Environmental Impact Analysis - Nestle - Essay Example

? Environmental Impact Analysis Introduction Environmental impact assessment (EIA) is an interdisciplinary analysis of the natural, socio-economic, human health and cultural effects expected to result from a private or public sector development project. These studies aim to comprehensively inform the affected public and decision makers about the proposed project and available alternatives so as to minimize or mitigate against significant negative impacts (Chiras 2012). This paper articulates on the environmental impact analysis for nestle UK featuring an EIA plan for the development of Nestle South Haxby Road York. The Nestle South project intends to develop mixed use facilities including residential properties, offices, retail, cafe, community centre, highway infrastructure and other ancillary works with approval subject to Section 106 Agreement (Peter 2009). Background The site was first developed in 1890 for the manufacture of cocoa and confectionary. In 2006 Nestle Rowntree expressed intention to upgrade and improve the northern part leaving the southern part for future development. The redevelopment is part of a capital investment project facilitating upgrading works and safeguarding the employment of 1800 employees. In response to the expression of interest to develop the site, the Council produced and adopted a Development Brief highlighting the Council’s vision, aspirations, objectives and requirements (Templeton and Taubenfeld 1987). The Council’s vision for the site is to create an inclusive new live/work community and cultural hub well integrated with surrounding areas. The development would accommodate a mix of uses and follow best practices, maintaining public space, high standards of design and sustainability. A high quality urban design recognising the distinctive urban character of the city and providing attractive and safe cycle/pedestrian routes through and around the area will create a sense of place while embracing low car use principles (Templeton and Taubenfeld 1987). The site referred to as Nestle South, here, is the southern side of the nestle factory site. The site area is approximately 7.41 ha, which is around 40% of the overall factory area. All buildings in the site have been demolished except those in the Conservation Area which has been retained for redevelopment as part of the application. To the east of the site is the Joseph Rowntree Memorial Library, the west consists of a block of buildings including; Almond Block Extension and the Hambleton Terrace, to the north is the remaining Nestle factory site. Beyond the nestle factory buildings are sports pitches and Bootham Stray. To the east are Nuffield Hospital, Joseph Rowntree Theatre and Haxby Road (Dinc?er 2010). In the southern part is Sustrans Cycle path connecting Clifton with Heworth and Heworth Without. The path is an important off road link in the city and can be used by pedestrians. A number of terraced streets including Hambleton Terrace separate the site from the City Centre just over 1 km south. To the west is the residential area of Clifton connected by Wigginton Road. There is green landscaping to the west, east and southern boundaries of the site. All trees in the area are exempt from the tree preservation orders (Dinc?er 2010; Jones 2012). PROPOSAL This application seeks to convert the Cream Block and Cream Block Extension, Almond Block Extension and the Joseph Rowntree Memorial Library, as well as the progression of the remainder of the site into a development project. The project intends to construct 8 live work units; 46 two bedroom flats and 28 student flats. The commercial part will include Retail 974 sq m and Office 4116 sq m, the Joseph Rowntree Memorial Library as per the proposal is to be converted into a cafe. The remainder of the site will accommodate around 200 residential properties and commercial properties consisting of 5884 sq m of an office block and 1335 sq m creche, community centre and gym (Jones 2012). Two vehicular access points are proposed for the site. The existing access to Wigginton Road is to be upgraded to serve the western part of the site with a new access road to Haxby Road, to be created to serve the eastern part of the site. A single road will connect junctions with some local access points coming off the spine road. Bollards will be erected so as to ensure that only buses and emergency vehicles pass through the site (Pearse 2012). The Wigginton Road access is to serve the community centre, proposed houses and assisted living accommodation. The Haxby Road access will serve the student accommodation and retail units. The proposed purpose built office space and converted buildings incorporating flats. All the retained buildings form part of the conservation area. The demolition works are subject to the listed building application (10/02157/LBC) while the conservation area consent application (10/02159/CAC) has been approved for the demolition of the cycle storage enclosures east of CreamBlock as they were considered to be detrimental to the appearance and character of the area subject to Conservation Area Appraisal and; therefore, their removal is beneficial (Pearse 2012). Consultations The travel initiatives proposed are sustainable, and so is the location. The site is within walking distance of the city centre and local facilities. There is high frequency public service transport on both the western and eastern boundaries with all proposed dwellings being within 200m of a bus stop. There are footways of appropriate standards benefiting from street lighting and crossing points, in addition to the two new, pedestrian refuges being provided by the scheme on Wiggington Road and Haxby Road to support pedestrians and cycling (Crane and Matten 2007). There is a proposed travel plan (TP) incorporating both commercial and residential aspects of the plan. The TP is expected to liaise with the authority to ensure that proposed targets and measures are met. Car parking levels for the site have been derived from the local authorities Modal Assessment Trip Tool (MATT), which is considered representative of existing travel patterns. A high quality cycle parking has been incorporated in to the scheme with emphasis on security and natural surveillance. The internal layout is to be designed using principles set out in Manual for Streets to minimise and manage areas available for on-street parking (Crane and Matten 2007). Analysis has indicated that linking the area with full vehicular link would have serious detrimental impact on parts of the authority’s network and residential areas, and it was decided that vehicular impact would be reduced and mitigated against as much as possible. Though traffic on the surrounding traffic network is heavily congested, traffic generated by the development is expected to have negligible impact on the surrounding network (Crane and Matten 2007). A Road Safety Audit (RSA) was carried out by independent auditors, and the issues identified were resolved through modifications to the design. Concerns were raised by the RSA on the interaction between the proposed Haxby Road access and the adjacent Haleys Terrace/Haxby Rd junction, but the junction is expected operate within capacity and inter visibility between traffic is in line with the national guidance contained in the Manual for Streets (Crane and Matten 2007). Environment and Conservation The revised proposals are in line with key objectives on urban design uses and landscape. The Design Code and Parameters Plan illustrate key concepts of the project vision such as enhancement of surrounding open spaces, and reuse of existing historic buildings to maximise the sites potential for economic and social development while preserving the local distinct qualities of the area. A tree survey was submitted together with the application, the trees in the southern boundary to be retained and the parking adjacent to the trees and associated levels are to be developed without damaging the trees. The Design Code allows for alternative options for residential blocks so as to provide space for street trees. Although the proposal meets minimum standards as contained in the Sustainable Design and Construction planning guidance, chances exist to improve the sustainability of the proposal (Epstein 2008). Environmental Protection Ambience noise monitoring and prediction carried out in accordance with PPG24 found out that most of the site falls within NEC A and conditions are to be imposed to provide protection against noise in areas experiencing higher noise levels. Dust, noise and vibration during construction are to be suitably managed to prevent loss of amenity to nearby properties with new sensitive receptors introduced as development progresses. Conditions should be in place to prevent odour from the site as it can cause loss of amenity (Epstein 2008). Air quality changes due to rise in pollutant concentrations with additional traffic is considered to be negligible. There is potential for land contamination as cited in the submitted Environmental Statement, with two contamination hotspots identified. The EPU recommends conditions set to mitigate against these hotspots. There is no onsite sports provision and nestle has offered use of its sports pitches to the north of the factory in the Community Use Agreement proposal (Epstein 2008). City Development The project is in line with the relevant national and local planning policies as outlined in the Development Brief with a Development Brief for the site approved in 2007. The proposal is in line with the Strategic Housing Market Assessment by proposing two and three bedroom housing, And also in line with the York's Affordable Housing Viability Study (2010) with affordable housing set at 25%. The drainage of the site is Flood Zone 1 and therefore, not susceptible to river flooding. The requirement for 1% allocation of the developer’s budget to public art is captured in the proposal. The head of Economic Development and Science City York expressed satisfaction with the plan (Epstein 2008). External Factors The Clifton Ward Planning Panel expressed concerns that the project could exacerbate the current dire traffic situation in the town centre and those concerns should be mitigated against. The Heworth Planning Panel expressed fears that the project would compromise security in the area due to insufficient provision of car parks, and the sustainability model is not sufficient even dismissing the project as an over development of the site. The York Civic Trust agreed with all proposed uses of the land (Epstein 2008). The Yorkshire Water was satisfied by the Flood Risk Assessment and Drainage Report submitted, but recommended that no obstruction encroaches within 3m on either side of the sewer. It also recommended separate systems for foul and surface water which ought to pass through a grease trap prior to discharge into the public sewer. The Foss Internal Drainage Board recommended that current discharge rates to the Foss be reduced with the use of Sustainable Urban Drainage (SUD's) (Epstein 2008). Members of the Public demanded that light pollution be considered, and enough car parks provided. A relief road should be constructed between Wigginton Road and Haxby Road, but the concept of a relief road is completely compatible with the proposal as it can be constructed on the northern edge of the site. There was, however, objection to the provision of student accommodation as there is sufficient accommodation available (Jones 2012). Tackling the environmental challenges To mitigate against deterioration in traffic and air quality conditions in the site, Highways Officers recommended that through movement along the entire link be restricted to authorised users such as emergency vehicles, public transport and serving traffic. Therefore, it is impossible by the current application for vehicles to travel through from a point to another, but both access points allow inbound and outbound traffic with each access point serving a section of the development (Lawrence 2003). The car parks proposed do not exceed the councils adopted maximum standards when suitable low car use principles are adopted as outlined in the Development Brief. The Design Code allows for garages of 3m by 6m in size to accommodate family size cars and encourage their use. To promote sustainable transport choice Key, Objective 16 (KO16) of the Development Brief requires any development within the site to be highly accessible from the centre but with low car use. Measures have been projected to dishearten the usage of private vehicles including a sum of ?168 per dwelling to be provided by the developer to fund a city car club. The north and south bound bus stops on Haxby Road are to be moved further south due to their proximity to the proposed new vehicular access onto Haxby Road. KO16 requires the developer to improve the attractiveness of the already existing cycle path between the site and Hambleton Terrace (Lawrence 2003). KO17 of the Development Brief aims to create a greener environment than there is. The green planting on the south, east and western edges of the site will be maintained and supplemented with additional planting where appropriate. The Design Code provides alternative design principles all of which can accommodate green areas. The northern border of the spot is proposed to contain a planting strip to improve visual amenity of the area and provide a clear visual buffer between the Nestle South site and other Nestle factory site (Lawrence 2003). Sustainability KO 10 and 11 urge the developer to adopt a low energy community focused project and to consider contemporary design options for sustainability and overall energy efficiency. KO12 requires the proposal to incorporate on-site water management and recycling with at least 10% of the energy consumed provided by on site sources. Rain water harvesting and Sustainable Urban Drainage Systems (SUDS) are also recommended. An Environmental Statement and Supplementary Environmental Information document has been incorporated into the proposal, providing a full sustainability statement as required by the Sustainable Design and Construction IPS, criteria. Some of the proposals include; that the proposed project is in a sustainable urban location providing accessibility to the wider area on foot or bicycle and is close to public transport routes (Gilpin 1995). The area is pedestrian friendly encouraging on foot access to facilities. The project will minimise the use of non-renewable resources and commits to providing 10% of expected energy demand through on site renewable energy generation. There will be reduced energy demand by adoption of natural ventilation, natural shading, passive solar gain, orientation of windows to minimise need for lighting and use of energy efficient fittings and technologies. There is proposed use of water minimisation designs and grey water harvesting for community landscaped areas and gardens. Minimised use of building materials and sourcing of raw materials locally have been mentioned. FSC accredited timber is to be used for construction while the use of materials containing CFCs and HCFCs is prohibited. To protect the rural fringe of the site, light pollution will be restricted through appropriate lighting and landscaping (Gilpin 1995; Jones 2012). The use of a combined heat and power (CHP) system is proposed to enhance the sustainability of the scheme. This can be achieved by extension of the nestle site gas-fired CHP system which generates power with spare heat being used for building heating and to heat water. This if implemented can reduce carbon emissions of the scheme by providing hot water to some parts of the site (Gilpin 1995). Flood Risk and Drainage The element of flood risk has been captured in the Environmental Statement, with analysis of flood risk to the site from all sources and assessment of the effect of the scheme on flood risk within the site and elsewhere. This is all in line with the Development Control Local Plan Policy GP15a which stipulates that discharge rates should be less than the pre-development runoff level and new development should not exceed the capacity of receiving water courses. The assessment also considers the potential impacts of climate change on the flood risks over time. The application site lies within Flood Zone 1, the lowest flood risk classification of the Environment Agency. The project will reduce the impermeable area within the site from 6.3 ha to approximately 4.53 ha. There are six onsite catchments that drain offsite via separate outfalls before draining into the river foss (Gilpin 1995). The amount of storage required for a 1 in 100 year storm based on total offsite discharge rate of 617 l/s including an allowance for climate change as illustrated by the Modeling software is 749 cu m. Using SUDS, a total of 749 cu m of above and underground storage is required to store sufficient water and discharge at restricted rates to the River Foss via existing outfalls to reduce flood risk. The proposed drainage system received positive responses with no objection from the Foss Internal Drainage Board, The Environment Agency, Council's drainage engineer and Yorkshire Water (Gilpin 1995). Community Open Space/Play Area The indicative proposed level of development requires 0.39ha of children’s play space and 0.59 ha of amenity open space. In accordance with DCLP Policy L1c, there should be open space within developments to provide safe, secure and quality provision for children’s play, amenity open space and youth and adult sports facilities. The illustrative master plan includes approximately 0.4 ha open space on the site frontage with Wigginton Road, 0.12 ha to the rear of the proposed community building, 0.1 ha to the north of the proposed pedestrian/cycle boulevard and 0.7 ha between Cream Block and Haxby Road in the area proposed to be the main open space area containing landscaped lawns, play area and a water feature. Thus, there is sufficient open amenity space provided as per regulatory requirements (Gilpin 1995). As it is considered undesirable to create sports pitches within the development site, the requirement for sports pitches will be met through the off-site provision. The applicant has offered a Community Use Agreement with the Council which will allow the general public access to sports ground owned and managed by nestle located at the existing factory buildings between Wigginton Road and Haxby Road. They have also offered to pay a commuted sum towards the development and improvement of the sports pitches and associated facilities. This concept augurs well with The Parks and Open Space team (Jones 2012). Ecology There is a need to protect trees and hedge grows of amenity, landscape or nature conservation during development as per DCLP Policy NE1. Policy NE7 seeks to retain habitats and encourages the creation of new habitats. The proposed landscaping scheme submitted with the application proposes new planting across all sections of the site. It will Increase the bio diversity of the site creating more foraging and nesting habitat. There is a proposed tree line on the northern boundary of the site and another line along the southern boundary adjacent to the Sustrans cycle path which will act as foraging for bats and as a wildlife corridor (Jones 2012). There are no significant changes in air quality expected even with major schemes in place and the developer has offered to pay a commuted sum towards supply and installation of diffusion tubes. These tubes are to be used for analysis of quality of air in the vicinity of the development and collection and analysis of data. The Environmental Statement identified two land contamination hotspots, therefore, the development plan will ensure that these hotspots are militated against for public safety as provided in the Environmental Statement (Jones 2012). Conclusion The mix of uses proposed is in line with the Council’s key aims and objectives for development sites as outlined in the approved Development Brief. The proposed development is appropriate for the site while the quality of the environment can be enhanced through allocation of open space areas. Ecological and visual value can be improved through landscaping. The sustainable travel measures reduce the impact of the local highway network and promote the use of sustainable transport choices. Issues of surrounding environment protection and drainage have been addressed adequately (Jones 2012). The idea of redeveloping the Nestle south site (7.4ha) for commercial, residential and community uses is inspired as it will generate opportunities of strategic importance in the city provides employment opportunities. Bibliography: Chiras, D., 2012. Environmental science. Burlington, MA: Jones and Bartlett Learning. Crane, A. and Matten, D., 2007. Business ethics: managing corporate citizenship and sustainability in the age of globalization. Oxford [u.a.]: Oxford Univ. Press Dinc?er, I.; et al, 2010. Global warming: engineering solutions. 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World environment law bibliography: non-periodical literature in law and the social sciences published since 1970 in various languages with selected reviews and annotations from periodicals. Littleton, Colo.: F.B. Rothman Read More