Park of Keir Environmental Impact Assessment
Park of Keir Partnership Non-Technical Summary
Document Title: / Written: / Authorised: / Date: / Version:Park of Keir, Non-Technical Summary / A. Mitchell / R. Wilkie / 11/07/14 / Final, for planning
1 NON-TECHNICAL SUMMARY
1.1 Overview
The Park of Keir Partnership proposes to construct a mixed-use development incorporating a centre for tennis and golf, a hotel, sports and leisure facilities and enabling housing (the proposed development) at Park of Keir, near Dunblane (the site). A comprehensive indicative masterplan has been developed for the site which aims to introduce a high quality built development that is sensitive to the existing landscape and the local environment.
The proposed development will provide a wide range of sports and leisure facilities and will create a platform for the development of sporting talent, outreach to local schools and clubs, and high quality coaching at all levels.
The site is located to the south of Dunblane and to the north of Bridge of Allan, Stirlingshire, and presently forms approximately 105 hectares (ha) of used and disused farmland, open space, and woodland. The location of the site is shown on ES Figure 2.1. Outline planning permission was granted for the site in 2005 for the development of a 150 bed “destination” hotel with 18-hole golf course and associated development, which confirmed that the Park of Keir site is considered in principle to be an acceptable location for golf, hotel and recreation-based development.
A revised masterplan for the site has now been developed, and at the early stages of this work Brindley Associates Ltd (BAL) was appointed to undertake an Environmental Impact Assessment (EIA). The main findings and conclusions of the Environmental Impact Assessment are summarised in non-technical language in this Non-Technical Summary.
The Environmental Statement and Non-Technical Summary form part of the application for planning permission in principle and provide information to the decision maker, consultees and other interested parties on the proposed development and its predicted environmental effects.
1.2 Structure and Content of the Environmental Statement
As well as this non-technical summary, the Environmental Statement is made up of three volumes, which are:
· Volume 1: Environmental Statement, which presents the main technical assessments that have been undertaken.
· Volume 2: Technical Appendices, which presents supplementary technical information to accompany the main assessments.
· Volume 3: Figures, which contains all of the illustrative material that accompanies the main assessments.
The technical assessments that have been presented in the EIA, and which are summarised in this NTS, are:
· Ecology and Nature Conservation (undertaken by Echoes Ecology).
· Landscape, Townscape and Visual Impacts (undertaken by Brindley Associates).
· Archaeology and Cultural Heritage (undertaken by CFA Archaeology).
· Hydrology, Hydrogeology and Drainage (undertaken by Energised Environments).
· Traffic and Transport (undertaken by ECS Transport Planning).
· Air Quality (undertaken by URS).
· Noise and Vibration (undertaken by KSG Acoustics).
· Socioeconomic (undertaken by MKA Economics).
1.3 The Proposed Site
The site itself falls within the Green Belt and Keir Local Landscape Area (LLA). Knock Hill Fort, which lies within the site between Knock Hill and Gallow Hill, is a scheduled Ancient Monument. These are the only formal designations affecting the site itself.
Outwith the site boundary within the 3km study area:
· Part of the woodland of Kippenrait Glen Special Area of Conservation (SAC) and Site of Special Scientific Interest (SSSI) is located to the east.
· Keir and Kippenross Historic Gardens and Designed Landscapes are located to the west and north east of the site respectively, with Airthrey Castle further afield to the south east.
· The Conservation Areas of Dunblane and Bridge of Allan lie to the north and south east of the site respectively.
· Kippenross House and Old Kippenross House, to the north of the site boundary, are category B Listed Buildings. Further Category A, B and C listed buildings exist in the wider landscape mostly associated with the aforementioned designations at Keir, Dunblane and Bridge of Allan.
Each of the key environmental designations and constraints of the site is presented on ES Figure 2.2.
1.4 The Proposed Development
The main components of the proposed development include:
· Centre for Tennis and Golf;
· Hotel accommodation with leisure and conference facilities;
· Enabling housing development;
· New site access off the A9 to the south east of Keir roundabout and internal roads to service the development;
· Woodlands with formal paths for recreational use; and
· Structured landscape planting including land set aside for community woodland/parkland to the south of the site.
Other than the residential, golf holes and woodland, all of the proposed buildings would be located in the western part of the site. The final layout of residential areas of the masterplan will be confirmed during later detailed design stages once the principle of the proposed development at the site has been established, but an indicative layout has been developed to ensure that a robust assessment of the likely environmental effects could be undertaken.
The proposed development has gone through an extensive process of design and redesign to ensure that an environmentally appropriate masterplan is brought forward, which avoids sensitive environmental areas where possible and incorporates development that will minimise effects and create positive environmental benefits where this is possible. This has included:
· Avoiding the most visible parts of the site;
· Identifying and protecting important areas of woodland and other habitats for plants and animals
· Avoiding a Scheduled Monument within the site boundary; and
· Setting out a buffer on a Special Area of Conservation (SAC) to ensure that there are no direct physical effects on it.
Out of this process has emerged the indicative masterplan in its proposed form, illustrated in ESFigure 2.3, which has changed and developed as the specific environmental features and sensitivities of the site became known.
1.5 Ecology and Nature Conservation
The proposed development may impact upon ecology and nature conservation, including habitats as well as land, water and bird species.
The site is dominated by improved grassland on flat to sloping areas with marshy grassland to the south-east and semi-natural broad-leaved woodland on the higher ground. Habitats within the site identified and the following aspect sof interest were considered to require detailed assessment: Woodland habitats and groundwater dependent terrestrial ecosystems, designated sites, otter, water vole, badger, reptiles, breeding birds, red squirrel, pine marten, and bats. At the time of submission bat surveys are continuing and an addendum report will be submitted at the end of August 2014.
As a result of the site survey work the following ecological receptors were identified as Valued Ecological Receptors (VER): Kippenrait Glen SAC (International value), River Teith SAC (International), NVC community W10e (County), NVC community W8e (County), badger (County), red squirrel (County), grasshopper warbler (County), tree pipit (County). Groundwater dependant terrestrial ecosystems (GWDTEs) were identified as a VER because SEPA’s consultation response states where GWDTEs are present, avoidance or mitigation is required to reduce impacts upon them.
Potential adverse impacts at the site as a result of the proposed development include:
· Direct loss of, or disturbance to, habitat as a result of land take for construction of the development;
· Direct loss of, or disturbance to, species at the site during construction;
· Habitat fragmentation;
· Unintended pollution incidents (e.g. fuel spillage on land, or silt pollution to watercourse);
· Disturbance to habitats caused by increased human presence within the site from contractors, visitors and new residents;
· Disturbance to species caused by increased human presence within the site from contractors, visitors and residents;
· Death of species on roads caused by increased vehicular traffic within the site; and
· Death or injury to species through increased litter or pollution within the site.
The River Teith SAC could be affected through its connection to the site via the Allan Water and its tributaries. Construction works will avoid all tributaries to the Allan Water, and a Construction Environmental Management Plan (CEMP) will be used to ensure that appropriate mitigation will be in place before work starts, such as silt traps, lagoons and silt fencing to minimise potential adverse environmental effects. These considerations will protect migratory fish and therefore cause, at worst, minor adverse impact on the qualifying feature. There are no operational impacts considered.
The Kippenrait Glen SAC is not within the development boundary and a 25m minimum buffer has been applied to ensure there will be no direct impacts on it. The vast majority of Annex I woodlands within the site are connected with the SAC will be retained. A Habitat Management Plan (HMP) will be developed through the detailed design stages of the proposed development and will be implemented to improve the woodland resource on site for nature conservation and to ensure that connectivity to the wider landscape is maintained or improved, particularly between woodland communities on site and the Kippenrait Glen SAC. This creation and enhancement of new woodlands and the management of existing woodlands within the survey area will aim to improve the integrity of the Kippenrait Glen SAC and provide a significant beneficial effect on Annex I woodlands within the site.
Plate NTS1: Oak Dominated Woodland, South Gallow Hill
(Echoes Ecology Ltd)
The impact of habitat change by the planting of a ‘community woodland/parkland’ on an area of marshy grassland (which is a GWDTE) will not affect the nature conservation value of the receptor. However, the long-term impact upon the hydrological function of the GWDTE will depend on subsequent management of the woodland.
Badgers may be impacted at the site by direct or indirect sett disturbance, sett destruction, loss of foraging opportunities and increased risk of road mortality. Mitigation such as managing the timing and duration of the works, micro-siting of built development and working under licence from Scottish Natural Heritage (SNH) means the overall impact will be minimised.
Mitigation is proposed to protect red squirrels from impacts such as destruction and disturbance of dreys during tree felling and increased human presence. Mitigation to minimise impacts includes pre-works surveys of trees and installation of buffer zones around known red squirrel dreys. If red squirrel dreys are to be destroyed, this would be carried out at the appropriate time of year, under licence from SNH.
Mitigation will be implemented so as to avoid impacting upon nesting birds, through appropriate timing of works or avoiding sensitive areas. Locally appropriate landscaping and planting will be incorporated, with retention of habitat features where possible. Grasshopper warbler and tree pipit rely on dense ground cover for nesting which is currently provided by the woodland edges and marshy grassland. Part of the marshy grassland is proposed for community woodland and the rest is to be managed as species-rich grassland. The increase of cover within this area as a result of tree planting or a change in the management regime may reduce the ground cover and degrade the nesting habitat for these species. Increased human presence may also impact upon these species.
Taking account of all of the mitigation proposed, the residual impact on all the VERs is considered either of minor significance (designated sites) or negligible significance (NVC communities W10e and W8e, badger, red squirrel, grasshopper warbler and tree pipit).
1.6 Landscape, Townscape and Visual Impacts
Landscape impacts relate to the effects of the proposed development on the physical characteristics of the landscape and its resulting character and quality. Visual impacts relate to the effects on views experienced by people (e.g. residents, footpath users, tourists, etc.) and on the visual amenity experienced by these people. The landscape, townscape and visual impact assessment considers the long-term effects of the proposed development and the short-term effects associated with its construction.
The proposed development site lies within an area of rolling farmland and woodland, between the settlements of Dunblane and Bridge of Allan. Set above the incised valley of the Allan Water, the site is bound by a number of key routes and characterised by two wooded hills, surrounded by grazing land within a framework of boundary trees, stone walls and post-and-wire fencing. The surrounding landscape is influenced by the historic estates of Keir and Kippenross, and contains frequent areas of estate woodland, which has diminished locally due to modern road corridors.
The assessment found that local topography, extensive woodland cover and existing built development across the study area would considerably limit visibility and influence of the proposed development. Potential significant effects are predicted to be limited to localised areas within the immediate vicinity of the site and areas to the north and east (within 1km).
In order to minimise potential landscape, townscape and visual impacts, mitigation measures were included in the design such as positioning key buildings away from sensitive landscape features and checking that the view from the surrounding landscape is visually acceptable. New areas of structure and woodland planting using local species will create diverse habitat for wildlife as well as helping the development to sit more comfortably within its surroundings.
Taking these proposed measures into account, the assessment found that the overall effects on the landscape would be relatively local to the site. No significant effects are predicted to arise on the setting of Scheduled Monuments, Historic Gardens and Designed Landscapes or Conservation Areas within the study area. Of the nine viewpoints selected as being representative of the range of views across the study area, the assessment found that effects on views and visual amenity within the study area would be localised, with significant effects limited to five of the viewpoints. These include: viewpoints located along the immediate northern and western periphery of the site; areas of open, elevated ground along the southern settlement edge of Dunblane; and localised areas north of Bridge of Allan. There are predicted to be negligible or no effects on views and visual amenity at the remaining four viewpoint locations, across southern or western parts of the study area.
1.7 Archaeology and Cultural Heritage
Cultural heritage assets include buried archaeology and built heritage. The assessment was designed to identify and evaluate any cultural heritage assets within the study area through examination of desk-based sources and detailed field survey, and to identify cultural heritage assets within 2km of the proposed development whose setting could be affected.