Appleby Lodge Site, Sywell Road,

Wellingborough

Environmental Impact Assessment Scoping Report

July 2012

2

Contents

1 Introduction ............................................................................................... 3

2 Screening and Scoping Exercise .............................................................. 4

3 Location and Site Description ................................................................... 6

4 Description of the Development ................................................................ 8

5 Consideration of Alternatives .................................................................. 10

6 Likely Environmental Effects ................................................................... 11

7 Approach to the EIA ................................................................................ 17

Appendices:

Appendix 1 – Site Boundary

3

1 Introduction

1.1 Prologis UK is proposing to submit an outline planning application for the

development of land at Appleby Lodge, Sywell Road, Wellingborough for a

strategic employment park (Use Classes B1(c), B2 and B8) with associated

parking, highway infrastructure and landscaping. This site currently

comprises of farmland and extends to 65 hectares.

1.2 Having assessed the proposals in the context of the Environmental Impact

Assessment (EIA) Regulations 2011, it is considered that the project needs to

be subject to a process of EIA.

1.3 Prologis have appointed a consultant team to undertake the EIA. The team

comprises:

Delta Planning – EIA Co-ordination, Planning Policy and Socio-

Economic Impacts

Stephen George and Partners – Masterplanning Architects

Barry Chinn Associates – Landscape Architects and Landscape and

Visual Impact

Peter Brett Associates – Traffic and Transport, Ground Conditions,

Flood Risk and Drainage, Noise , Vibration and Air Quality

Ecology Solutions- Ecology and Nature Conservation

Prospect Archaeology – Archaeology

1.4 This Scoping Report seeks to identify the likely effects on the environment,

the studies necessary to assess them and the level of detail required to

enable a planning decision to be made. It is submitted to the Borough Council

of Wellingborough to allow for a formal scoping opinion to be issued.

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2 Screening and Scoping Exercise

Need for an EIA

2.1 The proposed development is for an employment park involving Use Classes

B1(c), B2 and B8. The development falls within Schedule 2 of the projects to

which the Town and Country Planning (Environmental Impact Assessment)

(England and Wales) Regulations 2011 apply (hereafter referred to as the EIA

Regulations).

2.2 Specifically, it can be regarded as falling within Category 10 (Infrastructure

Projects), as being both an ‘industrial estate development project’ and an

‘urban development project’. The applicable size threshold for projects in this

category is the area of the site exceeding 0.5ha. Further indicative criteria

are provided, including:

In relation to ‘Industrial Estates’, paragraph A17 advises that EIA is

more likely to be required if the site area of the new development is

more than 20 hectares. In considering whether significant effects are

likely, particular consideration should be given to the potential for

increase in traffic, emissions and noise’.

With regard to ‘Urban Development Projects’ paragraph A18 further

advises that EIA is unlikely to be required for the development of land

unless the new development is on a significantly greater scale than

the previous use, or the types of impact are of markedly different

nature or there is a high level of contamination.

2.3 In this instance, the site area significantly exceeds the suggested thresholds.

The site is also currently non-urbanised, its current use being agricultural

land, such that the development is on a significantly greater scale than the

existing use.

2.4 Prologis has therefore concluded that the development proposal should be

subject to formal EIA to ensure that all environmental effects are fully

considered in the planning process, and that the planning application should

be accompanied by an Environmental Statement.

Scoping Exercise

2.5 Schedule 4 of the EIA Regulations outlines the statutory provisions with

respect to the content of Environmental Statements. Certain of these

provisions are mandatory and are set out in Part II of Schedule 4 as follows:

A description of the development comprising information on the site,

design and size of the development;

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An outline of the main alternatives studied by the applicant and an

indication of the main reasons for the choice, taking into account

environmental effects;

A description of the aspects of the environment likely to be

significantly affected by the development;

A description of the measures envisaged in order to prevent, reduce

and, if possible, offset any significant adverse effects;

A non-technical summary

An indication of any difficulties encountered in compiling the

information required

2.6 In addition, Part 1 of Schedule 4 covers information which, at the discretion of

the local planning authority, is required to assess the environmental effects of

the development. This may include a description of the aspects of the

environment likely to be significantly affected and a description of those

effects (including direct/indirect, secondary/cumulative, short, medium and

long term, permanent/temporary and positive/negative).

2.7 The remainder of this Scoping Report describes the site and proposed

development and identifies the aspects of the environment to be considered

in the EIA and the methodology of assessment.

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3 Site Description and Policy Context

Site and Surroundings

3.1 The application site comprises 65.31 hectares of farmland as identified in the

plan attached as Appendix 1. It is located approximately 4 kilometres to the

west of Wellingborough Town Centre.

3.2 The site incorporates existing residential properties and farm buildings

associated with Appleby Lodge farm. A number of agricultural buildings have

been used for businesses including a wedding car hire business, joinery

manufacturers and waste management facility. Car boot sales also occur on

site. All existing operations will cease and buildings will be demolished as

part of the application proposals.

3.3 The site is accessed off Sywell Road which is connected to the Trunk Road

network including the A509 and A45.

3.4 Immediately to the east of the site is the Park Farm Industrial Estate. This

estate provides modern light industrial units, warehousing and distribution

facilities and a health club. Some of the current occupiers include RICOH,

House of Fraser, Dunkleys, Homebase, DHL, Booker, Dana, Retco, Mykal,

Edel, Nimlok and Cummins and Bannatynes.

3.5 To the north of the site is the Wellingborough Old Grammarians Sports and

Social Club at the Memorial Sports field which hosts facilities for football,

rugby, tennis and cricket. The site has 47 acres of sports fields and a club

house which provides changing facilities, bar and function rooms.

3.6 Land to the south and west of the site incorporates open countryside

including existing public footpaths.

Planning Policy Context

3.7 The adopted North Northamptonshire Core Spatial Strategy (CSS) identifies

that North Northamptonshire is set to grow significantly in the next 15-20

years. Between 2006 and 2021 it is anticipated that the population will

increase from 298,000 to 370,000 and to accommodate that growth some

52,000 new homes will be required. Although these figures are under review

the scale of growth will still be significant and the CSS recognises that the

area must also attract business investment to generate new jobs and achieve

a broad balance between homes and jobs. Failure to do so would result in the

area becoming a commuter dormitory. The CSS acknowledges that logistics,

storage and distribution remain growth sectors for North Northamptonshire’s

business economy.

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3.8 Following a strategic Employment Land Assessment for Northamptonshire,

the Borough Council of Wellingborough published a Site Specific Proposals

Development Plan Document Preferred Options in December 2010. This

identified the westward extension of Park Farm at Appleby Lodge, Sywell

Road as a preferred site for the further development of employment uses.

3.9 In July 2012 the North Northants Joint Planning Unit approved a Core

Strategy Review for consultation. This review proposes that a net increase

of 28,500 jobs will be sought through a number of measures including

prioritising the enhancement of existing employment sites, the regeneration of

appropriate previously developed sites, safeguarding existing employment

areas, ensuring sufficient high quality new sites are identified. In relation to

the distribution of jobs, the review identifies committed and new sites

including urban extensions and additional sites. The site at Appleby Lodge is

identified as a new additional site to meet the growth required. With regards

to sites for Strategic Distribution, the review also notes the need to facilitate

the delivery of a mix of jobs and that proposals must provide a maximum of

70% of the total site floorspace for B8 uses with the provision of smaller

employment units to unlock complementary employment uses. Strategic

Distribution sites need to be located close to existing strategic distribution

sites, have good access to the road network, have good access to local

labour supply, maximise the use of sustainable design techniques, be in

locations which allow 24 hour operations, be in locations that minimise

environmental, community and landscape impact and address local

operational requirements of HGV parking arising from the development.

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4 Description of the Development

4.1 The proposed development will comprise employment development within

Use Classes B1 (c), B2 and B8, together with associated roads, parking and

landscaping.

4.2 The planning application is to be submitted in outline with detailed matters

relating to layout, scale, appearance and landscaping reserved for

subsequent approval. Details relating to access however, will be submitted

for approval at outline stage. Although the detail of how the site will be

developed is not yet fully established, the application will be accompanied by

the following:

A ‘Development Parameters’ drawing showing separate development

zones proposed within the site, and an indication of the minimum and

maximum heights and sizes of buildings within each zone

A schedule of development setting out proposed uses and quantum of

overall floorspace

A landscape strategy plan

An ‘indicative’ masterplan showing how the site could be developed as

currently envisaged by the applicants, and

Full details of the proposed vehicular access

4.3 At this stage the precise quantum of development is not yet established.

However, the net developable areas following the provision of infrastructure

will provide for approximately 47 hectares of employment land. Total

employment floorspace is therefore likely to be in the region of 233,000 sq.m.

It is currently envisaged that the development will be split into 3 zones as

follows:

Zone A – This will form the eastern part of the site and extends to

approximately 22 hectares. It will provide for large units for B8 use

with ancillary offices providing in the order of 147,000 sq.m

Zone B – This will form the northern part of the site and extends to

approximately 13.5 hectare. It will provide for a broad range of unit

sizes and a mixture of B1(c), B2 and B8 uses with ancillary offices. It

will provide for up to 65,000 sq.m.

Zone C – This will form the southern part of the site and extends to

approximately 11 hectares. It will provide for large or medium sized

units for B2 or B8 use totalling in the order of 56,000 sq.m.

4.4 The industrial/distribution buildings will be of a high specification. They will be

in the size ranges known to be of interest to occupiers currently in the market.

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The intention is therefore to bring them forward for development as demand

dictates.

4.5 Prior to submission of the application the Parameters drawing, Land Use

Schedule and illustrative masterplan will be discussed with the planning

authority and statutory consultees. Members of the public will also be

consulted on the proposals.

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5 Consideration of Alternatives

5.1 The alternative employment sites within North Northamptonshire are being

considered as part of the Local Development Framework process. The

Appleby Lodge site has been identified as a Preferred Option for additional

employment development as it is considered to form a natural extension to

the Park Farm Industrial Estate on Sywell Road.

5.2 Alternatives will also be considered as part of the EIA process.

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6 Likely Environmental Effects

6.1 The following section identifies aspects of the environment to be considered in

the Environmental Statement. Known baseline conditions, the data required to

assess impacts and the scope for any mitigation measures are discussed.

6.2 It is considered that the key issues for this development will be:-

Traffic and Transport

6.3 A Transport Assessment (TA) in accordance with NPPF and other relevant

background documents will be produced to describe access arrangements and

demonstrate that this complies with relevant standards and can satisfactorily

accommodate traffic associated with the development.

6.4 This assessment will also deal with the response of the development

proposals to sustainable transport policy and the broad transport and related

environmental impacts of the development. The assessment will identify the

local traffic impacts of the development on the adjacent network including the

nearby A509 and A45 routes. The transport baseline position, relevant impacts

and mitigation measures and residual impacts and their significance will be

included within the Environmental Impact Assessment.

6.5 The accessibility of the site by sustainable transport modes, including public

transport, cycle and by foot will be analysed. Sustainable transport modes will

be identified and quantified. The capacity for enhancing non-car borne trips,

opportunities for pedestrian access including existing/potential rights of way

and opportunities for bus penetration of the site will be considered.

6.6 The full scope of the TA will be agreed between Peter Brett Associates

(Prologis’ highways consultant), the Highways Agency and Northamptonshire

County Council.

Air Quality

6.7 Existing air quality around the Appleby Lodge site and Park Farm Industrial

Estate is influenced by its proximity to the strategic road network.

6.8 The Borough Council of Wellingborough undertakes an annual review and

assessment of local air quality as required under the Environment Protection

Act 1995. The main pollutant of concern is nitrogen dioxide (NO2) although

there are no Air Quality Management Areas (AQMAs) in Wellingborough, and

the nearest diffusion tube monitoring site is approximately 3km from the

proposed development. Monitoring indicates that NO2 concentrations are

significantly below Air Quality Strategy Objectives and there is little risk of

breaching the objectives. As such, we would not propose additional local air

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quality monitoring and the suitability of the site for development would not

need consideration, as there is no residential development proposed.

6.9 The potential for the proposed development to result in significant effects on

air quality relates to the following:

Dust associated with the construction phase; and

Changes in traffic flow characteristics associated with the completed

phase of the proposed development.

6.10 Construction of the proposed development has the potential to generate dust

which may have effects on nearby sensitive receptors. The air quality

assessment will therefore include an assessment of the impacts of

construction dust in accordance with best practice guidance. The impacts of

emissions from construction traffic and machinery are likely to be screened out

from detailed consideration.

6.11 The potential for the proposed development to result in effects on air quality

relates mainly to the potential for changes in traffic flow and/ or the

characteristics of the traffic on the local road network in the completed phase

of the proposed development. Therefore, the ES would include an assessment

of the effects on existing air quality from road traffic during the operational

phase.

6.12 Consultation will be undertaken with the Environmental Health Officers at the

Borough Council of Wellingborough to identify any particular issues of

concern.

Noise and Vibration

6.13 Existing noise sources around Appleby Lodge are the strategic road network,

together with existing industrial uses on the adjacent Park Farm Industrial

Estate. There are few, if any, noise or vibration sensitive receptors in the

proximity of the site and this will be discussed and agreed with the Borough

Council of Wellingborough.

6.14 If any receptors are identified a baseline noise survey will be undertaken to

include measurements over a typical 24 hour period to establish existing noise

levels at those receptors and an assessment will be carried out to consider the

potential noise and vibration impacts from site clearance and construction

processes at existing noise-sensitive properties in accordance with the

methodology in BS 5228 Noise and Vibration Control on Construction and

Open Sites. The construction impact assessment will be qualitative at this

outline stage. Noise limits will be sets following the 'ABC Method' described in

BS5228. A quantitative assessment may be undertaken once a contractor is

appointed and the construction methods are known. Changes in road traffic

noise as a result of the development-generated traffic will also be considered

and potential effects assessed. Noise from fixed plant and vehicular activity

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associated with the proposed industrial and distribution development will be

considered in accordance with BS4142 Method for Rating industrial noise

affecting mixed residential and industrial areas. All assessments will be

undertaken in accordance with the principles set out in the relevant sections of

the National Planning Policy Framework (NPPF),

6.15 If required, the assessment will set out outline mitigation measures and

residual impacts will be quantified where possible.

Ecology

6.16 The ecological baseline of the site has been assessed through an Extended

Phase 1 Habitat Survey carried out by Ecology Solutions. During the survey,

the presence, or potential presence of protected species was also recorded.

6.17 Investigations have been undertaken into the presence of protected species

which are on-going. The previous field survey identified limited potential to

support roosting Bats. If Bats are present upon the site, a suitable mitigation

strategy will be devised. Natural England will advise the Borough of

Wellingborough Council on this matter.

6.18 No evidence of badgers was recorded during the surveys, although the

hedgerows and grass margin habitats could offer some limited potential for

badgers. The nearest protected mammal was a water vole and this was

recorded at Park Farm Industrial Estate at a location approximately 0.75 km

east of the application site in 2006.

6.19 Local water bodies were assessed for amphibian species and it is

recommended that newt surveys are carried out to ascertain whether Great

Crested Newts are present on the application site.

6.20 There is no overriding ecological constraint to the development of the site and

there is considerable scope for the incorporation of a range of mitigation and

enhancement measures within the proposed development. A number of

surveys have been recommended for protected species which will identify

whether these groups are present or absent and will guide the

recommendations for mitigation and enhancement.

6.21 The full details of the ecology assessment using an extended phase 1 habitat

survey will be provided in the Environmental Statement which will outline

mitigation measures and residual impacts.

Drainage, Flood Risk and Water Quality

6.22 The proposed development has the potential to impact on the existing foul and

surface water drainage networks in and around the site. The assessment of

the impact of the development on the existing drainage networks will involve

the establishment of the baseline position; the determination of post-

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development conditions and the establishment of any mitigation measures that

may be necessary. The Environment Agency (EA), the Lead Local Flood

Authority, the Water and Sewerage Undertaker and the local SuDS Approving

Body (SAB) will all be consulted during the assessment.

6.23 As part of the assessment, based on the topographical survey information, the

existing natural surface water drainage catchments and outfalls will be

identified. The existing greenfield rates of runoff for all natural catchments will

be calculated. The Parameters Plan will be used to identify post-development

drainage catchments and individual surface water discharge from these will be

assigned to the previously identified outfalls. A surface water drainage strategy

will be developed to ensure that runoff generated by the proposed

development, as far as possible, mimics the natural catchment response to

rainfall events. The proposed surface water drainage strategy will make an

allowance for increase in rainfall intensities due to climate change.

6.24 The surface water drainage strategy for the site will make use of the principles

of sustainable drainage systems (SuDS).

6.25 A NPPF compliant Flood Risk Assessment will be prepared for the site.

6.26 Foul water drainage will be designed in compliance with Sewers for Adoption

6th Edition (March 2006, WRc) and Building Regulations Part H.

6.27 The potential risks to groundwater from hydro carbon pollution associated with

on plot re-fuelling, vehicle wash facilities and car parking areas will also be

assessed and appropriate mitigation measures identified.

Soils, Geology and Contamination

6.28 Geology and Geomorphology The natural ground conditions on the site

comprise a surface layer of topsoil/subsoil overlying a sequence of Glacial Till,

the Blisworth Limestone Formation, the interbedded sandstone and limestone

of the Rutland Formation and the ironstone of the Northampton Sand

Formation.

6.29 The natural geomorphology in the vicinity of the site comprises the valley of

the River Nene. The Site itself is situated on the undulating ground to the west

of the river valley around the upper parts of the valley of a tributary of the River

Nene that flows south through the southern part of the Site.

6.30 There are no designated geological or geomorphological sites or features of

conservation value in the area affected by the proposed scheme. Given that

the proposed development will have no material change on the geology and

geomorphology in the vicinity of the Site, assessment of the impact of the

scheme on the geology and geomorphology will be excluded from the

proposed Environmental Statement

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6.31 Mineral Resources The Site does not fall within any Mineral Safeguarding

Area in the Northamptonshire Minerals and Waste Development Framework

adopted in May 2010. In addition, the Glacial Till present on the Site is not

considered to represent a mineral resource of any significant value. On this

basis, assessment of the impact of the scheme on mineral resources will be

excluded from the proposed Environmental Statement.

6.32 Land Contamination The Site is undeveloped agricultural land with no

significant previous development. There are no known sources of

contamination or hazardous ground gases within the site and use of the Site

for agriculture makes the presence of significant concentrations of potential

contaminants or hazardous ground gases unlikely. On this basis, the

proposed development is not expected to present a significant risk to sensitive

receptors including site workers, site occupiers/neighbours, ground and

surface waters, ecology and wildlife, and the built environment. On this basis,

an assessment of the indirect effects of the development on human health, the

environment and the proposed structures relating to contamination and

hazardous ground gases will be excluded from the proposed Environmental

Statement.

6.33 Notwithstanding the above assessment, a desk based Phase 1 Ground

Condition Assessment for the Site will be prepared to identify the

geoenvironmental risks in relation to the proposed development in accordance

with the requirements of National Planning Policy Framework (DCLoG, 2012).

6.34 The scope of work carried out for this assessment will include a site

reconnaissance, review of historical maps and records and identification of

potential contaminant sources, pathways and receptors that may be present

on the site, together with a qualitative Tier 1 assessment of the risks and

hazards associated with existing or potential future contamination and

hazardous gases in the ground. In accordance with the requirements of the

National Planning Policy Framework (DCLoG, 2012), the assessment will be

carried out in accordance with "established procedures" using current UK best

practice and guidance as given in British Standard (BS) 10175 (2001),

Contaminated Land Report (CLR) 11 (EA, 2004) and NHBC Standards

Chapter 4.1 (NHBC, 2011a). The Phase 1 Ground Condition Assessment will

be presented within the ES as an appendix.

6.35 Unstable Ground The geology and geomorphological setting of the Site is

such that the potential for unstable ground to be present is, in general, very

low. On this basis, assessment of the impact of the scheme on ground

stability will be excluded from the proposed Environmental Statement.

Archaeology and Cultural Heritage

6.36 There is evidence for Roman activity in Mears Ashby to the south of the site

and prehistoric finds are also known locally. Although an initial search of

sources has not identified anything from within the site, it lies in an area

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of archaeological activity and the potential exists for as yet unidentified

heritage assets to exist. The EIA will therefore include a heritage

assessment which will be scoped and agreed with Northamptonshire County

Council Heritage Team. It will include:

A review of national, regional and local archives and sources of

information

A site visit & walkover survey

An historical account of the site’s development

The identification of any known heritage assets that may be directly or

indirectly affected by the development and an assessment of their

significance

An assessment of the potential for other heritage assets to exist

Recommendations for evaluation and/or mitigation if appropriate

Landscape and Visual Impact

6.37 An assessment of the landscape and visual impacts of the development will be

undertaken and the scope of such will be agreed with the Council. In brief, the

assessment will:

Describe the baseline conditions, the site and its surroundings

covering landscape features, character and quality and review the

importance within the existing landscape framework and its sensitivity

to change.

Establish a visual envelope for the proposed development and identify

key sensitive viewpoints with the Council requiring detailed

assessment to include photomontages of the proposed development.

Identify and evaluate the impacts of the development and provide

mitigation strategy

Quantify any residual impacts.

Socio-Economic Effects

6.38 The socio-economic benefits of the proposed development will be considered

with reference to job creation, skills and training and investment, and on the

social fabric of the surrounding area.

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7 Approach to the Assessment

7.1 The ES will take a topic-based approach, identifying data requirements for

assessing environmental effects, outlining baseline conditions and

differentiating between construction and operational phase effects. The scope

for and effectiveness of mitigating measures will then assessed, concluding

with the extent of any residual effects. The ES will then summarise the overall

construction and operational effects of the proposed development, the

mitigating measures envisaged and the cumulative and residual effects likely

to arise.

7.2 The consultant team will identify the nature, scale and significance of impacts

within their own disciplines, in terms of positive, neutral and negative effects.

In relation to negative effects, the key for EIA is to establish the significance

of such impacts and determine what, if any, mitigating measures can be

introduced to avoid, reduce or remedy those effects. In cases where

mitigating measures are not effective, the EIA will identify any residual

impacts and determine their significance. Similarly, the related nature of

impacts (i.e. the extent to which they are cumulative) will also be taken into

account.

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Appendix 1

Site Boundary

0 50 100 200

Metres at scale 1:2,500

250

HUXLEY CLOSE

DARBY CLOSE

FARADAY COURT

EDISON CLOSE

Appleby Gate

MOONSHINE G

AP

SYWELL ROAD

BOO

TH D

RIV

E

RU

THER

FOR

D D

RIVE

HUXLEY CLOSE

WALL

IS C

LOSE

RYLE DRIVE

RU

TH

ER

FO

RD

DR

IVE

BOOTH DRIVE

DARBY CLOSE

FARADAY CLOSE

SIN

CLA

IR D

RIV

E

NE

WTO

N C

LOS

E

MORRIS CLOSE

SYWELL ROAD

DAVY CLOSE

FARADAY COURT

ENTERPRISE COURT

MO

RR

IS C

LOS

E

RU

TH

ER

FO

RD

DR

IVE

EDISON CLOSE

PA

RK

FA

RM

WA

Y

SH

ELL

EY

RO

AD

SH

AW

CLO

SE

BR

UN

EL

CLO

SE

BAIRD COURT

SH

AW

CLO

SE

MO

RR

IS C

LOS

E

WHITTLE CLOSE

SINCLAIR DRIVE

NE

WTO

N C

LOS

E

MORRIS CLOSE

SYWELL ROAD

NORTHAMPTONSHIRE COUNTY WELLINGBOROUGH DISTRICT

NORTHAMPTONSHIRE COUNTY

NORTHAMPTONSHIRE EURO CONST

CR

NORTHAMPTONSHIRE AND BLABY EURO CONST

Def

(a)

(a)

QU

EE

NS

WA

Y W

AR

D

QU

EE

NS

WA

Y E

D

QU

EE

NS

WA

Y W

AR

DQ

UE

EN

SW

AY

ED

Def RH

1.22m RH

CDH

ED

& W

ard Bdy

NORTHAMPTONSHIRE COUNTY WELLINGBOROUGH DISTRICT QUEENSWAY WARD

QU

EE

NS

WA

Y E

D

1.22m

RH

ED and W

ard B

dy

ED and Ward Bdy

CR

NO

RT

H W

AR

D

NORTHAMPTONSHIRE AND BLABY EURO CONST WELLINGBOROUGH CO CONST QUEENSWAY ED QUEENSWAY WARD

FIN

ED

ON

ED

NORTHAMPTONSHIRE AND BLABY EURO CONST WELLINGBOROUGH CO CONST

ED & Ward Bdy

Def

ED & Ward Bdy

ElSub Sta

El Sub Sta

El Sub Sta

El Sub Sta

Tank

7

1

9

10

6

Gas Gov

El Sub Sta

1

5

9

5

Edison Court

Wilby Hall

WilbyHall

Tk

Appleby Lodge

The Bungalow

Gas Gov

ElSub Sta

5

7

Gas Gov

1

2

Business ParkElSubSta

Dencora

31

to 3

5

39

43

El SubSta

45

El Sub Sta

1

2

3

5

ESS

42 t0 4

6

2 to 6

El Sub Sta

Gas Gov

El Sub Sta

El Sub Sta

TankGas Gov

Gas Gov

11 to 17

1 to 9

2 to 20

El Sub Sta

El Sub Sta

Gas Gov

El Sub Sta

El Sub Sta

El Sub Sta

ChieftanBusiness

Park

Tank

20

7

1

21

24

Gas Gov

Gas Gov Tank

10

4

5

Gas Gov

El Sub Sta

9

10

6

Sub StaEl

3

Gas Gov

El Sub Sta

1

5

1

7

4

3

4

6

4

22

5

1

Edison Court

13323

0

21

8

194

196

23

1

6

1

24

5

24

7

25

9

26

725

7

26

9

27

9

28

5

28

1

28

7

29

5

30

1

29

7

188

23

22

38

260

30

3

30

9

321

331

329

323

270

353

341

363

355

38937

539

1

395

El Sub Sta

Tank

3

BusinessPark

Dencora

A5

ESS

3

ESS

18

Tank

19

to 2

9

ENTERPRISE COURT

Tanks

El Sub Sta

18

1

El Sub Sta

12

GasGov

Gas Gov

24 to 27

F

8 to 9

5

11

14

12

13

16

to 2

0

Vivian's Covert

WB

The

Corrie's Spinney

TheRookery

Track Post

117.7m

BM 1

18.09m

117.7m

117.0m

115.8m

114.9m

Vivian's Covert

BM 110.94m

ETL

ETL

Guide

WE

LLING

BO

RO

UG

H

Park FarmIndustrialEstate

Tra

ck

Sports Ground

Mast

Park Farm Industrial Estate

Regent Park

SM

SM

Industrial Estate

Park Farm

Cycle Way

Cyc

le W

ay

Vivian's Covert

SM

TCB

LB

Industrial EstatePark Farm

BM 98.71m

97.3m

99.4m

95.3m

92.9m

Gas Compound

Park Farm Industrial Estate

Pa

th

Regent Park

Park Farm Industrial Estate

Tank

Cycle Way

Cycle

Way

SM

SM

SM

SM

Industrial EstatePark Farm

Vivian's Covert

Tra

ck

Sports Ground

Tra

ck

Pond

Pond

Pond

Pond

Pond

Drain

Issues

5000

6190

1700

2197

1172

0351

Ref:

Appleby Lodge Farm

Wellingborough

EIA Site Identification Plan

10074P002

BW

JN

07/2012

1:2,500 @ A1

10074 P002 -

Drawing status:

CAD reference:

Drawn:

Team:

Date:

Scale:

Project no: Rev:Dwg no:

1 Monkspath Hall Road

Solihull, West Midlands B90 4FY

t: 0121 711 6929 f: 0116 254 1095

www.stephengeorge.co.uk

This drawing, the works and concepts depicted are copyright of Stephen George & Partners and may not be reproduced or made use of, either directly or indirectly without express written consent. Do not scale off this drawing. All heights, levels, sizes and dimensions to be checked on site before any work is put to hand.

Notes:

To be read in conjunction with relevant consultants

drawings.

O/S Licence Number 100020449

Application Boundary

Area = 65.32ha/161.41 acres

Revision: