Download - Land at Weymouth Gateway Proposed hotel and pub / restaurant …Rourke/... · 2018-07-20 · Land at Weymouth Gateway Premier Inns Ltd Proposed hotel and pub / restaurant Non-technical

Land at Weymouth Gateway

Proposed hotel and pub / restaurant

Non-technical summary

Premier Inns Ltd

February 2011

Land at Weymouth Gateway Premier Inns Ltd



Terence O’Rourke Ltd February 2011 228901


Introduction

NTS.1 In April 2007, New Look Retailers Ltd submitted an outline planning

application to Weymouth and Portland Borough Council to redevelop the

Mount Pleasant Business Park with a mix of employment uses, hotel, retail

and community facilities. The application was supported by an

environmental impact assessment (EIA). Planning permission for the scheme

was granted in August 2007, and this permission was extended for a further

three years in August 2010.

NTS.2 New Look Retailers Ltd applied for an amended scheme for the site’s

redevelopment in January 2011, which also incorporated the redevelopment

of the site of the existing New Look distribution centre for a proposed

foodstore. This application included proposals for a hotel and pub /

restaurant. The site was renamed Weymouth Gateway.

NTS.3 The planning application was a ‘hybrid’, which was submitted in outline

with all matters reserved for the majority of the site. For the outline elements

of the application, this meant that siting of buildings was reserved for all

zones. The exceptions were the offices to be occupied by New Look, for

which full details were submitted, and the proposed foodstore, for which all

matters were reserved except the layout of the foodstore and associated

petrol filling station and car park.

NTS.4 Premier Inns Ltd is now applying for full planning permission for a hotel

block and pub / restaurant, together with parking and access, on part of the

site. The application is submitted in the context of the hybrid application for

the wider site and the proposed hotel and pub / restaurant are consistent with

the proposal shown in the hybrid application. The location, plans and

massing are the same as those applied for in the hybrid.

NTS.5 An EIA was considered necessary for the hybrid application, in accordance

with Schedule 2 of the Town and Country Planning (Environmental Impact

Assessment) (England and Wales) Regulations 1999 (as amended), due to

the potential for significant environmental effects. An environmental

statement (ES) was prepared to report the findings and was submitted with

the hybrid application.

NTS.6 A separate EIA is not required for the full application for the hotel and pub /

restaurant, as it is not considered likely to have significant environmental

effects in its own right that would exceed those assessed in the EIA for the

wider hybrid application. As set out above, the location, plans and massing

of the proposed buildings are the same as those assessed in the hybrid

application’s EIA.

NTS.7 This document has been prepared as a summary of the potential effects of the

proposed hotel and pub / restaurant and does not form part of the hybrid

application’s EIA. It includes relevant baseline information from the EIA of





the wider hybrid application, summarises where the effects of the proposed

hotel and pub / restaurant are the same as those for the hybrid application as

a whole and highlights where the effects of the hotel and pub / restaurant

differ from those identified for the whole hybrid application.

The application site

NTS.8 The proposed development site (figure NTS1) lies on Mercery Road,

approximately 2.8 km north of Weymouth town centre, and forms part of the

wider Weymouth Gateway site. It is bordered to the west by the existing

New Look distribution centre and to the north by the new access road,

roundabout and embankments that are under construction as part of the

Weymouth Relief Road. Lorton Site of Special Scientific Interest (SSSI) lies

beyond this land. The site is bordered to the east by a ditch, beyond which

lies Lodmoor landfill site. Lodmoor SSSI and Nature Reserve lies beyond

the landfill site to the east and south east.

NTS.9 The south of the site is bordered by an existing small warehouse, which

includes an ambulance station and the New Look Mock Shop and Recycling

Centre. The site covers an area of approximately 0.87 hectares and comprises

partly of made ground vegetated with rough grassland, partly of an area

affected by the construction works to the north and partly of the New Look

staff car park and the service yard for the warehouse.

The proposals

NTS.10 It is proposed to provide a 60-bedroom Premier Inn hotel and a 220-cover

Beefeater pub / restaurant (figure NTS2). The hotel will be three storeys

high, with a maximum height of 12 m to ridge and the pub / restaurant will

be one and two storeys high, with a maximum height to ridge of 10 m. The

hotel will have an internal floor area of 2,000 m2 and the pub / restaurant will

have an internal floor area of 800 m2.

NTS.11 The elevations of the hotel will include the use of white render and panels of

Roach Portland stone and the building will be set on a plinth of re-constituted

Portland stone in layered blocks. The roof will be grey in colour and non-

reflective. The pub / restaurant will also include the use of Roach Portland

stone panelling, together with white render, and the roof will be finished in

materials to match the hotel.

NTS.12 The northern end of Mercery Road will be connected to the new relief road

as part of the relief road construction, and this will form the access to the

site. A total of 102 car parking spaces will be provided on site for the

proposed hotel and pub / restaurant. These will primarily be located at the

rear of the buildings (figure NTS2). The hotel will have very limited

servicing requirements, which consist of laundry collection and delivery. The

pub / restaurant will have a dedicated service bay adjacent to the screened

yard.





NTS.13 The landscape strategy for the proposed development will be compatible

with that proposed for the wider hybrid application. It includes native tree

planting along the eastern boundary with the buffer area, shrubs and trees in

the car parking areas and around the proposed hotel and planting and hard

surface areas around the proposed pub / restaurant.

NTS.14 A surface water drainage strategy has been designed that will attenuate run-

off from the hotel and pub / restaurant application site to greenfield rates.

The proposed sustainable drainage system will use a mix of geocellular

storage and captured infiltration from porous hard surfaces and a hydrobrake

to achieve the attenuation to the required rate. Water will then outfall to the

swale to the east of the site.

Environmental effects

Air quality

NTS.15 The traffic-related pollutants nitrogen dioxide (NO2) and fine particulate

matter (PM10) were the focus of the air quality assessment that formed part of

the EIA for the hybrid application. They are also the main factors that could

potentially be affected by the proposed hotel and pub / restaurant.

NTS.16 Monitoring undertaken by Weymouth and Portland Borough Council for

NO2 in the vicinity of the site suggests that existing roadside concentrations

are below the relevant UK air quality objective. Background concentrations

of PM10 are also shown to be substantially below the UK objective

concentrations.

NTS.17 During the construction phase, there is likely to be a temporary increase in

heavy vehicle traffic on some local roads; but predominantly the relief road.

The movement of soil and heavy machinery over bare ground within the site

may result in some dust suspension and re-suspension, although dust tends to

settle out within approximately 100 m of the source. Mitigation measures for

controlling dust are tried and tested and are considered to reduce this

potential effect to surrounding land use receptors to negligible.

NTS.18 The modelling undertaken for the hybrid application to predict emissions

related to operational traffic activities showed that the national air quality

strategy objective limits for NO2 and PM10 will not be exceeded for any of

the scenarios modelled. The modelling demonstrated that the overall hybrid

scheme will have a negligible effect on air quality. Therefore, it is considered

that the smaller amount of traffic associated with the proposed hotel and pub

/ restaurant will not significantly affect air quality.

Cultural heritage

NTS.19 This section assesses the potential effects of the proposals on the cultural

heritage of the area, such as the historic landscape character and features,





historic buildings, conservation areas and archaeological sites and

monuments.

NTS.20 The landscape around Weymouth has undergone change and development

from as early as the Neolithic period (c4300 BC). The South Dorset

Ridgeway to the north of the site has the greatest concentration of Bronze

Age (2000 BC) burial barrows anywhere in England. Several finds show

activity in the area north and west of Mercery Road, with burial sites and

settlement remains surviving in the undeveloped open field landscape of

Nottington. Important early Iron Age remains were uncovered at Southill,

Radipole Lane. A harbour was established at Radipole Lake early in the

Roman occupation. A road linked the port with the important Roman town

established at Dorchester. Romano-British settlement in the area was centred

on Spa Hill / Icen Road / Roman Road on the ridge at the north end of

Radipole Lake. Excavations on the Ridgeway in advance of construction of

the relief road uncovered a mass Viking grave.

NTS.21 The historic settlements along the Wey Valley, Upwey, Nottington and

Radipole are designated conservation areas. They share a similar rural

character and architecture, especially in the common use of rubble stone for

most of the buildings, many of which are thatched. The villages are visually

and physically separated from the more recent development along Dorchester

Road. Within the conservation areas are several groups of listed buildings of

national architectural or historic interest. Those closest to the site are at The

Old Manor House at Radipole.

NTS.22 No significant effects were identified on the historic environment in the area

as a result of the overall hybrid application, and no effects are predicted as a

result of the hotel and pub / restaurant. There are no buildings or features of

historic interest at the site itself, and the historic villages of Radipole,

Nottington and Upwey are separated from the site by the areas of modern

development along Dorchester Road and forming the northern parts of

Weymouth, and by the area of the new relief road.

NTS.23 There has been a recent history of commercial land use and ground

disturbance on the site, so the potential for discovery of archaeological

remains during development is considered to be low. However, the site has

not been the subject of previous archaeological study. To avoid effects on

any currently unknown archaeological remains, a watching brief will be set

up during site clearance and construction. If features of archaeological

interest are uncovered, the appropriate surveys and investigations will be

undertaken, so there will be no significant effects.

Natural heritage

NTS.24 The site lies in close proximity to two SSSIs: Lodmoor and Lorton. The site

consists mainly of species-poor, rough grassland, bordered to the east by a

ditch that drains into Lodmoor SSSI. The habitats on site are considered to

be of low ecological interest, supporting mainly common species. A

vegetation survey of the overall hybrid application site recorded a total of 71





species, five of which were notable in the Dorset context. None of these

Dorset notable species were recorded on the site of the proposed hotel and

pub / restaurant.

NTS.25 A number of protected species were recorded on the wider hybrid application

site during specialist surveys. Signs of water vole activity were recorded

from along the ditch system, including adjacent to the full application site.

Along this ditch, three Cetti’s warblers were recorded holding territories

during the spring, including one adjacent to the full application site. A

further four territorial males were recorded to the east of the site, mainly

along the edge of Lodmoor.

NTS.26 Good numbers of slowworm were recorded across the wider hybrid

application site, as well as a number of common lizard. Following the grant

of planning permission in 2007 for the previous scheme, a programme of

reptile translocation was undertaken in accordance with a reptile protection

scheme. The site is now reptile free and is being maintained as such. As a

result, there is no potential for effects on reptiles from the proposed

development.

NTS.27 As for the overall hybrid development, the primary impact of the hotel and

restaurant / pub will be the loss of a small area of rough grassland from the

site. It should be noted, however, that the grassland on this site has already

been adversely affected by materials storage associated with the construction

of the relief road immediately to the north. Given this fact, the small area

involved, and the fact that no Dorset notable species were recorded in this

area, this loss is not considered to be significant.

NTS.28 It is considered that there is the potential for contamination of the adjacent

ditch, both during construction work and once the site becomes operational.

Contamination entering the ditch could in turn reach Lodmoor SSSI. In order

to prevent this, a series of mitigation measures is proposed to minimise the

risk of pollutants entering the watercourse on site (see water section below

for further details).

NTS.29 Under the hybrid application, a 10-20 m wide grassland strip alongside the

ditch will be retained and managed as an ecological buffer area. The

proposed hotel and pub / restaurant and associated car parking will not

impinge on this buffer area. The retention of this buffer, and the mitigation

measures proposed to protect the watercourse from potential pollutant

incidents, are considered to be sufficient to ensure the water vole population

along the ditch will not be adversely affected by the proposals post-

construction. No works are proposed within the buffer area during

construction, so there will be no significant effects on water voles.

NTS.30 The EIA for the overall hybrid application concluded that the construction

work and operation of the site is not considered likely to have any significant

adverse effects on either of the two SSSIs close to the site, or on the

ecological mitigation area in the Lorton Valley created as part of the

Weymouth Relief Road works. As the proposed hotel and pub / restaurant





are in accordance with the overall scheme applied for in the hybrid

application, it is concluded that there will be no significant effects on the

SSSIs or ecological mitigation area as a result of this development.

NTS.31 The issue of the potential for visitors to the hotel to increase recreational use

of the SSSIs and ecological mitigation area was considered. However, given

that the hotel will be a ‘budget hotel’, it is considered that the majority of

visitors will be short stay travellers, rather than families using the hotel as a

base for a holiday. In addition, parts of Lodmoor and Lorton Meadows are

designed to accommodate recreational use with specifically identified paths.

The ecological mitigation area has been designed to limit and manage public

access and is further from the site than either of the reserves. It is therefore

considered likely any visitors to the Lorton Valley from the site would use

the advertised facilities at the reserves for recreation, rather than the more

sensitive parts of the SSSIs and ecological mitigation area where visitors are

not encouraged. No significant effects are therefore predicted as a result of

the negligible increase in recreational activity anticipated to be associated

with the hotel.

NTS.32 The EIA for the hybrid application identified that the development of the

hybrid scheme as a whole may lead to the loss of a small part of the foraging

area used by some bat species known to occur at Lodmoor, which was

considered to be an effect of slight to moderate significance. Given the small

area of grassland habitat to be lost as a result of the construction of the

proposed hotel and pub / restaurant, in the context of the available foraging

habitat in the immediate vicinity of the site and its links to the wider

countryside, it is considered that the proposed hotel and pub / restaurant will

not result in any significant loss of bat foraging habitat.

NTS.33 As set out above, the ES accompanying the overall hybrid application

included detailed ecological assessment of the wider site, including the hotel

and pub / restaurant application site. The ES found no particular interest on

the application site, but it was recognised that the loss of rough grassland in

this sensitive ecological context will require some mitigation. The ES

proposed mitigation through various means, including replacement species

rich planting in the ecological buffer zone.

NTS.34 The ES as submitted does not currently address the issue of mitigation to the

satisfaction of Natural England. Preliminary discussions with Natural

England indicate that this is a matter that can be resolved without the need

for amendment of the scheme or additional survey work, but that this may

require either the use of planning conditions or contributions secured by

means of a section 106 legal agreement. It is expected that this issue can be

satisfactorily resolved during the determination of the overall hybrid

application.

NTS.35 If it is necessary for planning conditions or section 106 agreement

undertakings to be secured in order to resolve this matter, those requirements

could be equally imposed through determination of the hotel and pub /

restaurant application, although care will need to be taken to avoid





duplication in the event that both the hybrid and the full applications are

permitted. By these means it is hoped to secure Natural England’s support

for both the hotel and pub / restaurant proposal and the wider scheme.

Noise and vibration

NTS.36 The noise assessment for the overall hybrid application identified sensitive

receptors around the site and a baseline noise survey was undertaken at

representative locations. The survey concluded that the principal noise

source was road traffic on Dorchester Road, and also that train pass-bys,

which occurred two to three times an hour, were audible across the site. The

existing noise environment at receptors away from Dorchester Road was

classed as being good to fair, while for receptors along the road it was poor.

NTS.37 A review of the hybrid application proposals determined that the only

notable source of potential noise effects was the generation of additional road

traffic. This is also the case for the proposed hotel and pub / restaurant. Road

traffic noise predictions were undertaken for the hybrid scheme and

concluded that, relative to the existing and future predicted noise levels

without the development, the effect of the development on sensitive

receptors would not be significant. Therefore, it is considered that the smaller

amount of traffic associated with the proposed hotel and pub / restaurant will

not significantly affect noise levels.

Traffic and transport

NTS.38 The traffic and transport assessment for the hybrid application deals with the

effect of the increased traffic associated with the proposals on traffic patterns

and sensitive receptors in the vicinity of the site.

NTS.39 The proposed hotel and pub / restaurant will lead to an increase in the

number of car journeys associated with the site, and therefore to an increase

in pressure on the local highway network. However, the transport assessment

produced for the hybrid application showed that the increase associated with

the hybrid application development will not significantly affect the capacity

of the existing highway network and junctions, or those associated with the

relief road.

NTS.40 The transport statement produced in support of the full application concludes

that the traffic generated by the proposed hotel and pub / restaurant will be

lower than that assumed in the hybrid assessment, as the proposals are for a

smaller number of beds in the hotel and a smaller restaurant floorspace than

set out in the hybrid application. This decrease confirms that the proposed

hotel and pub / restaurant will not significantly affect highway or junction

capacity.

NTS.41 The assessment focuses on the community as a sensitive receptor and

addresses the traffic and transport effects in terms of the severance and

intimidation that may result from an increase in traffic volumes in close

proximity to sensitive receptors, such as schools, residences and retirement





homes. The increase in traffic flows and associated effects on severance,

intimidation and the accident rate on the local road network as a result of the

proposed hotel and pub / restaurant will not be significant.

NTS.42 A framework travel plan has been prepared for the development to stimulate

demand for walking, cycling, public transport and car sharing, whilst

reducing the demand for car travel.

Landscape and visual effects

NTS.43 Both desk and field studies were undertaken for the hybrid application to

evaluate the landscape in and around the wider site and to identify potential

views and visual receptors. A number were selected to provide a

representative selection of views from all directions. These are considered

here in relation to the proposed hotel and pub / restaurant.

NTS.44 The site falls within the ‘Ridge and Vale’ landscape character area, as

identified by Dorset County Council. At the more local scale of the

Weymouth and Portland Borough Council landscape assessment, the site

falls within the Lorton Valley area. Surrounding character areas include

Radipole, Lodmoor, Redlands and Southdown.

NTS.45 The effect on the character of these areas and the surrounding landscape

character types that was identified in the EIA for the hybrid application

resulted from the removal of the distribution centre building and the

construction of employment buildings. The development of the proposed

hotel and pub / restaurant buildings on their own is not predicted to lead to a

significant effect on the character of these areas and the surrounding

landscape character types. The proposed buildings are appropriate to the

character of the area and would be seen in the context of the adjacent

existing distribution centre and warehouse buildings, the park and ride to the

east and the new relief road.

NTS.46 During the landscape and visual assessment for the hybrid application, a

number of different character areas were identified within the wider site. The

hotel and pub / restaurant application site is within two of these character

areas, the first of which is characterised by an open area of unmanaged

grassland. The second is dominated by the car parking and servicing area

associated with the small warehouse building to the south. The proposals will

result in a long term change to the landscape of the site and will introduce

additional built elements into the area. However, the site is partially

developed already and the character of the surrounding landscape is largely

urban and dominated by the adjacent existing buildings. Overall, the

character areas on site are considered to be of negligible sensitivity and the

changes will not be significant.

NTS.47 During construction, the proposed development is likely to lead to short term

adverse changes to views from sensitive receptors, due to the presence of

cranes, scaffolding and construction traffic on site. These effects will range

from a medium change for some local viewpoints, although others will be





screened by the existing distribution centre, to negligible to small for more

distant viewpoints.

NTS.48 The main post-construction effects on views identified in the hybrid

application EIA resulted from the removal of the distribution centre building

and the construction of employment buildings in the south of the site. The

development of the proposed hotel and pub / restaurant buildings on their

own will have a more limited effect on views. The existing distribution

centre building would provide some screening and the new buildings would

be seen in the context of the existing buildings on the wider site. Overall, it is

considered that there will be a small change to views from local viewpoints

to the south and north of the site and a negligible change from more distant

viewpoints.

Ground conditions

NTS.49 The desktop study that comprised the contaminated land assessment for the

hybrid application EIA identified potential for localised areas of

contamination. The potential sources of contamination most relevant to the

hotel and pub / restaurant site included the following:

• Leachate and landfill gas from the Lodmoor landfill site to the north

east of the application site

• Unknown material in localised pockets of Made Ground from previous

construction

NTS.50 Once a source-pathway-receptor assessment had been conducted, a set of

plausible linkages was identified and a series of intrusive ground

investigations was undertaken.

NTS.51 All soil test results were below the soil guideline values for commercial end

use. No significant effects are therefore predicted as a result of soil

contamination.

NTS.52 Nickel was recorded in some of the groundwater samples taken across the

hybrid application site in concentrations just above the drinking water

standard threshold. However, the groundwater is present in isolated perched

bodies within areas of Made Ground, with only limited flows towards

surface water bodies. Three groundwater samples from the wider site

contained elevated concentrations of sulphate, which could be derived from

sulphate within the natural soils on site. In the context of the slow flow of

groundwater on the site, this is not considered to be significant. No

significant effects are predicted on the proposed hotel and pub / restaurant as

a result of surface water or groundwater contamination.

NTS.53 Ground gas monitoring results showed that there is no favourable pathway

for landfill gas to reach the site from Lodmoor landfill, due to the presence of

Oxford Clay and the shallow groundwater level. There is generally elevated

methane being released from the groundwater in the rock at depth. This is

considered to be due to the breakdown of ancient organic material. To





prevent the risk of gas accumulation in the proposed buildings, a gas

membrane will be included in the design of the buildings and there will be no

risk to health.

NTS.54 A range of mitigation measures will be put in place during construction to

ensure that there are no significant adverse effects as a result of ground

conditions. These include the use of personal protective equipment and dust

suppression measures, which will form part of the Construction

Environmental Management Plan produced to remove any potential harm to

the future and surrounding users of the site.

Water environment

NTS.55 The water environment assessment focused on flooding and the quality of

surface and groundwater bodies. The main issues addressed included

potential contamination from surface water run-off from areas of

hardstanding, contamination of surface water and groundwater during

construction, and the need for a drainage system that could accommodate the

increase in run-off associated with increasing the impermeable area of the

site.

NTS.56 The principal surface water bodies in the vicinity include a drainage ditch

that runs to the east of the site and connects into a network of land drains to

the east, the Lodmoor SSSI and Weymouth Bay. Lodmoor SSSI is

approximately 100 m east of the site and is influenced by saline groundwater.

Frequent fresh water flooding of the SSSI also occurs. Weymouth Bay is

around 1.5 km south of the site and receives waters from Lodmoor SSSI. The

bay was not considered in the assessment due to its distance from the site.

The River Wey and Radipole SSSI were not considered in the assessment

because they are in a different catchment from the site.

NTS.57 The drainage strategy described in paragraph NTS.14 has been devised to

manage the additional run-off that will result from the proposals. It is

designed to ensure that flood risk is not increased and there will be no

significant effects on flood risk from the proposals. The proposed buildings

will be located outside the floodplain. Floor levels will be provided at 3.8 m

and 3.9 m Above Ordnance Datum (AOD) for the hotel and pub / restaurant

respectively, which are well above the modelled flood level plus a 300 mm

allowance for climate change (2.95 m AOD).

NTS.58 Detailed discussions with the Environment Agency have resulted in

agreement that car parking can be located in a small area of the floodplain,

within flood zone 2. The levels within the car park will be raised to 2.40 m

AOD, allowing a maximum 250 mm depth of flooding for the lifetime of the

development. No significant effects are predicted on the proposed

development as a result of flooding.

NTS.59 A range of mitigation measures will be put in place both during and after

construction to ensure that there will be no significant adverse effects on

water quality as a result of the proposed hotel and pub / restaurant. For the





construction phase, these include temporary drainage measures, use of wheel

wash facilities, storage of fuels and chemicals in bunded areas and

development of pollution control procedures. For the post-construction

phase, these include the use of oil / water interceptors in road drainage.

Community and social effects

NTS.60 The current social and economic conditions in Weymouth and Portland were

analysed as part of the EIA for the hybrid application. Unemployment in the

borough is below the national average, but above that for Dorset as a whole.

Employment in Weymouth town is dependent on low-paid seasonal jobs,

with 18.6% of workers employed directly in tourism-related businesses in

2007. Average wage levels are generally low.

NTS.61 There will be a small, short term increase in employment as the proposed

development is constructed. It is estimated that operation of the proposed

hotel and pub / restaurant will create approximately 65 jobs, which will be a

small beneficial effect.

NTS.62 The development of the site will improve its amenity from an area of open

land and car parking to a landscaped hotel and pub / restaurant environment.

This will be a small beneficial effect.

Land use

NTS.63 The potential for effects on land uses off site was not considered, as a

development of the nature and scale proposed would not affect surrounding

land uses. Therefore, only on site land uses are considered in this section.

NTS.64 The site currently consists of grassland and a car park. There are no public

rights of way on site. The proposed development will result in the removal of

the existing uses. The loss of the grassland and car park is considered to be

an effect of negligible significance. The provision of hotel and pub /

restaurant uses on the site is a moderate beneficial effect.

Conclusion

NTS.65 The proposed hotel and pub / restaurant will result in a limited number of

changes to the local environment, none of which are considered to be

substantially significant. The changes will be smaller than those assessed for

the hybrid application scheme as a whole.





Figures

Figure NTS1: Existing location and site boundary plan

Figure NTS2: Proposed layout

Download - Land at Weymouth Gateway Proposed hotel and pub / restaurant …Rourke/... · 2018-07-20 · Land at Weymouth Gateway Premier Inns Ltd Proposed hotel and pub / restaurant Non-technical

Top Related