptional circumstances.

5.0 SOCIO ECONOMICS

5.1 The ES includes an assessment of the effects of the Proposed Development on socio

economics in proximity to the Application Site during construction and operation.

5.2 During construction of Phase One it is anticipated that approximately 600 full, part-time and

temporary jobs will be generated by the construction of the Proposed Development. These

will be supplemented with further indirect employment that may be generated due to

requirements for building materials, plan, plant maintenance etc. during the build period.

Local services such as restaurants, cafes, shops, petrol stations etc are also likely to

experience a temporary boost through the provision of meals, refreshments and fuel to the

workforce. This will result in temporary effects of moderate beneficial significance.


19314/A5/NTS2013 12 February 2013

5.3 During operation of Phase One it is anticipated that a maximum of 500 full and part time jobs

will be created. The increased job creation and consequently income will lead to wider spin-

off benefits for local shops, businesses and services primarily in Southampton. This will

result in a long-term effect of major beneficial significance.

5.4 Phase One will provide space for retail and restaurants catering largely for retailers and

restaurant/leisure operators not present in the City Centre and WQSC which will complement

the existing offer and ensure only positive effects on the trading conditions and health of

wider parts of the City Centre. The effects will be long-term and of moderate beneficial

significance.

5.5 Phase One also represents a significant opportunity to promote accessibility and enhance

social inclusion in the area around the Application Site and City Centre. The Proposed

Development will be accessible and inclusive to all elements of the population who will be

able to access the completed retail and leisure facilities; use and enjoy areas of new public

open space; appreciate the City’s heritage assets through enhanced access to the Town

Walls; and improve pedestrian accessibility between the City Centre and Waterfront.

5.6 The mix of uses within the Proposed Development including shopfronts which will be active

during day and night time hours. This will offer a significantly enhanced degree of natural

surveillance which is currently lacking in the area around the Application Site. This will

result in a long-term effect of moderate beneficial significance.

5.7 During operation of Phase One and construction of Phase Two there will be further 600 job

opportunities associated with the construction activities while the benefits associated with

the operation of Phase One will also continue.

5.8 During the Completed Development in addition to the effects described above for the

operation of Phase One there will be long term effects of moderate beneficial significance

associated with the provision of residential units in the form of a range of studio, 1, 2 and 3

bedroom units providing accommodation for up to 937 people by completion and contributing

to housing needs established by planning policy. The provision of the hotel will create a

long-term effect of minor beneficial significance. There will also be the creation of an

additional 883 jobs associated with the increase in retail and office accommodation providing

a moderate beneficial effects

5.9 However with the increase in population there will be additional school aged children

generated by the residential components of the Proposed Development leading to a long-


19314/A5/NTS2013 13 February 2013

term effect of minor adverse significance on education facilities. There will also be a long-

term effect of minor adverse significance on health facilities associated with the rise in

population.

5.10 The Proposed Development in combination with the cumulative development schemes

discussed above will result in cumulative effects of: major beneficial significance in terms of

employment and job creation; moderate beneficial significance in terms of population,

housing, retail, hotel, leisure and office; negligible significance in terms of leisure provision,

community and recreation facilities and minor adverse significance in terms of education and

health facilities.

6.0 TRANSPORT AND ACCESS

6.1 The ES includes an assessment of the transport effects of the Proposed Development. The

Application Site is well located in terms of accessibility by public transport, walking and

cycling, which is in accordance with the general aims of National Planning Policy Guidance

and is close to other amenities and services which will enable one trip to support multiple

purposes.

6.2 Construction traffic effects resulting from HGVs and other vehicles associated with

construction accessing the Application Site will be mitigated by appropriate planning and

management resulting in negligible effects.

6.3 During operation of Phases One and Two, walking and cycling trips in the local area are

expected to increase as a result of the Proposed Development. New routes and connections,

improved public realm and cycle parking facilities will be provided to support the use of these

modes. The residual effect of the overall development on walking is considered to be

moderate beneficial and on cycling it is considered to be negligible. Use of these modes will

also be supported by travel planning measures at the Proposed Development.

6.4 The Proposed Development is located in the city centre close to numerous and frequent

public transport services. It is considered that the existing public transport services have

adequate capacity to accommodate the increase in passenger demand and that the overall

residual effect of the Proposed Development on public transport is negligible.

6.5 The Proposed Development will increase traffic on the local highway network. Most of the

Proposed Development traffic is expected to use the A33 West Quay Road / Town Quay

corridor to access the Application Site. The effect of the traffic increase would be mitigated

by optimising the traffic signal timings on the A33 corridor near the Application Site to take


19314/A5/NTS2013 14 February 2013

account of the change in traffic demand arising from the Proposed Development. Travel

planning at the Application Site will help mitigate the effects of the Proposed Development

on the local transport network and to support use of non-car travel modes. This will result in

negligible effects to the highway network apart from at one junction (Eastern Harbour

Parade/West Quay Road junction) which will experience a long term moderate adverse effect.

6.6 The Proposed Development proposes a restrained level of car parking for its new land uses

and will facilitate the use of existing under-utilised parking capacity, particularly in the West

Quay Multi-Storey car park. The proposed parking and servicing provision is considered

suitable for the size of development proposed resulting in a negligible effect.

6.7 It was agreed with SCC that due to a combination of factors including the distance from the

Application Site and minimal parking provision, that consideration of cumulative effects was

not necessary for transport assessment purposes.

6.8 The development proposals accord with the relevant national, regional and local

transportation policies.

7.0 ECOLOGY AND NATURE CONSERVATION

7.1 The Application Site is currently of limited ecological interest with amenity grassland and

areas of hard standing on the Application Site having no ecological interest and no potential

to support protected species. However, trees and ornamental planting provide some

opportunities for common bird and invertebrate species. Castle Bailey Wall is considered to

have low bat roosting potential, as a precautionary measure only.

7.2 The Proposed Development abides by the principles laid out in national, regional and local

planning policies.

7.3 There is the potential for some minor adverse effects upon ecological receptors during

construction of Phase One and Phase Two, although the majority of effects are negligible.

Similarly, there is the potential for some minor beneficial ecological effects to arise as a

result of the Completed Development. The ecological value of the Application Site could be

enhanced as a result of the Completed Development with the provision of ecological

enhancement measures such as the provision of suitable nesting opportunities for birds,

roosting opportunities for bats and foraging habitat for invertebrates, birds and bats.

7.4 There would be no significant adverse effects upon designated sites as a result of the

Proposed Development or any adverse effects in combination with other consented schemes

considered as part of the cumulative assessment.


19314/A5/NTS2013 15 February 2013

8.0 LANDSCAPE AND VISUAL

8.1 The ES has included an assessment of the effect of the Proposed Development on the

landscape and views to and from the Application Site for the construction and Completed

Development phases. To inform the assessment, an appraisal of the current townscape and

visual amenity of the Assessment Site and its surroundings was undertaken.

8.2 Some temporary major adverse effects are expected during construction. The main receptors

identified experiencing these effects are the character area around the walls (CA11) and

views from the Catchcold and Arundel Towers. The effects are considered to be major

adverse due to the proximity to the Application Site, the sensitive nature of the receptors

and the magnitude of change to the views.

8.3 Whilst inevitably losing some views of the Town Walls, and some views of the waterfront

from Arundel Tower, the Completed Development will generally have minor beneficial effects

for the majority of views and character areas. The maximum and minimum parameters have

been assessed. In some close range views, the Proposed Development close to the minimum

parameters would benefit the views. Conversely, from some longer distance views, the

Proposed Development could benefit from achieving closer to the maximum height

parameters in order to create a new iconic landmark for Southampton.

8.4 Small numbers of properties on Forest View will experience moderate to major adverse

effects during operation of Phase One and the operation of the Completed Development.

These properties are located at the top of the Town Walls with clear views towards the

Application Site and out towards the waterfront. These views will be limited particularly by

the maximum parameters of Phase Two. Views from the top of the Town Walls will also

experience major to moderate adverse effects during the operation of the Completed

Development for the maximum parameters.

8.5 The mitigation measures inherent with the Design Principles of the Proposed Development

will minimise the adverse effects on the sensitive Town Walls and adjacent Conservation

Areas: Old Town West Conservation Area and Old Town North Conservation Area. The

Proposed Development will contribute vitality and a 'sense of place' to what is currently a

fragmented character area, west of the City Centre.

8.6 There are no foreseeable cumulative effects associated with the Application Site in relation to

other development schemes in the area.


19314/A5/NTS2013 16 February 2013

9.0 DAYLIGHT, SUNLIGHT, OVERSHADOWING AND SOLAR GLARE

9.1 The ES has included an assessment of the effect of the Proposed Development on daylight,

sunlight, overshadowing and solar glare for the construction and operation phases.

9.2 The effect of construction of the Proposed Development on daylight, sunlight and

overshadowing is considered to be negligible.

9.3 The effect of the operational maximum parameter Proposed Development on residential

amenity at the properties on Forest View is considered to range from major adverse to

negligible. However, this effect is likely to be reduced when the massing and articulation of

the buildings are considered at the detailed design stage.

9.4 The assessment has shown that the Completed Development will have a negligible effect on

new and adjacent amenity areas in terms of overshadowing. In terms of solar glare, the

technical analysis shows that for the majority of the year there would be negligible effect.

However, the nature of the Proposed Development does mean that reflected solar glare

would be unavoidable at certain times of the day assuming that there are clear skies at these

times to allow the sun to reflect off the building façades. However, at worst this would be a

highly localised minor adverse effect lasting only a short period of time. The effects from

daytime solar glare are not considered to be detrimental to the safe movement around the

roads and pavements surrounding the Proposed Development.

9.5 Due to the distance of the cumulative schemes from the Proposed Development, there will be

no cumulative effects when considering the effects of daylight, sunlight, overshadowing and

solar glare.

10.0 NOISE AND VIBRATION

10.1 The ES has included an assessment of the effect of the Proposed Development on noise and

vibration for the construction and operation phases.

10.2 During the construction of Phases One and Two the implementation of suitable control

measures through the CEMP the effects resulting from construction noise and vibration would

be temporary and of minor to moderate adverse significance depending on the location of

the Noise Sensitive Receptors (NSRs) in relation to the construction activities.

10.3 The Application Site is suitable for residential amenity provided measures including use of

appropriate window glazing and ventilation are implemented. In addition should private


19314/A5/NTS2013 17 February 2013

residential balconies orientated towards Harbour Parade form part of the Proposed

Development, solid balustrades and recessed balconies would act to reduce noise levels

thereby safeguarding the residential amenity for future residents.

10.4 The potential noise effects from the Proposed Development uses can be suitably controlled

through the use of planning conditions which prescribe noise limits for fixed mechanical plant

together with suitable operational controls. Further to this, noise effects can be mitigated

through appropriate building design and suitable operational controls to safeguard the

residential amenity for existing off site NSRs and future proposed on-site NSRs.

10.5 Due to the distance of the cumulative schemes from the Proposed Development and the

implementation of appropriate mitigation measures such as those discussed above, there will

be no cumulative effects when considering the effects of noise and vibration.

11.0 AIR QUALITY

11.1 The ES has included an assessment of the effect of the Proposed Development on air quality

for the construction and operation phases. The Application Site is outside of any Air Quality

Management Area8.

11.2 During construction of Phase One and Two, following the implementation of appropriate

environmental management controls through the CEMP, the likely residual temporary effects

of construction-related dust would be minor adverse at the closest properties between 10m

and 100m of the Application Site boundary and negligible at all other sensitive receptors. The

temporary residual effects of emissions and dust from construction vehicles entering and

leaving the Application Site would be minor adverse to moderate adverse.

11.3 During operation of Phase One and Two the likely residual effects at receptors surrounding

the Application Site are predicted to result in negligible to minor adverse effects on local

concentration of Nitrogen dioxide and particulate matter (PM10 and PM2.5) taking into account

the operation of the potential Energy Centre.

11.4 In terms of cumulative effects, the combined construction traffic of all cumulative schemes

may cause cumulative local air quality effects in the worse case scenario whereby the other

development schemes are constructed at the same time as Phase One or Phase Two. In

contrast there will be no significant cumulative operational effects associated with either

Phases One or Two.

8 An Air Quality Management Area is a defined area by virtue of Section 82(3) of the Environment Act 1995, where it appears that the air quality objectives prescribed under the UK Air Quality Strategy will not be achieved. In these areas, a Local Authority must designate Air Quality Management Areas, within which an Action Plan can be proposed to secure improvements in air quality so that prescribed air quality objectives can be achieved.


19314/A5/NTS2013 18 February 2013

12.0 WATER RESOURCES AND FLOOD RISK

12.1 The ES has included an assessment of the effect of the Proposed Development on water

resources and flood risk for the construction and operation phases.

12.2 The Application Site is located between the River Test and the River Itchen which form a

confluence to the southeast of the Application Site. The River Test is located approximately

450m south of the Application Site and the River Itchen approximately 1.3 km to the east;

these combined rivers flow in a south easterly direction into the English Channel. A number

of statutory designated nature conservation sites lie within 2km of the Application Site.

12.3 The geological deposits underlying the Application Site are classified as a minor aquifer,

there are high groundwater levels on-site and groundwater flows to the southwest towards

the River Test. The Proposed Development should have a negligible effect on localised

groundwater flows and levels during both the construction and operational phases of the

Proposed Development.

12.4 Appropriate mitigation measures will be employed during the construction phases of the

Proposed Development, primarily through the implementation of the CEMP, to safeguard

surrounding surface waters and groundwater from any adverse effects associated with

construction activities. These measures will result in temporary negligible effects.

12.5 It is envisaged that the Proposed Development will discharge to Southern Water’s existing

drainage network and sewerage infrastructure. Should new foul and surface water drainage

be required in order to accommodate the Proposed Development this will be undertaken in

consultation with Southern Water. The drainage strategy envisages a reduction in surface

water run-off from the Application Site due to the use of large landscaped areas for storage,

in order to limit the discharge rate into the public sewer, which should have a beneficial

effect in respect of surface water discharge to the sewer compared with the existing

situation. These measures will result in long-term negligible effects

12.6 The Proposed Development will lie within areas at low flood risk (Flood Zone 1) with the

exception of the far north-west corner which lies within an area at medium risk of flooding

(Flood Zone 2). All Phase One land uses are assumed to have a 60-year lifespan so would

not be at risk of tidal flooding throughout their lifetime. However, Phase Two, which

includes residential development, is assumed to have 100-year lifespan so buildings in DZ3

and DZ4 would be at risk of tidal flooding towards the end of their lifetime (after 2070)

based on current climate change predictions. As such, consideration should be given to


19314/A5/NTS2013 19 February 2013

appropriate flood resilience and management measures for the Phase Two development area

at detailed design stage. These measures will result in long-term negligible effects.



13.0 GROUND CONDITIONS

13.1 The ES has included an assessment of the effect of the Proposed Development on ground

conditions for the construction and operation phases. The potential for ground contamination

to be present at the Application Site has been identified as part of the assessment. Any such

contamination could be localised or widespread.

13.2 Subject to the implementation of the recommended mitigation measures including site

investigations and remediation prior to construction, the residual effects of the Proposed

Development should largely be negligible, with one minor adverse effect identified in relation

to ground contamination during construction of the Proposed Development.

13.3 The Application Site is considered suitable for the Proposed Development. It is anticipated

that on completion of the Proposed Development the National Planning Policy Framework

requirement that the Application Site would no longer be able to be captured under the

Environment Act Part IIA regime9, will be met.

13.4 Given that ground conditions are specific and local to the Application Site, the Proposed

Development would not give rise to adverse effects that would interact with any of the

agreed ‘cumulative schemes’, either during the Proposed Development’s construction or

following its completion. Therefore, it is considered that the Proposed Development would

not give rise to any significant cumulative effects.

14.0 WIND MICROCLIMATE

14.1 The ES has included an assessment of the effect of the Proposed Development on wind

microclimate for the construction and operation phases.

14.2 Current wind conditions for the existing open Application Site are expected to be suitable for

leisure walking on both the upper pedestrian level on the east side of the Application Site

9 Specific UK legislation on contaminated land is principally contained within Part IIA of the Environmental Protection Act (EPA) 1990. The

legislation endorses the principle of a ‘suitable for use’ approach to contaminated land, where remedial action is only required if there are

unacceptable risks to human health or the environment, taking into account the use of the land and its environmental setting.


19314/A5/NTS2013 20 February 2013

(above the Town Wall) and the lower pedestrian level on the west end of the Application

Site. The meteorological data indicates that prevailing winds are from the south-west with a

secondary peak from the north-east.

14.3 It is considered there will be negligible effects on the wind microclimate during the

construction of Phase One and Phase Two of the Proposed Development.

14.4 The assessment has shown that the windier parts of the Completed Development are

expected:

• at the west facing building corners;

• along the thoroughfare between Phase One and Two; and

• Between Phase Two and QSDC.

14.5 The wind microclimate at the majority of entrances to the Proposed Development is suitable

for the intended use. Therefore the effects would be negligible significance during

operation.

14.6 As there are no cumulative developments within a 500m radius of the Application Site there

are considered to be no cumulative effects during the construction or operation of the

Proposed Development.

15.0 ARCHAEOLOGY

15.1 The ES has included an assessment of the effect of the Proposed Development on

archaeology for the construction and operation phases.

15.2 The main part of the Application Site lies west of the medieval walled town on land reclaimed

from the River Test foreshore in the twentieth century. However, in early prehistory the river

level was much lower than it is today. Evidence for Palaeolithic and Mesolithic activity (pre c.

4000 BC) in bands of peat within the alluvial deposits below modern levelling has been found

in the foreshore zone. It is also possible that the remains of ancient vessels abandoned on

the foreshore in almost any period of the past may survive near to or on the surface of the

alluvium.

15.3 The principal effect of the Proposed Development on archaeological remains west of the

walled town will be as a result of piling within the footprint of DZ4 within Phase Two.

Mitigation will take place in accordance with the provisions of government policy as set out in

the National Planning Policy Framework, regional and local planning policies. In advance of


19314/A5/NTS2013 21 February 2013

construction, mitigation will include an archaeological evaluation to a specification agreed

with the Planning Archaeologist at SCC. Should any significant remains be found, a further

programme of appropriate mitigation will be put in place to allow recording and recovery.

The effects will be permanent negligible significance.

15.4 Localised groundworks on the part of the Application Site within the town walls is likely to

have some effect on archaeological remains, largely of the medieval period, which were

identified in a 2009 site evaluation. The effects will be of permanent negligible significance.

15.5 It is expected that archaeological investigation will take place at all the cumulative schemes

in order to mitigate the potential effects of development such that the archaeological

resource will be preserved by record. It is considered that there will be negligible cumulative

effects on archaeological remains from development of the Proposed Development and the

cumulative schemes.

16.0 BUILT HERITAGE

16.1 The ES has included an assessment of the effect of the Proposed Development on built

heritage for the construction and operation phases.

16.2 Following the adoption of the CEMP during the construction phases which details appropriate

piling and remediation techniques, imposition of protective zone, and use of site hoardings

during demolition and construction works, residual effects on the setting of Scheduled

Monuments and listed buildings within the study area will be minor adverse to negligible.

The minor effects will be experienced by the Town Walls and the associated designated

structures, and the settings of the Old Town West Conservation Area and Old Town North

Conservation Area.

16.3 The mitigation measures inherent within the Design Principles of the Proposed Development

will minimise the adverse effects on the sensitive Town Walls and adjacent Conservation

Areas, via design, materials, building placement, and the creation of visual permeability.

Connectivity between the Proposed Development and the Town Walls and the Old Town

Conservation Areas will be strengthened through defining and reinforcing important view

corridors to historic assets including the Town Walls.

16.4 In addition, the increased activity along Western Esplanade will encourage greater visitor

numbers to appreciate the resource. The new pedestrian routes and the creation of views

within and through the Completed Development, along with the improvements to pedestrian

access and linkages and resulting increase in activity, will represent a minor beneficial effect,


19314/A5/NTS2013 22 February 2013

improving the connectivity of the area with the Town Walls and the Old Town Conservation

Areas beyond.

16.5 In terms of cumulative effects, there are anticipated to be negligible during construction of

Phases One and Two. When the Proposed Development is complete, assuming that all the

development schemes are completed to a high standard, the cumulative effects should be

considered to be no greater than those described above with effects of negligible significance

for minimum parameters with the potential to increase to minor significance under maximum

parameters for the Completed Development.

17.0 WASTE

17.1 The ES has included an assessment of the effect of the Proposed Development on waste for

the construction and operation phases.

17.2 During construction of Phases One and Two the implementation of a Site Waste Management

Plan will ensure that waste is managed in accordance with relevant legislation and that,

where feasible, at least 50% of waste is reused or recycled. The residual effect of the

construction activities would likely result in a negligible effect on the quantity of waste

generated within the administrative boundaries of SCC.

17.3 During operation of Phase One and the Completed Development, the detailed design of the

commercial development will provide sufficient space for the storage of waste. The proposed

service yards will be designed with sufficient head height for access by waste collection

vehicles or alternative waste collection facilities will be provided. Provided the detailed

design incorporates these elements, and information is provided on the waste management

system the residual effect is considered to be, at worst, negligible.

17.4 During operation of the Completed Development provided that the detailed design of the

Completed Development provides sufficient storage both within the residential apartments

and within one or more central waste storage areas in line with SCC storage requirements to

segregate waste, that the location of storage is appropriate to minimise the distance that

residents need to transport waste, and that residents are informed, on occupation, of the

waste management system in terms of where to deposit waste and the requirement to

recycle, the residual effect is considered to be, at worst, negligible.




19314/A5/NTS2013 23 February 2013

18.0 RESIDUAL EFFECTS AND CONCLUSIONS

18.1 In summary, the Proposed Development will comprise a mixed use development including

Class D2 leisure uses (including a cinema), Class A1-A5 retail uses, Class C1 hotel use, Class

C3 residential use, and Class B1(a) office use along with car parking, access, highways,

landscaping and public open space.

18.2 Phase One will result in the following beneficial effects:

• Creation of approximately 600 full, part-time and temporary jobs along with further

indirect employment opportunities during construction;

• Creation of a maximum of 500 full and part-time jobs with wider spin-off benefits for

local shops, businesses and services;

• Provision of space for retail and restaurants catering largely for retailers and

restaurant/leisure operators not present in the City Centre and WQSC;

• Promotion of accessibility (including improvements to pedestrian facilities) and

enhancements to social inclusion in the area around the Application Site and City Centre;

• Enhanced degree of natural surveillance in the area through the mix of uses which allow

the Proposed Development to be active during day and night time hours;

• Provision of ecological enhancement measures such as provision of suitable nesting

opportunities for birds, roosting opportunities for bats and foraging habitat for

invertebrates, birds and bats;

• Enhancement to the local landscape character and the majority of views and character

areas; and

• Improvement to the setting of the Grade I listed Town Walls.

18.3 Phase Two will add the following beneficial effects to those outlined above:

• Creation of a further approximately 600 full, part-time and temporary jobs along with

further indirect employment opportunities during construction;

• Provision of residential units in the form of a range of units providing accommodation for

up to 937 people; and

• Provision of a hotel and leisure facilities.

18.4 The ES has also identified a number of adverse effects, during the construction and operation

of Phase One and Phase Two. Adverse construction effects include:

• Temporary deterioration of the setting of the character area around the Town Walls


19314/A5/NTS2013 24 February 2013

(CA11) and views from the Catchcold and Arundel Towers;

• Potential for mobilisation of contaminants resulting in the deterioration of surface and

ground water quality;

• Potential for dust emissions resulting from the groundworks and general construction

activities;

• Potential for noise disturbance to the nearby residents in Southampton from construction

and construction traffic; and

• Potential for temporary effects on air quality from construction vehicle emissions.

18.5 The implementation of the mitigation measures during construction such as the use of site

hoarding, dust and noise suppression measures and temporary drainage will result in many

adverse effects being reduced or avoided.

18.6 The adverse operational effects during Phase One and the Completed Development identified

by the ES include:

• Increase traffic and potential delays to travel time associated with the Eastern Harbour

Parade /West Quay Road junction;

• A deterioration of some views from the top of Town Walls and the Old Town Conservation

Area (OTCA) through loss of distance views to the waterfront; and

• Loss in sunlight for a small number of properties on Forest View, however, this effect is

likely to be reduced when the massing and articulation of the buildings are considered at

the detailed design stage.

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