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Slough Trading Estate - Leigh Road Central Core Area 2 Environmental Statement Non-Technical Summary

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Slough Trading Estate - Leigh Road Central Core Area 2 Environmental Statement Non-Technical Summary

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Document Control Sheet

Project Name: Slough Trading Estate - Leigh Road Central Core Area 2

Project Ref: 17563-452

Report Title: Environmental Statement Non-Technical Summary

Doc Ref: 001

Date: May 2011

Name Position Signature Date

Prepared by: Lucy Whitter / Jane Cassidy

Environmental Scientist / Associate

LRW 28/04/11

Reviewed by: Bruce Blaine Director BAB 28/04/11

Approved by: James Overend LLP Director JDO 28/04/11

For and on behalf of Peter Brett Associates LLP

Revision Date Description Prepared Reviewed Approved

Peter Brett Associates LLP disclaims any responsibility to the Client and others in respect of any matters outside the scope of this report. This report has been prepared with reasonable skill, care and diligence within the terms of the Contract with the Client and generally in accordance with the appropriate ACE Agreement and taking account of the manpower, resources, investigations and testing devoted to it by agreement with the Client. This report is confidential to the Client and Peter Brett Associates LLP accepts no responsibility of whatsoever nature to third parties to whom this report or any part thereof is made known. Any such party relies upon the report at their own risk.

© Peter Brett Associates LLP 2011

Slough Trading Estate - Leigh Road & Central Core Area 2 Environmental Statement

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Slough Trading Estate - Leigh Road Central Core Area 2 Environmental Statement

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Contents

PART A - Introduction and The Development 6

1 Background 6

2 The Application Site and Existing Environmental Setting 7

3 The Proposed Development 9

4 The Need for Development and Alternatives 9 PART B - Likely Significant Effects of Development & Measures to Avoid, Reduce & Remedy Significant Effects 11

5 Transport 11

6 Air Quality 12

7 Noise and Vibration 13

8 Microclimate and Television Reception 14

9 Flooding, Drainage and Surface Water Quality 15

10 Ground Conditions 16

11 Biodiversity 17

12 Townscape and Visual Impact 18

13 Cultural Heritage 19

14 Socio-economics 20

15 Cumulative Effects 21

Part C - Contact Details 22


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PART A - Introduction and The Development

1 Background

An outline planning application is being submitted for the proposed redevelopment of Leigh Road

Central Core Area of Slough Trading Estate in Berkshire. Alongside the planning application, an

Environmental Statement (ES) will be submitted.

An ES documents the Environmental Impact Assessment (EIA) process. Legislation requires that

an EIA is undertaken for proposed developments that are likely to have significant effects on the

environment. It involves an assessment of the likely significant environmental effects of a

proposed development and measures to avoid, reduce or remedy any adverse effects.

This document is a Non-Technical Summary of the ES.

The ES has been prepared by Peter Brett Associates (PBA) LLP on behalf Slough Trading Estate

Limited, a wholly owned subsidiary of SEGRO Plc. SEGRO Plc is a property investment and

development company that provide flexible business space at their Slough Trading Estate Head

Quarters and across Europe.

Slough Trading Estate Limited is committed to the regeneration of the whole of Slough Trading

Estate over the next 20 years. This ES is for the regeneration of part of the Slough Trading

Estate, it relates to the area called the Leigh Road Central Core Area (LRCC) or the ‘Application

Site’ which is 21.9 hectares in size.

In September 2010 Outline Planning Permission was granted for the first Leigh Road Central Core

planning application (LRCC1). The proposals to which this Non-Technical Summary relate form an

alternative to the approved LRCC1 scheme, and are referred to as LRCC2 throughout the ES.

LRCC2 represents a similar composition of built elements to LRCC1 whilst facilitating a

reconfigured layout which offers further enhancements to the use and function of amenity spaces.

A comparison of the effects predicted for LRCC1 and LRCC2 is made throughout the ES. No

significant additional adverse effects are considered to be likely.


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2 The Application Site and Existing Environmental Setting

Slough Trading Estate is located 1.6km to the west of Slough Town Centre in Berkshire. It covers

an area of approximately 158 hectares as shown in Figure 1 by the light blue line. There are a

variety of businesses, industrial and warehouse uses on Slough Trading Estate together with a

number of service activities, including banks, shops, and leisure facilities. It currently

accommodates over 400 companies.

Figure 1 - Location of Slough Trading Estate as shown by the light blue line

Reproduced from/based upon Ordnance Survey material with the permission of Ordnance Survey® on behalf of the controller of Her Majesty’s Stationary Office. © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. License No. 100018195 Year of Publication 2008 Owner/Purchaser of Mapping Peter Brett Associates LLP

On the Application Site itself, shown in Figure 1 and Figure 2 by the red line, there are

approximately 50 buildings. A few have come to the end of their life and are vacant, but activities

on the site are diverse and include manufacturing, engineering, IT related activities,

telecommunications and corporate offices.

The Application Site includes Leigh Road which runs from the Bath Road (A4) adjacent to the

south of the Trading Estate, north through the centre of the LRCC area and over the Leigh Road

Bridge which crosses the Great Western Main Line.


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Figure 2 - The LRCC Application Site shown by the red line

Reproduced from/based upon Ordnance Survey material with the permission of Ordnance Survey® on behalf of the controller of Her Majesty’s Stationary Office. © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. License No. 100018195 Year of Publication 2008 Owner/Purchaser of Mapping SEGRO

Whilst the Application Site is commercial in nature, there are 2 Listed structures. Leigh Road

Bridge is a Grade II listed brick bridge (1836-1838) designed by Isambard Kingdom Brunel. There

is also a small milestone on the A4, which is Grade II listed, but will not be affected by

development.

The Application Site is moderately noisy and is dominated by traffic noise. There are various

other noise sources including rail traffic and industrial activities.

The basic wind speed across Slough is fairly low due to its inland position. Prevailing winds occur

from the south-west direction. The average wind speed between the years 2001-2010 was

approximately 4.0m/s.


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The Application Site contains predominantly young trees and areas of shrubs or herb species, but

most of the species are not native. The planted areas are scattered with roads and buildings

standing between them, making them disconnected and isolated as habitats for wildlife.

The Application Site is relatively flat and lies within a low risk flood zone and the nearest

watercourse lies 1.2km to the west. Groundwater flows south towards the River Thames which is

approximately 2.5 km to the south of the Application Site. There is a surface water sewer network

on site, parts of which are of poor quality and therefore liable to localised flooding.

The published geology maps describe the site geology as sandy clays and silts in the top layers,

with Upper Chalk formation as a deeper layer. Groundwater levels were recorded to be between

3.0m to 4.0m below ground level.

3 The Proposed Development

The existing buildings on the Application Site will gradually be demolished and replaced with

commercial offices and complementary uses including hotel and leisure facilities, education, retail,

restaurants and cafes. The development will also involve improvement to the access at the

junction of Bath Road and Leigh Road, car parking, and improvements to public areas including

street furniture.

As part of the outline planning application for the proposals described above, a new Leigh Road

Bridge which will be used by vehicles is proposed. The existing Leigh Road Bridge will be

maintained as a bridge for pedestrians and cyclists. Listed Building Consent and full planning

permission were approved for the refurbishment of the existing bridge at the same time as the

LRCC1 Scheme.

4 The Need for Development and Alternatives

Slough’s economy benefits from a wide range of employment areas, however not all of Slough’s

residents are benefiting from this prosperity. The success of the Trading Estate is important to the

development of Slough as it has the potential to retain and attract businesses, create jobs and

offer opportunities for improving skills and training to local people. As a result Slough Trading

Estate is treated as a special case within local planning policies.


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In undertaking the EIA, alternative ideas for development have been considered throughout the

process. Environmental factors have informed the current proposals, such as the retention of

Leigh Road Bridge and the inclusion of sustainable drainage technologies. These are discussed

further in Part B.


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Part B - Likely Significant Effects of Development & Measures to Avoid, Reduce &

Remedy Significant Effects

5 Transport

5.1 Measures to Avoid, Reduce and Remedy Significant Effects

The effect of the proposed development on the transport network has been assessed in a

Transport Assessment. The current baseline and measures to avoid effects are reported in the

ES. This covers measures for all modes of transport including pedestrians, cyclists, public

transport and private cars.

Currently, pedestrians are generally well provided for across Slough Trading Estate with facilities

in place such as designated footway provision, appropriate lighting and clear signage, with the

exception of Leigh Road Bridge which has no pedestrian provision. There is also some provision

for cyclists.

Within the proposed development, new transport hubs will be provided, with new bus services to

run between Slough Trading Estate and the railway stations, other parts of Slough and other

towns for longer distance commuters. An Intelligent Transport System (ITS) will be located within

the transport hub and travellers will be able to obtain journey planning and real time travel

information relating to their journey via kiosks and information screens. Information will be also be

obtained via the web and mobile web services and at bus stops via real time passenger

information displays.

The environment will be improved for both pedestrians and cyclists. There will be a new Leigh

Road Bridge which will be used by all road users including pedestrians and cyclists and the

existing Leigh Road Bridge will be maintained as a bridge for pedestrians and cyclists only. There

will also be an upgraded ‘gateway junction’ providing the main access to the Trading Estate at the

A4 Bath Road/Leigh Road. The design of the upgraded junction includes pedestrian and cycle

crossing facilities which do not currently exist and this provides improvement to cyclist and

pedestrian movement.

A car sharing scheme across Slough Trading Estate will be introduced on a membership basis to

encourage and facilitate the matching of possible car sharers.


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There is a commitment to provide no overall increase in parking spaces within the whole of Slough

Trading Estate and any increase in car parking spaces within the Application Site will result in a

reciprocal removal of spaces from elsewhere within Slough Trading Estate. A controlled parking

zone will be implemented on street.

A travel manager will be appointed in association with the LRCC Scheme, who will develop and

implement the travel plan measures noted. Implementation of these measures will provide

mitigation against the potential adverse effects on the transport network and will encourage both

the existing and new employees of Slough Trading Estate to walk, cycle use public transport, car-

share etc, rather than drive in order to mitigate the impact of the increase in employee numbers

overall.

6 Air Quality

6.1 Likely Significant Effects

The baseline air quality across the Application Site and surrounding area and the potential air

quality effects of both the construction and operational phases of the proposed development have

been assessed. The assessment considers dust and particulate matter (PM10) during construction,

and nitrogen dioxide (NO2) and PM10 during the operation of the development, as these are the

main pollutants of concern.

The baseline air quality modelling data for NO2 shows that the National Air Quality Objectives set

by the Government are currently exceeded at some locations in proximity to the busy roads, which

means that currently air quality is poorer close to the roads due to a greater level of traffic. At less

busy roads and elsewhere across Slough Trading Estate, the National Air Quality Objectives for

NO2 are currently met (i.e. not exceeded). The National Air Quality Objectives for PM10 across

Slough Trading Estate are currently met.

The main potential impacts during demolition and construction are dust deposition, and elevated

PM10 concentrations. There are a number of sensitive receptors located downwind from the

proposed construction works, both on and off-site, which may be affected during construction and

demolition. There could be periods when sufficient dust may cross the site boundaries and cause

annoyance to these receptors. However the effect of dust nuisance would be temporary and

would be minimised by the measures noted below.


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During operation of the new development, modelling results show that the national NO2 objective

will be met at all receptors except for one existing receptor. However, this is likely to occur both

without and with the proposed development. The results also show that operational PM10

concentrations will be well below the national objectives.


Potential air quality impacts during the construction phase can be minimised through use of the

mitigation measures which will be outlined in a Construction Method Statement. The mitigation

methods will include dampening to prevent dust generation and appropriate maintenance of

construction vehicles.

The operation of the development is predicted to have minor impact on air quality and therefore no

mitigation is considered necessary.

7 Noise and Vibration


The assessment considers how the proposed development will affect the existing noise climate,

the suitability of the existing noise for the proposed development and the effects of noise and

vibration from demolition and construction.

The main source of noise during demolition and construction is likely to be from heavy machinery

used on site. Additionally noise and vibration may be caused by the need to use piling - which is a

method needed to build deep foundations of taller buildings. This is the most likely construction

activity that would cause concern to nearby residents. However, the majority of the noise sensitive

receptors are a substantial distance from the site.

If there are several construction phases, the receptors at each construction stage would change

and the effects on each receptor would be of a short term/temporary nature.

During the operation of the new development, changes in traffic flows will result in an increase in

noise levels in some areas, and a decrease in other areas. In either case, the degree of change

will not be significant.


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For demolition and construction noise, a Construction Method Statement will be developed to

provide guidelines to the contractors for reducing noise. This will include making sure that

machinery conforms to the relevant standards and it is well maintained to reduce noise effects.

Any stationary sources of noise will be located away from areas that may be sensitive to noise.

Activities will be managed and employees will be educated to reduce noise where possible.

Additionally, piling activities will be carried out using the method causing the minimum of noise

and vibration.

Due to the temporary nature of the demolition and construction works there would be no long term

effect on the noise climate. After the implementation of the measures above the effect of

demolition and construction noise and vibration will be minor.

During operation, the proposed buildings on site will be designed to have sufficient sound

protection to ensure suitable internal noise environments. Therefore there would be no significant

effect from noise for the proposed development.

8 Microclimate and Television Reception


The proposed development will not have any effect on television or radio services.

The assessment considers the effect of the proposed development on wind conditions across the

Application Site and the surrounding area in terms of pedestrian comfort and safety. It also

discusses the potential for television and radio reception to be affected by the development.

Depending on the wind direction, there is potential for increased wind speeds at various locations

across the Application Site.


To reduce the risk of unsuitable wind conditions the following elements will be considered when

the development is designed in detail:

� Location of entrances/exits to buildings;


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� Outdoor cafés, seating and other leisure activities;

� Landscaping; and

� Other mitigation measures such as canopies, screens and deflectors on the facades of the tall buildings.

Consideration should also be given to how the orientation and massing of individual buildings can reduce the potential for significant wind effects. This will include positioning smaller buildings to screen taller buildings from the most dominant wind directions, orientating buildings to avoid adverse effects from the most dominant wind directions and breaking up the massing of the large facades.

After the implementation of the measures as above, the effect of wind on the development will be minor.

9 Flooding, Drainage and Surface Water Quality


The effects of the proposed development on flooding from rivers and surface water have been

assessed, along with effects on water quality.

Demolition and construction activities are not considered to affect flooding caused by rivers.

However, it is likely that without appropriate measures in place demolition and construction could

cause blockages of the existing sewer network with debris and waste, which in turn could increase

the risk of surface water flooding. This will be avoided though the measures noted below.

In terms of water quality, there is potential that the construction could affect both ground water and

surface water quality through the release of sediment and contaminants such as fuels. However,

this will be avoided through the measures noted below. Ground water is considered in more detail

in section 10.

During operation, the proposed development will have no effect on flooding from rivers. A Surface

Water Drainage Strategy has been developed to minimise the risk of surface water flooding and

will provide an improvement compared to the existing situation. The Strategy will implement

sustainable drainage systems which will manage runoff and protect water quality. This technique

is sympathetic to the environmental setting and will not only reduce on-site flood risk, but will also

improve the surface water quality.


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For demolition and construction effects, a Construction Method Statement document will be

prepared to provide guidelines to minimise the effect of the works on the environment including

water quality, flooding and drainage. This will outline measures to reduce the risk of pollutants

reaching surface water such as controls on the storage of chemicals and the location of fuelling

areas. Additionally, methods for filtering out solids before the reintroduction of any construction

surface water runoff from the site to the water system, will be required. Successful implementation

of control measures in the Construction Method Statement will mean that there are no significant

effects during construction and demolition on water quality or drainage.

As noted, for the operation of the new development, a Surface Water Drainage Strategy has been

developed to minimise the risk of surface water flooding and will provide an improvement

compared to the existing situation. The sustainable drainage systems are an important part of the

strategy, which will help in reducing the surface water flood risk and improving water quality.

Different types of sustainable drainage techniques will be used for different areas depending on

how polluted the surface water is likely to be in that area. As a result of these measures, there will

be a beneficial effect on water quality and surface water flooding.

10 Ground Conditions


The assessment considers both the potential effect from the proposed development on ground

conditions and effect of the existing ground conditions on the proposed development.

There are no recorded geological hazards located on or in the vicinity of the site, such as cavities

or landfill sites. However, in the past landfill sites were located within 300 m of the site boundary.

Previous ground investigations undertaken at the site indicate that there may be some

contamination in the soil and groundwater by fuel and oil. Current uses of the site comprise a

number of potentially contaminative uses including a petrol station. However, based on the known

historic and present land uses the overall potential risk for significant contamination to be present

on the Application Site is considered to be low, with a moderate potential related to off-site

contamination affecting the site.


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During construction there will be no significant effects on human health on-site or off-site.

However this is subject to appropriate mitigation measures being incorporated. Geotechnical and

contamination site investigations will be undertaken prior to construction. If any areas of the site,

including soils and groundwater are contaminated, remediation steps will be required to deal with

that contamination. A survey will be undertaken to reveal presence of asbestos in buildings and if

materials with asbestos are present they will be removed prior to demolition works.

Construction site control measures will be implemented to prevent uncontrolled surface water

runoff. During the site investigation groundwater contamination risks will be identified and

remediation measures may be required.

It is unlikely that there will be any significant effects on buildings on-site or off-site from the ground

gas. There will be no effect from construction dust deposition on the wildlife sites nearby.

During operation, if appropriate measures are implemented (remediation), human health on and

off-site will not be affected significantly. It is unlikely that there will be any effects on surface water

and groundwater provided that the appropriate remediation takes place, if necessary.


A best practice approach will be employed during construction to minimise accidental releases of

substances that may cause harm. Both Health and Safety procedures and safe working practices

will be in place during construction to manage the risks from ground contamination.

In order to manage the effects of contamination from the completed development to human

health, further investigation and assessment is required, and remediation or design measures will

be incorporated into the proposed development.

11 Biodiversity


The assessment considers the effects of the proposed development on wildlife.

Surveys have been undertaken across the site, to establish if there are any important habitats or

species present. The habitats have been given a value based on the importance of the ecological

receptors.


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There are three International/European designated sites within 8km from the site. They are: South

West London Waterbodies, Burnham Beeches and Windsor Forest and Great Park. Furthermore,

the nationally important Bray Pennyroyal Site of Special Scientific Interest (SSSI) is situated

4.5km from the Application Site. Additionally, Haymill Valley is classified as a receptor of county

level importance which is 1.2km away, and there are two receptors of local importance in the

vicinity – the Railway triangle located to the east of the Application Site and scrub along the

railway line within the Application Site. A number of bird species commonly present within urban

habitats may be present and breed within the Slough Trading Estate area, therefore they are

considered important for this area. The green spaces and vegetation on the Application Site itself

are limited and are not very important ecologically.

There will be no significant effect on the ecological sites of international and national importance,

or on the site of county importance either from the construction or from the completed

development. Effects on the receptors of local importance are also considered to be insignificant.


Whilst no adverse effects are expected, the scheme will incorporate additional measures to

enhance biodiversity. The new landscaped areas will help to enhance biodiversity on the

Application Site with a commitment to plant native species. The planted species will also be

considered for their value to wildlife, for example by incorporating structural diversity, nest sites

and shelter.

12 Townscape and Visual Impact


The assessment considers the likely landscape (or townscape in this case) and visual impacts of

the proposed development.

During construction there will be some temporary adverse effects on visual receptors including the

Leigh Road Bridge (which is a Grade II Listed Building). There will also be visual effects from the

construction phases on residential areas, recreational grounds, public roads and properties on,

and within the vicinity of the Application Site.


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However after the development is completed, the majority of visual effects will be contained to a

limited area surrounding the Application Site and there will generally be a beneficial increase to

the amenity of the view.

There will also be overall beneficial effects on the wider townscape character. This is due to a

combination of improvements to the quality of built environment and the introduction of new

landscape features. The Proposed Development, whilst changing the character of the Application

Site, will create a high quality development which will effectively be assimilated within the existing

built up area of Slough Trading Estate and the wider urban area of Slough.


Mitigation for construction effects will be met through a Construction Method Statement, and will

include screening views and guidelines for the use of equipment such as scaffolding, cranes and

hoardings.

A Landscape Strategy has been prepared to enhance the overall landscape/townscape context of

the Application Site. The proposals identify four main character areas. The Gateway is an area

located on the Bath Road which will act as a front door to the site. The boulevard extends from the

gateway northwards into the estate, forming a green spine with tree planting. The plazas will

provide extensive outdoor space for socialising and recreation through the creation of a grand

carpet of lawn broken up by walkways and water features. The Central Plaza could provide

flexible space for events and entertainment with active edges contributing to the vibrant

atmosphere.

13 Cultural Heritage


The Application Site contains two listed structures within the Application Site. These are the Leigh

Road Bridge and a Milestone on the Bath Road. The existing Leigh Road Bridge will be retained

and will benefit from its proposed refurbishment and design of the Scheme. The Milestone on the

Bath Road will not be affected by the development.

The site has a moderate potential for archaeology from late Prehistoric and Roman periods and

construction activities could affect archaeological remains found buried beneath the application


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site. However, previous development at Slough Trading Estate is likely to have already destroyed

much of the archaeology.


Where appropriate, a programme of archaeological investigation will be phased ahead of

development on each plot. The investigations will be targeted on areas which have been identified

as having potential archaeological interest. Any archaeological remains identified in a site which

may be impacted by development, will be excavated and recorded in advance.

The proposals include a new bridge to take vehicles over the railway, in close proximity to the

existing bridge, resulting in the removal of vehicular traffic over this bridge with a beneficial

residual effect on this heritage asset.

14 Socio-economics


The likely social and economic effects of the proposed development on the Application Site and

the surrounding area have been assessed.

The study shows that Slough has a relatively young population and a high concentration of non-

white ethnic groups. Also, there is a high level of overall employment within Slough Borough.

The proposed development is likely to have an effect on employment during the demolition and

construction phases, particularly through the creation of temporary jobs, new and extended

labour, supplier contracts made locally, increased local spend and induced job creation as a result

of capital investment.

During operation it is anticipated that there will be a significant shift in the types of employment

within the Application Site. Managerial levels are expected to increase, while the number of jobs

in administrative, machine operatives and low skilled occupations is expected to diminish.

Overall, the proposed development will have a beneficial effect on the existing tenants and their

employees as well as for future tenants.

The local community will benefit from the additional employment opportunities that will be

available, both in terms of the increase in jobs available and the range of jobs on offer,


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particularly, as it is anticipated that the new employees in the hotels, retail and other ancillary

facilities will reside within the local vicinity. It is considered that this will be a permanent minor

beneficial effect.

The scheme embraces the principles of ‘Crime Prevention through Environmental Design’

(CPTED’).


It is not anticipated that any mitigation measures will be required during construction or operation.

15 Cumulative Effects

Legislation requires the EIA to consider inter-relationships between the aspects of the

environment assessed and to consider effects which arise from a number of impacts being

experienced at the same location or at the same type of receptor. These effects are termed as

“cumulative effects”.

Overall, there will not be any significant cumulative effects. During demolition and construction,

effects will be mitigated through implementing controls in a Construction Method Statement. Once

the development is completed the overall effects will be beneficial, particularly the increased

employment opportunities that will provide benefits across the local community.


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Part C - Contact Details

To obtain further copies of this Non-Technical Summary or copies of the full Environmental

Statement, please contact

Graeme Steer

Master Plan Manager

SEGRO

Slough Trading Estate

234 Bath Road

Slough

SL1 4EE

Telephone: 01753 537171

Fax: 01753 575368

Email: [email protected]

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