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Brookshaw Developments Limited

Openshaw West Constraints Removal Works Environmental Statement

Non Technical Summary

March 2011

Regatta House, Clippers Quay, Salford Quays, Manchester

Tel: 0161 872 3223

Email: [email protected]

Openshaw West Constraints Removal Works Environmental Statement Non Technical Summary

Brookshaw Developments

A064184/ES/NTS

Contents Section A Introduction Part 1 Background Part 2 Environmental Assessment Part 3 Site Description Section B The Proposals Part 1 Background and Need Part 2 Alternatives Part 3 Description of the Development Part 4 Construction Section C Consultation Section D Environmental Impacts Part 1 Archaeology and Cultural Heritage Part 2 Ecology and Nature Conservation Part 3 Surface Water, Flood Risk, Drainage Part 4 Ground Conditions and Underground Water Part 5 Air Quality Part 6 Noise and Vibration Part 7 Traffic and Transport Section E Further Information



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Introduction Section A Background This document summarises the Environmental Statement (ES) which accompanies the planning application by Brookshaw Developments Ltd for the proposed Constraints Removal Works at Openshaw West. The Constraints Removal Works proposed will prepare the site for future development and will consist of the removal of contaminants within the ground as well as generally levelling the site to enable future development to take place. This document is a summary of the Environmental Impact Assessment (EIA) process in non technical language. The main Environmental Statement (ES) (Volume 1) and the supporting Appendices (Volume 2) contains more detailed information on the project and each of the environmental topics considered. Environmental Assessment EIA is a formal process by which the environmental impacts of a project are assessed, and where there is potential for a significant impact that cannot be avoided, works are identified to lessen the impacts (mitigation). The ES reports on the findings of the EIA and sets out those areas where potentially significant environmental effects have been identified and the mitigation proposed to remedy predicted effects. It forms an important part of the planning application decision making process. The development is considered to fall under schedule 2 (section 10b – urban development projects) of the EIA Regulations (The Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999). The topics to be included within the ES were agreed with the local planning authority, Manchester City Council (MCC), through a process known as ‘scoping’. Scoping involves a consideration of how the development could potentially impact on the local environment, and identifies those areas where those impacts might be significant. MCC considered the scoping report produced for the development, and consulted with statutory bodies such as the Environment Agency. All comments



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received through the scoping process have been considered in the ES, or, where relevant, in other documents forming the planning application.

The scoping opinion identified that the following topics should be assessed as part of the EIA:

• Archaeology and Cultural Heritage

• Ecology and Nature Conservation

• Surface Water, Flood Risk and Drainage

• Ground Conditions and Underground Water

• Air Quality and Odour

• Noise and Vibration

• Traffic and Transport

Site Description The site is located in the Openshaw area of Greater Manchester and is bounded to the north by Ashton New Road (A662), to the north east by the Ashton Canal, to the south east by Clayton Lane, to the south by Wilson Street and to the west by Alan Turing Way (A6010). The site includes a mixture of small occupied units in the north western part of the site and isolated units in the west but the majority of the site comprises a cleared unoccupied site. Land within the current site boundary consists of primarily built habitat and hard standing including the former CIBA chemical works (formerly known as the Clayton Aniline Works), a small industrial estate and a number of small buildings/businesses forming the site boundary. A number of car parks are also present. Vegetated areas are also present on site and include land in the south-west corner, land adjoining Alan Turing Way and the areas of amenity planting adjacent to Mill Street.



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The area surrounding the site comprises mixed-use development. Residential areas are present along Clayton Lane, Wilson Street and just beyond Alan Turing Way. St Brigid’s Primary School also backs on to Alan Turing Way. Industrial/commercial buildings are present along the Ashton Canal, Clayton Lane and Wilson Street. An Asda superstore and other retail outlets are located on the opposite (north-west) side of Ashton New Road (A662).

Site Location Plan



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Site Layout Plan



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The Proposals Section B

The Constraints Removal Works will deliver a remediated, secure and safe site that provides a platform for redevelopment. The ultimate redevelopment of this site will build upon the legacy of the 2002 Commonwealth Games through facilitating the continued regeneration of East Manchester.

Alternatives The proposed works seek to remove existing constraints from the site and deliver a remediated, relatively level, secure and vacant site and to create a development platform. By not undertaking these Constraints Removal Works, this important site would remain contaminated and inappropriate for future development as envisaged by adopted and emerging policies for the area. This could result in strategic objectives for this site and the wider locality as set out within the New East Manchester Regeneration Framework, Manchester Local Plan and Greater Manchester Strategy, not being achieved.

Description of the Development The strategy to deliver the Constraints Removal Works is based upon the following works:

• The remediation and validation of contaminated soils and groundwater;

• The grouting of mineworkings and mineshafts;

• The removal of below ground obstructions within the Made Ground (ground

which has been previously made or disturbed by human activities) to varying

depths;



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• The screening, processing and re-use of excavated materials;

• The diversion of utilities including drainage;

• Excavation of drainage attenuation / storage tanks and installation of tank

infrastructure but no connection to drainage network during these works.

• Stopping up and closure of internal, currently public roads; and

• Regrading of the site to form a development platform.

It is proposed that the remediation of contaminated materials will largely be undertaken on site and that therefore there will be no mass export of material from the site. Material will however need to be imported for the grouting of mine shafts and mine workings.



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Consultation

Section C

Consultation has taken place with MCC and other statutory bodies including Natural England and the Environment Agency amongst others. These discussions with consultees have been used to inform the proposals, determine the need for an EIA and the topics that should be covered by the assessment.

Environmental Impacts

Section D

Archaeology and Cultural Heritage A heritage desk-based assessment of the whole site has been completed and archaeological evaluation and mitigation has been undertaken across the Brookshaw Development owned parts of the site to identify heritage assets. The site has been extensively developed since the mid 19th century primarily for industrial uses, but also for housing. The majority of the site was occupied by the CIBA chemical works and OMG chemical works in the 20th century. The desk-based assessment identified heritage assets of significance, such as two chemical works, colliery remains, textile mill, fire brick works and kilns, workers’ housing, canal arm and farms or cottages. These archaeological remains will be removed as part of the site ground works. There is considered to be a negligible potential for earlier archaeological remains to be discovered within the development site as they are likely to have been removed by the previous developments. Several of the areas where remains were thought likely to exist were targeted with evaluation excavations to assess survival and significance. The evaluations have allowed a mitigation strategy to be developed to excavate and record the archaeological remains prior to their removal. The results of the mitigation will then be reported within a post-excavation report and a popular booklet. The OMG and Mantax Taxis sites which are of archaeological interest have not been



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accessible at this stage as they are not currently owned by Brookshaw Developments and therefore evaluations will take place on these to confirm the level of interest once the site ownership is transferred. These evaluations will allow the mitigation strategy for any potential archaeological remains to be identified and implemented. The effects of the development on archaeology and heritage are not considered to be significant once mitigation measures have been implemented.

Ecology and Nature Conservation The Brookshaw Developments owned parts of the site were visited during 2010 to establish their value for ecology and nature conservation. This work included a habitat survey that mapped the habitats present and assessed whether the site could potentially support any notable or legally protected species. The OMG and K&R sites, although currently outside of Brookshaw Development’s ownership, have also been the subject of the habitat survey. Remaining buildings within the site but currently outside of Brookshaw Development’s ownership will be fully surveyed for ecological significance following transfer of ownership. Currently unsurveyed sites include Singletons, Mantax Taxis, Tyresave, OB Trucks, New Life Windows and the Surgery (unsurveyed except for boundary visual assessments which have been undertaken during the site walkover surveys). The main body of the site consists of disused hardstanding remaining from previous industrial uses. Areas of grassland, scrub and scattered trees were present on the site and some Japanese knotweed was also identified in two small areas. The habitats present suggested that the site could support invertebrates, ground-nesting birds or potentially roosting bats within the buildings and vegetation on site. A desk study also identified that floating water plantain (a type of protected aquatic plant) is known to be present elsewhere in the Ashton Canal, which is adjacent to the north-eastern site boundary. On site surveys were carried out to inform the assessment of the Brookshaw Developments owned parts of the site, of OMG and K&R. These revealed that there are no important invertebrate populations on the site and no bats were roosting in any of the buildings or vegetation on site – although some limited bat foraging was recorded along the canal. This was limited to common pipistrelle, the commonest species of bat in the UK. In addition it was confirmed that floating water plantain is not currently present in the stretch of the canal that is adjacent to the site. During the surveys, it was noted that the Little Ringed Plover, a species of protected groundnesting bird, was breeding on the site and protection measures were



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immediately put in place to prevent any disturbance occurring during the ongoing survey work for the remaining duration of the bird’s nesting period. The detailed assessment has revealed that overall, because of its low ecological value and also the absence of a confirmed end use for the site (and therefore any future disturbance) no unavoidable negative impacts on nature conservation are predicted to occur based upon the results of the surveys of the parts of the site which have been accessible to date, and the visual boundary surveys undertaken of the remainder of the site. However, recommendations for the timing of some of the works have been made to minimise any possible impacts on birds and vegetation. We have therefore proposed that this be managed by writing an Environmental Management Plan (EMP) to cover the works. This will contain detailed protection measures to minimise the risk of disturbance to any valuable plants and animals on the site. It will also help to prevent the spread of Japanese knotweed during the remediation works and protect any Little Ringed Plover that might return to the site in the future. Should the site not be developed further in the near future (i.e. within a 3 year period), there is a commitment to undertake the following:-

• Bird and bat boxes are installed on some of the trees that are retained on site. These will help to replace the bird nesting habitat that has been lost, as well as creating new bat roosting opportunities – a feature that does not currently exist on site. An ecologist will be present during the works to check that all the recommended procedures are implemented correctly.

• Trees will be planted alongside the canal on the north-eastern edge of the

site. This will help to improve this important green corridor through the city as a foraging and nesting resource for both bats and birds.

Surface Water, Flood Risk, Drainage and Water Demand

Surface Water Quality

The following surface water features are located within 1km of the site:

• Ashton Canal;

• the River Medlock;

• and Corn Brook.



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Ashton Canal runs along the north eastern boundary of the site. Ashton Canal is located in a slightly elevated position relative to the the level of the site and it is unlikely that there is hydraulic connectivity from the site to the canal (i.e. that water can flow from the site to the canal). The River Medlock is located approximately 600m to the north of the site. Corn Brook is a water course running approximately 1km to the south of the site. Corn Brook flows generally to the west and discharges into the River Medlock near Piccadilly in Manchester city centre. A mixed silty and contaminated water discharge could be produced by the site during construction. However, the site’s temporary construction drainage system will collect such water and dispose of this after appropriate treatment to the public sewer system under consent. Welfare facilities will be provided and foul water is expected to be disposed of via the combined sewer under consent or tanked to the local sewage works.

Drainage

From a review of the public sewer records, it was identified that there are numerous public combined sewers located within the site. The majority of these will be abandoned and removed or grouted during the Constraints Removal Works though some deep sewers in the south west of the site will remain and connections to the sewerage network will remain. The end use drainage design proposes an infiltration solution. This reduces any potential off site flood impact. The placed material will seek to reflect the existing ground conditions..

Flood Risk

The assessment concludes that the proposed site is considered to be suitable for the proposed development use. The assessment also concludes that the site is at low risk of flooding from rainfall, groundwater, the Ashton Canal, overland flows from highways and sewer overflow flooding.



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Ground Contamination, Geology, Hydrogeology and Waste The potential effects of the Constraints Removal Works on the ground, geology, hydrogeology (groundwater) and waste capacity have been assessed following a baseline assessment of the current conditions at the site. At the constraints removal stage, the potential significant environmental effects are predominantly beneficial based upon the improvement of ground conditions as a function of the proposed site remediation and constraints treatment works. This improvement of the site condition is an inherent feature of the scheme and will provide beneficial effects with regard to contamination and ground stability issues. There is a potential for some adverse effects to arise from the disturbance and movement of contaminated soil around the site and adjacent areas and the disturbance of existing ground contamination. Measures that will be implemented to control the adverse constraints removal operations will reduce these effects to a tolerable and non-significant level. Such measures are likely to include environmental controls and plans governing the movement or storage of soil, the storage of fuels and other chemicals used in the construction operations etc. Ground stability and groundwater control will also be managed through suitable design and construction management measures for excavations. Post construction, the potential effects on ground and groundwater are expected to be non-significant and tolerable. Any such effects are likely to arise from a limited range of situations, such as unauthorised site access or fly tipping, which will be mitigated against.

Air Quality The baseline air quality assessment included a review of the sources of pollution in the vicinity of the site, including an examination of predicted background air pollutant concentrations. Sites and locations that were sensitive to changes in air pollution during the construction works were identified, as appropriate. An assessment was made of potential air quality impacts, which were considered to include the generation of dust from construction activities and exhaust emissions by road traffic and plant on-site. A study of meteorological data taken from Manchester Airport was undertaken, which indicated that rainfall patterns will lead to dust suppression for a significant part of the year.



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Mitigation measures were identified to control the impact of dust generation and exhaust emissions. The report highlighted that providing the mitigation measures are implemented, including construction of site hoarding and dampening down during the works, the most significant air quality impact was identified as dust generation in close proximity to sensitive receptors (e.g. residential properties). Residual impacts associated with all other identified remediation phase activities were not predicted to be significant.

Noise and Vibration An assessment of the potential impact of noise and vibration during the construction phase has been completed in agreement with the Pollution Services Department at Manchester City Council. Sensitive receptors close to the site have been identified and assessed as part of the baseline noise survey. A quantitative assessment has been undertaken to predict possible noise and vibration levels from construction activities in order to establish the potential impact during the works. Based on these calculations, elevated levels of noise and vibration are likely to occur to properties close to the works. However, such impacts will be temporary and of short term duration. For large periods of the works it is expected that impacts to these properties will be negligible. In order to reduce this impact to acceptable levels, mitigation measures will be agreed with the Local Authority prior to the start of the works.

Traffic and Transport The traffic and transport implications of the Constraints Removal Works were considered to determine the magnitude and significance of the impacts anticipated. Mitigation measures have been identified to minimise the impacts of the proposed development during construction. The site was previously used for a wide variety of industrial, chemical and business uses prior to becoming derelict. It is apparent that, when occupied by such businesses, a site of this size would have generated more traffic than the proposed Constraint Removal Works.



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The roads and highway network in the vicinity of the site are reasonably wide and well maintained so that they are capable of accommodating the construction traffic. The development will generate traffic for site operatives and the movement of plant and machinery. However, the most significant traffic movements are likely to be associated with the HGV (Heavy Goods Vehicle) movements removing any untreatable deleterious material from site and transporting building materials required to grout the historic mine workings onsite. As such, the impact most likely to arise from construction traffic using the local road network will be vehicles delivering materials to, or carrying waste materials from the development site. Such an impact will be intermittent and is considered to be negligible on account of the duration of the constraints removal period over which vehicle movements will be spread. The generated traffic flows associated with the Constraints Removal Works can be separated into the following categories:

• Journey to work trips associated with workmen arriving/departing for work;

• HGV trips associated with delivery of materials and plant to the site: and

• Removal of deleterious materials from the site

It is proposed that the main site access will be taken from the existing Ashton New Road/OMG junction.

Given that it is proposed to process and treat material on site, it is not considered likely that traffic associated with the works will result in a significant traffic impact.

Likewise, given that the operational phase will be a vacant, unoccupied site, with few associated traffic movements, significant traffic impacts are also not predicted to arise at that stage.



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Further Information & The Next Steps Section E The complete ES can be viewed during office hours at Manchester City Council Offices: ManchesterCity Council Number One, First Street Manchester Or online at Manchester City Council’s planning application pages at: http://www.manchester.gov.uk/

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