Land at Flass Lane, Cutsyke Harworth Estates Ltd

Environmental Statement Non Technical Summary

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Report Author ............................................ Alastair Cliffe 

Report Date ........................................... November 2014 

Project Number ....................................................... 3794 

Document Reference ........ P0‐TP‐SPA‐RP‐P3794‐0008‐A 

Spawforths has been accepted as a registrant to the Institute of Environmental Management and Assessment's (IEMA) EIA Quality Mark scheme. The EIA Quality Mark demonstrates Spawforths commitment to excellence when providing environmental impact assessment services.

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Introduc on ............................................................................................................................................................. 4 

 

EIA Process ............................................................................................................................................................... 4 

 

Site Descrip on ........................................................................................................................................................ 5 

 

Development Descrip on ........................................................................................................................................ 6 

 

Planning Policy Context ............................................................................................................................................ 7 

 

The Need .................................................................................................................................................................. 8 

 

Considera on of Alterna ves ................................................................................................................................ 10 

 

Highways and Transporta on ................................................................................................................................ 14 

 

Noise ...................................................................................................................................................................... 16 

 

Water Environment................................................................................................................................................ 16 

 

Air Quality  ............................................................................................................................................................. 17 

 

Interac on of Effects ‐ Construc on ...................................................................................................................... 18 

 

Interac on of Effects ‐ Opera on .......................................................................................................................... 19 

 

Cumula ve Effects ................................................................................................................................................. 20 

 

Conclusion .............................................................................................................................................................. 21 

Contents

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Introduction

EIA Process

This is the non-technical summary for an Environmental

Statement (ES) which has been prepared on behalf Harworth Estates Ltd, to accompany a hybrid planning application for

residential-led mixed use development at land off Flass Lane, Cutsyke, near Castleford in West Yorkshire. The site forms

part of the housing allocation H23 (Wakefield Council’s Site

Specific Policies Local Plan, September 2012).

A hybrid planning application is one that seeks outline

planning permission and full planning permission for different development proposals on the same site. This document is a

summary of the ES that has been submitted as part of the

hybrid planning application having regard to the Town and Country Planning (Environmental Impact Assessment)

Regulations 2011. The report describes the physical characteristics of the development, its land use requirements,

an outline of the main alternatives considered and a

description of the potential effects on the environment of the

development.

These include:

Direct, indirect or secondary effects

Cumulative effects

Short, medium or long term effects

Permanent or temporary effects

Positive effects

The report also identifies any measures required to mitigate

potential adverse impacts of the proposals within and around the application site. Full details can be found within the

Environmental Statement.

Identify Proposed Development

 Scoping Submission 

LPA 5 Week Review Period

Review Response & Prepare EIA Report

Predict Impact on Environment

Identify Baseline

Prepare / Finalise Environmental Statement

Consider mitigation

 Assess Significance of Impacts 

Feedback and consideration of alternatives / Update and amend

masterplan for site

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Site Description

The application site is located off Flass Lane, Cutsyke near

Castleford. Castleford is located in West Yorkshire, to the

east of Leeds and Wakefield as shown on the plan below.

 

 

 

 

 

 

 

 

 

The site is located between the areas of Cutsyke and

Glasshoughton, suburbs of the settlement of Castleford, the

largest of the five towns of the Wakefield Metropolitan

District. Castleford itself is a former mining town, sited at

the convergence of the River Aire and River Calder. The

settlement is located around 9 miles to the north east of

Wakefield City Centre and around 12 miles to the south east

of Leeds. The southern extent of Castleford, in which the

application site is located, adjoins the east-west route of the

M62 motorway.

To the east of the site is the Glasshoughton leisure, retail and

commercial developments, which include the XScape leisure

complex, Junction 32 retail outlet and associated ongoing

commercial developments on the site of the former

Glasshoughton colliery.

The application site is located on existing agricultural land

which is now allocated for residential development within the

development plan (Site Specific Policy Local Plan, September

2012 Reference HS23). The land around the site to the north

and east is currently subject to a number of regeneration

developments for a number of potential uses which include

commercial / office development, residential development

and potential leisure uses (planning permission obtained for

rugby league stadium). To the western edge of the site lies

Premier Way (Coalfields Link Road) which connects

Glasshoughton with Normanton and Wakefield itself.

The application site relates to an area of land of

approximately 24.76 hectares (61.18 acres) in extent and

includes a large area of the site in use for agricultural

purposes.

The site itself has significant topographical features and slopes

significantly downwards from the southern boundary adjacent

to the M62 to the north alongside the Carr Beck which

forms the northern boundary of the site. In addition the site

slopes downwards towards Premier Way at the western

boundary.

WMDCs hydraulic model results for Carr Beck confirm that

the majority of the site is at a low risk of fluvial flooding.

Minor areas of Flood Zone 3 are located within the north-

western corner of the site, adjacent to Carr Beck.

There are a series of existing trees, woodland and scrub

located within the site which will need to be addressed as

part of any development.

The site constraints plan indicates the area which is most

affected by noise from the M62 motorway, this is along the

southern part of the site to the north of a route to be

safeguarded for a potential future link road.

The steepest gradients within the site are located within the

western part of the site running north to south and will need

to be taken into account as part of the development

proposals.

An existing pond and watercourse is located on the site to

the north east with the watercourse running north to south

across the site in this part. Existing trees are also located

within this area.

There is some evidence of archaeological interest within

areas of the site which would be subject to further

investigation prior to construction.

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Development Description

The planning application is a hybrid with part of the proposals

for the site applied for in full and part in outline.

The development of up to 560 dwellings, up to 930 m2 of

restaurant/pub uses (A3/A4) and up to 4,700 m2 of B1 (office and light industrial) use will also be accompanied by two

electricity substations and a pumping station. Recreational

open space will also be provided, along with ecological mitigation areas, predominately in areas around the proposed

water attenuation ponds. Internal access routes will be confirmed through the application for approval of Reserved

Matters but the pedestrian and cycle links are shown on the

Parameters Plan and the Indicative Masterplan shows how other routes and connections (pedestrian, cycle and

vehicular) could be provided.

Matters in Outline:

Outline application for the erection of a new build housing

development for up to 560 residential dwellings (C3), up to 930 m2 of restaurant/pub uses (A3/A4), up to 4,700 m2 of B1

(office and light industrial) use, two electricity substations, a pumping station, recreational open space, ecological

mitigation areas, internal access routes, ground modelling and

drainage works including SuDS, ponds and swales, parking provision, footpaths, cycle routes and associated works

including access and landscaping details at land to south of Flass Lane, Cutsyke.

Matters in Detail:

Full application for earthworks, ground modelling and remediation to provide development platforms for

development of site for up to 560 dwellings and ancillary commercial and business uses at land to south of Flass Lane,

Cutsyke.

Applica on Site Boundary  

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Planning Policy Context

Planning Policy supports schemes that will assist in

regeneration and encourage growth and investment into Wakefield.

The statutory development plan for the consideration of this application comprises the Wakefield Local Development

Framework (LDF):

Core Strategy (CS), April 2009

Development Policies (DP), April 2009

Site Specifics Proposals Document (SSPD), 12

September 2012

The LDF replaces many of the policies in the Wakefield

Unitary Development Plan First Alteration adopted January 2003 (UDP). However the remaining saved policies of the

UDP, including Retail, Leisure and Open Space policies, remain part of the statutory plan.

The Council adopted the Site Specifics Policies – Local Plan

Document (SSPD) on 12 September 2012. The SSPD provides a set of site allocations and proposals to meet the

vision, objectives and development strategy of the Core Strategy. The document includes land allocations to meet

anticipated development needs relating to housing,

employment and mixed use development. These proposals replace equivalent allocations and designations in the saved

UDP.

The SSPD was submitted to the Secretary of State in early

2011 and the Inspector held public hearing sessions during

December 2011 and January 2012. The Council received the Inspector's Report about the Examination of the SSPD on 8

June 2012. The Inspector concluded that in general terms, the SSPD is generally sound, and subject to the Council

adopting the Inspector's recommended modifications, the

SSPD satisfies the criteria for soundness in accordance with the NPPF (which are; positively prepared, justified, effective

and consistent with national policy.

The application site forms the majority of housing allocation

(Policy HS23 – Flass Lane, Cutsyke), which identifies the site

for housing, to be developed within the plan period. Policy HS 23 states:

This greenfield site is situated to the west of SPA5.

If access is taken from Glasshoughton Coalfields Link Road, then

the impact on that road and its junctions would need to be assessed in a transport assessment. The wider network would also

need to be considered, including M62 J32. One potential access road through the site has planning permission as part of the

proposed new stadium and associated development on the

adjoining former Glasshoughton Colliery site. Mitigation measures will be required to improve accessibility to local services and public

transport, for which developer contributions may be required. A travel plan must accompany the transport assessment for this site

in order to minimise the impact of traffic on the strategic road

network. The need for physical mitigation measures on the strategic road network must be investigated. The details of any

proposed mitigation measures, including their funding and implementation, should be agreed with the Council and the

Highways Agency.

Flood risk is a significant issue in this area and all development proposals must be accompanied by a flood risk assessment which

should address all relevant issues. Housing units will be excluded from the areas covered by flood zones 3a. These areas could be

used for ancillary open space, subject to safety considerations.

Phasing will need to be co-ordinated with the upgrading of the waste water treatment works. The site lies within an Air Quality

Management Area and will require an air quality assessment. Proposals will be required to contribute to air quality improvement

measures. Public rights of way will need to be maintained and

improved to provide pedestrian / cycling routes to Glasshoughton station, Xscape and Pontefract Park. Development proposals must

take full account of the Wildlife Habitat Network status of the site. In view of the site's former uses, a phase I desktop

contaminated land study will be required for proposed housing

areas. A bus service enhancement package will be required and should feature in masterplanning for this site. Local provision of

natural greenspace will be required. A Health Impact Assessment will need to be undertaken. The site coincides with an area of high

archaeological potential therefore a desk-based archaeological

assessment will be required, but if this cannot assess the interest a field evaluation will be required.

This site is located in an area where there is a key policy objective to provide employment and skills development opportunities for

local residents. The Council will seek to secure these opportunities as far as possible.

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The Need

The Index of Multiple Deprivation for England (IMD 2010)

ranks Wakefield as 67th most deprived out of 354 Local Authorities. Therefore people in the District are living in

neighbourhoods among the top 10% most deprived in England and which accounts for 12.5% of Wakefield’s

population. The Index of Multiple Deprivation shows the

District has high levels of deprivation in employment, income, health, education and skills, with the highest levels

concentrated in pockets of main urban areas, particularly Wakefield and Castleford.

Castleford is the second largest settlement in the Wakefield

District, after the main urban centre of Wakefield. It has historically had a coal mining focus and more recently an

industry focus (particularly chemical industry), both of which have seen significant decline. This is reflected with Castleford

identified as one of the most deprived areas within

Wakefield. Some areas in Castleford fall within the 5% most deprived wards in England, according to the Indices of

Multiple Deprivation. Unemployment rates in Castleford are higher than the Wakefield and Regional average.

This has resulted in the need for significant regeneration of

the area. The major development of leisure, employment and retail at Glasshoughton adjacent to the M62 Motorway

Junction 32 (Xscape) has helped to kick start the regeneration of the area and encourage growth and

investment. The application site is located adjacent to and

within the former operational land of the former Glasshoughton Colliery, the buildings and pit head of which

was sited on the current site of the Xscape leisure development and surrounding retail and leisure uses. On this

basis, there is clearly an identified economic imperative within

the locality to increase investment and regeneration and the area is undergoing a series of regeneration initiatives designed

to address the economic decline and associated issues as a result of the collapse of the coal mining industry.

In respect of housing, there is a significant need to deliver

housing in Wakefield and this has been confirmed within the evidence base for the LDF. As a District, Wakefield’s housing

requirements, originally set out in the Regional Strategy (2008), are reflected in the LDF as a minimum of 1,600

dwellings per annum up until 2026. WMDC’s housing objectives are to provide an adequate and continuous supply

of housing in sustainable locations to meet the housing

requirement set out in the LDF. In addition to this there is a need for a range of housing types, sizes and affordability that

is appropriate for its location.

In WMDC’s Core Strategy (15 April 2009), Wakefield Castleford and Pontefract are identified as the main centres

where the Spatial Vision, Spatial Objectives and Policy CS1 (Location of Development) is for these settlements to be

where the most homes, jobs and services are to be located,

which also have links to the Leeds housing market. Castleford is a Principal Town in the District settlement

hierarchy and as such needs to accommodate a share of at least 20% of the District’s housing requirement, being a focus

for local development and services and reflecting its capacity

for growth, urban renaissance priorities and urban regeneration.

The site has been allocated to help meet the housing requirement as one of the sites considered appropriate to

accommodate this growth (Policy HS23 in WMDC’s Site

Specific Policies Local Plan, September 2012). The application site forms part of this wider site allocation for residential

development and will assist in delivering new housing within the District. The need for the application site to come

forward for housing has therefore been fully considered

through the LDF where the application site and wider site allocation have been considered to be a key element of the

housing delivery necessary to meet the District’s needs.

The site allocation, in which the application site is located, is

not identified for development within a later phase of the

plan period, and therefore there are no restrictions on the timescales for development coming forward in this location.

On this basis, through the development plan process, the Plan accepted that the site was deliverable immediately, and

therefore should come forward within the first five years of

the plan. Furthermore, recent housing data set out within the Annual Monitoring Report for 2013 indicates that the

Council is currently falling significantly short of delivering housing completions to the target set out within the

development plan. On this basis there is an identified need

to increase delivery of new homes and make a concerted effort to address recent shortfalls in housing delivery as soon

as possible.

The planning application submission indicates that, subject to

the expected remediation and earthworks and normal site start up works, that there would be no limitation to the

delivery of homes on the site within a relatively short period

of time.

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The Need Continued . . . Alongside Pontefract, Castleford is the largest of the Five

Towns in Wakefield. The Five Towns are also part of Wakefield’s urban renaissance programme. The Five Towns

were identified in the Community Strategy as an area needing regeneration. The aim of the Five Towns is to create a group

of inter-dependant and self-sustaining, but distinct

settlements, seeking to reverse the decline of the areas after the decline of mining. They are to attract development and

address transport issues, creating new communities and high quality places to live and work as well as attract investment.

As identified in WMDC’s Core Strategy, the Five Towns are

settlements that share strong historic, economic, and cultural links based around the growth and subsequent decline of coal

mining and other industries. The Strategic Vision in WMDC’s Core Strategy is to transform the Five Town

settlements, providing new housing, economic opportunities,

good quality transport links and high quality environment. For Castleford, the focus is also urban transformation with

redevelopment opportunities as well as relocation opportunities.

Housing led regeneration is recognized at a national level and

within the Five Towns SDF as a significant and powerful tool to regenerate such areas. This indicates that such

development would lead to increase spending power within those areas, along with additional employment opportunities

and associated community benefits. The SDF proposes that

the renaissance of Castleford should be delivered through a mix of uses including residential, retail and commercial

development all of which will provide a strong regeneration agenda.

The current wider economic context in the country is also

relevant to the proposed development. The economic decline and the depressed housing and investment market

have continued over a number of years and opportunities for such investment remain high on the Government's priorities.

The Localism Act, NPPF and Ministerial Statements and

Budgets (including Planning for Growth and the recent Housing and Growth Statements) recognise the significant

economic imperative of encouraging new development proposals within appropriate locations, and the planning

system plays a key role in this approach to facilitating new development proposals. In particular, the Government’s

Planning for Growth strategy requires significantly more

development in suitable and viable locations with an expectation that the answer to growth should be ‘yes’ except

where it compromises key sustainable development principles. The National Planning Policy Framework (NPPF,

2012) also supports this with an extremely strong emphasis

on sustainable development and growth with a clear

presumption in favour of sustainable development.

As well as meeting the housing requirements for the area, the

location of the site with good accessibility to the centre of Castleford means that it also provides an opportunity to

support the regeneration and rejuvenation of Glasshoughton

and Castleford, by maximizing the potential to retain expenditure within the immediate economy and stimulate

local business growth.

The areas identified for commercial uses within the

application site are more suited to that purpose rather than

being sterilized due to their unsuitability for residential development. On this basis, the incorporation of other

commercial uses, which offer an opportunity for further investment and the creation of local job opportunities

represents an additional opportunity over and above the

housing development assumed within the allocation. The additional land uses can therefore be seen to be consistent

with the overarching principles of the Plan, and of the policies within the Framework, which seek to support sustainable

development unless there are significant and demonstrable

impacts to indicate otherwise.

The scheme will deliver both housing and commercial

developments which will contribute to the local economy in different, but complimentary ways throughout both

construction and operational stages of the development.

Commercial elements, including office uses, leisure (restaurant) and related development, would contribute to

employment creation throughout the construction and operational lifetime of the scheme, supporting and being

supported by the main residential elements of the scheme.

Based on the National Housing Federation “Home Truth 2013/2014: The Housing Market in England” information an

average of 2.3 jobs are created in the wider economy for each house constructed. For the application proposals this

will create 1288 jobs.

The proposed development would clearly represent a significant economic investment within the area which would

have long term economic and related socio-economic benefits to the local and wider areas.

There is therefore a proven need for the proposed development to come forward, which is further supported

through the allocation of the site for housing, the need for

regeneration in the area, the current significant under delivery of housing and the Government’s focus on

sustainable growth and development.

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Consideration of Alternatives

Do Nothing

To do nothing with the site would mean the site was retained

as existing and therefore as agricultural fields, scrub land and

trees. This would mean that the housing needs in the

District would not be met through the development of the

most sustainable sites. The effect of this would be to sterilize

the redevelopment of sustainably located sites. This would

therefore not allow the significant need for new housing to

be met, which would be contrary to local and national

planning policy as well as fundamentally contrary to the Core

Strategy, Site Allocations Local Plan and NPPF.

Whilst the retention of the site as agricultural fields may have

some environmental benefits, there are a number of

environmental improvements that would not be

secured. The ability to secure management of the green

infrastructure within the site and the enhancement of

ecological habitats would be lost as would a managed

drainage strategy for the site, which creates

betterment. Whilst the scheme is viability led, and this will

determine the level of necessary planning contributions, these

will include affordable housing which would not be secured

on this site if the proposed development did not come

forward. Subject also to the viability of the scheme, the

development could also potentially contribute to the

enhancement of existing play space and education provision,

and again this would be lost without the development of the

site.

There are also a series of socio economic benefits as a result

of the proposals, that would be lost if the scheme was not

delivered. These are detailed within the ‘Need’ section

above, but include helping to address the regeneration needs

of Castleford, given its ranking as a deprived area; increasing

investment in the area; provision of employment

opportunities, direct, indirect, short term and long term

through construction and end uses; and support and

underpinning of existing and new services and facilities by

providing additional residents and employees in the area.

The alternative to the redevelopment of the application site

would mean that development would have to be provided

elsewhere. Given the sustainability of the site, close to

Castleford, development elsewhere would ultimately be in a

less sustainable location and would put pressure on further

Green Belt release. This would lead to increased impacts on

the environment, especially from those associated with

traffic, noise and air quality with the development of less

sustainable sites and potentially greater impacts on ecology

and the landscape.

Preferred Option - Compliance with Development

Plan

There is a significant need for development and growth in

Wakefield to provide the houses and jobs needed as well as

to secure the much needed regeneration. The application

site is part of a wider site allocation (Policy HS23 in WMDC’s

Site Specific Policies Local Plan, September 2012) that is

allocated for residential development through the Local

Development Framework (LDF). As the site is allocated

within the LDF it has been subject to a Sustainability

Appraisal undertaken by WMDC. This means that the site

was considered comparatively with many other sites and was

therefore chosen as the best alternative to meet the

identified needs in this location. The environmental merits of

this have been considered in detail through the evolution of

the LDF in consideration of sites for allocation.

There have been a number of iterations to the scheme to

reach the proposed development, which have been

influenced by the quantum of development and

environmental and design considerations.

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Consideration of Alternatives Continued . . . Preferred Option – Design Evolution

Following the confirmation of the preferred use for the site, the detailed layout for the site has evolved, with

consideration of the technical constraints and environmental impacts being key to the design evolution in order to

minimise its environmental impact. This has been heavily

influenced by the environmental assessment work as well as community consultation and stakeholder engagement.

The mix of development proposed has evolved through consideration of the environmental constraints of the site.

No alternative access points to the site were considered,

given the existing access to the Premier Way/A6539/B6421 roundabout and the need to incorporate the safeguarded

route for the Link Road through the site, this was considered the best location for an access point rather than constructing

an alternative one in an alternative location along Premier

Way. As such consideration was only given to the need to improve the roundabout junction, which was dictated by

highway safety and junction design requirements.

As part of the proposals, there is a need to include a

safeguarded route for a propose link road from the land to

the north east through the site to Premier Way. In this case, the protected route is not prescriptive and as such these

proposals include a safeguarded route for an alternative route along the southern edge of the site, as opposed to the

approved route which crossed the centre of the site.

The site is allocated for residential development, however the proposals include elements of employment (A3/4 and B1

uses). These are identified on areas that are not suitable for residential development, due to noise impacts from the

motorway. This therefore ensures the most effective and

efficient use of land so these areas are not sterilized from development or any effective use. It also enables a mix of

uses to be accommodated on the site, creating needed job opportunities which bring socio economic benefits and

additional buffers between the residential development and

the noise generated by the M62 Motorway.

To the north of the site, a standoff from the northern

boundary was required to ensure residential development was outside the areas of flood risk and therefore entirely

within Flood Zone 1. Areas were required for surface water attenuation to serve the development, which were identified

for the lower lying areas of the site and therefore also close

to Carr Beck, but also so as not to drain across other

existing water features within the site. These would also

maximize the retention of trees and vegetation in areas to the north of the site and maximize opportunities for

ecological benefits as a result of development.

The final proposals locate the attenuation areas to the north

west of the site. These were chosen to balance the need to

incorporate these areas close to the beck, enable them to work effectively as part of the drainage strategy for the site,

and the need to minimise cut and fill within the site and therefore the import of material, which has other

environmental impacts in respect of traffic flows and noise

and dust.

Various options have been considered to achieve appropriate

finished levels across the site, whist looking to minimize the change in levels across the site by minimizing cut and fill to

minimise the need for the import of material. This also

needed to be balanced against the need to achieve a drainage strategy that works, and an appropriate level and design of

development. From consideration of design and layout, there was a need to achieve the ability to create streetscenes that

would follow the contours of the site, avoiding the steepest

gradients. From the consideration of the quantum of development, the proposals need to be capable of helping to

meet the housing need in the area by achieving an effective and efficient use of this sustainable site, thereby also reducing

the need for additional housing in less sustainable locations.

The location of the public open space within the site also underwent various alternative designs. As a result of

reducing the size of the surface water attenuation pond it was possible to locate much of the POS in areas to the north

of the site, providing a pleasant environment and amenity

area for the site as well as maintaining the corridor along the beck for ecological benefit. With the location of the main

attenuation ponds to the north west of the site, two varying areas of open space could be created, one around the main

attenuation pond and the other to the north east of the site,

which would also create the potential for kick about area close to a retained area of scrub and woodland, as well as

close to a proposed pedestrian/cycle connection with the Public Right of Way (PROW) to the north of the site. The

concentration of these areas to the north of the site has the ability to create environmental benefits by maintaining and

enhancing the corridor for the beck, particularly in respect of

ecology and nature conservation, visual, landscape, drainage and flood risk.

12 

 

Consideration of Alternatives Continued . . . The proposals seek  to  retain as much of  the vegetation and 

trees as possible within the site, whilst also trying to achieve 

an  effective and efficient use of the site to meet the housing

needs of the area, and balanced against the need to minimise

other environmental impacts that result from cut and fill and

the import of material and achieve an effective drainage

strategy for the site. By not incorporating an acoustic barrier

to the southern boundary of the site, the trees and

vegetation along this boundary could be retained. By

prioritizing the importance of the corridor along Carr Beck

and watercourse to east of site area, the vegetation and trees

within these areas could be retained as far as possible and

areas of open space incorporated to maximize these as green

corridor areas. Whilst every effort has been made to retain

the hedges and trees within the body of the site, this has not

been possible in all instances given the topography of the site

and the need to create development platforms as well as

make the most effective and efficient use of the site.

However, landscaping is an important component of the

proposals and suitable landscaping will be part of the

redevelopment to contribute towards the vegetation lost.

From the noise assessment work, not only was there a

requirement for a buffer area to be created between the

motorway and residential development, but the orientation

of dwellings was also recognised as an important

consideration to ensure appropriate noise levels for internal

and external residential spaces can be met. In addition an

area where physical barriers to private external amenity

areas has also been identified towards the south of the site.

Therefore, the Parameters Plan identifies areas where

residential development must face onto the main routes, such

as the safeguarded Link Road and Premier Way, to create

continuous frontages of development and the area where the

physical barriers to private external amenity space will need

to be considered as part of any final scheme (supported by

further noise assessment work). This meant that, where

possible garden areas would be to the rear of the properties

and gaps between buildings managed with physical barriers

(close boarded fencing or walls), the exact location and

height of which would be determined through the detailed

design stage, but as a minimum would be 1.8m in height and

on the indicative masterplan, between 2.1 and 2.5m in height.

The Indicative Masterplan shows how this could be

achieved .For good design, it was also considered that other

areas should also be identified for building frontages, such as

along around the areas of open space/surface water

attenuation and fronting onto Premier Way.

Through the noise assessment work, the need for a noise

attenuation barrier to the M62 Motorway was also

considered. However, given the location of the employment

development proposed as part of the scheme, the buffer

already incorporated between the motorway and the

proposed residential development as well as design

considerations as to the orientation of properties and the

incorporation of trickle venting and appropriate glazing, it

was considered that an additional acoustic barrier to the

motorway would not be of any additional benefit to reduce

the noise from the motorway for the residential properties.

This was also balanced against the visual appearance of such a

barrier and the loss of the vegetation to the southern

boundary of the site that would need to occur to

accommodate it.

Pedestrian and cycle links have been incorporated and have

been re-visited each time the masterplan has evolved to

ensure suitable connections can be provided. These are

identified on the Parameters Plan. The redline has been

extended to the south east of the site to enable a connection

to be made to the PROW beyond the south east of the site.

The location of the pumping station has also been

considered ensuring sufficient standoff can be achieved to

residential dwellings for reasons of noise and air quality. An

underground option has also been considered most

appropriate to avoid the need for any buildings or  stacks  to 

reduce its visual impact. 

13 

 

Indica ve Masterplan  

14 

 

Highways and Transportation

The Traffic and Transportation Paper considers the effects of

the proposed residential led development upon the traffic

and transportation conditions within the vicinity of the Flass

Lane, Cutsyke development.

The impacts of the proposals have been assessed both during

its construction phase and also during the operational phase,

when all of the houses and businesses are fully occupied.

The impacts of the proposals have been assessed through a

comparison of the traffic and transport conditions within the

surrounding area both without the development and with the

development. A Transport Assessment (TA) supports the

application; this report contains full technical details of how

the development has been assessed. The transportation

section of the Environmental Statement (ES) summarised the

impacts of the development on a more easily digestible

format for readers without the technical knowledge to fully

understand the TA.

Baseline data has been collected through specially

commissioned surveys including roundabout vehicle turning

counts, queue length surveys, daily and weekly link flow

counts, speed surveys and procurement of accident data.

The scale of impacts identified through the assessment

process has been defined for each of the traffic and

transportation parameters and these have been categorised

as impacts which are either substantial, high, moderate, minor

or negligible based upon a set of appropriate assessment

criteria.

The study area for the assessment of traffic and

transportation impacts has been set out through the

submission of a scoping note to Wakefield Council and the

Highways Agency. Detailed assessment of the highway

network has been assessed at the following:

Cutsyke North Roundabout;

A639 Leeds Road/A6539 Premier Way roundabout;

Asda/A6359 roundabout;

Colorado Way/Tomahawk Trail roundabout;

Retail Access (west);

Retail Access (east);

M62 Junctions 31 and 32 Slip Road Assessments

A large number of committed developments in the area have

also been taken into consideration in the assessment through

either the specific inclusion of the traffic associated with

those development predicted as part of their approved

planning applications or through the application of growth to

the traffic counts. This specific element of the methodology

has been agreed in full with the Highways Agency and

Wakefield Council.

The results of the junction capacity assessment have shown

that all tested junctions will continue to operate within

operational capacity with the exception of the Asda / Leeds

Road roundabout. This junction is predicted to operate in

excess of operational capacity even without the Flass Lane

development. A mitigation scheme has been proposed that

will increase the capacity of the roundabout such that it

operates no worse with the addition of the Flass Lane

development traffic.

It has been calculated that the traffic levels during the

construction phase are significantly lower than the volume of

traffic generated by the proposals during its operational phase

and therefore the traffic-related environmental impacts

associated with the proposals during the construction phase

will therefore be lower than during the operational phase.

The analysis has shown that all of the impacts during the

construction phase will be negligible.

The overall environmental impacts of the development

proposals in traffic terms has been shown to range from

negligible to minor adverse impacts across each of the

potential impacts following the implementation of the Asda

roundabout mitigation scheme.

15 

 

Highways and Transportation Continued . . .

Receptor Plan  

16 

 

Noise A noise assessment has been undertaken with regard to

assessing the potential noise effects of the Proposed Development.

Given the proximity of the Site to the M62, the principal consideration as part of the assessment is to establish the

effect of noise on future residents within the site. Minimising

noise levels within the site to protect external amenity was an integral part of the evolution of the illustrative masterplan

and parameters plan. Detailed noise modelling has been undertaken to establish the suitability of the proposed

residential development with the requirement for additional

mitigation which will need to be considered during the detailed design stages also identified. The additional

mitigation measures include a suitable scheme of sound insulation to dwellings which is anticipated to include the

requirement for alternative ventilation, such as trickle vents,

to be provided for some dwellings to meet acceptable internal noise levels. In private external amenity areas, where

it is not feasible to provide screening from the M62 and Premier Way by orientating private amenity spaces (gardens)

to the rear of dwellings, barriers (e.g. close boarded fences)

will be required to be considered. The assessment undertaken demonstrates that acceptable levels of amenity

will be afforded to future residents. The requirement to

address these matters, which are dependent on a finalised

building layout, can be enforced through the use of a suitably worded planning condition.

With regard to the construction phase, at this stage of the process, the assessment of noise and vibration effects have

been scoped out. This is on the basis that through standard

mitigation measures implemented by the Contractor and enforced through suitably worded planning conditions, levels

of unacceptable noise and vibration will not be generated during this phase.

During the operational phase, an assessment has been

undertaken with regard to the change in traffic flow on the internal road network within the site boundary and off-site

roads. The change in noise level at all off-site residential properties will not be perceptible.

Committed developments have been taken into account

within the assessment. This includes the Castleford Tigers Stadium link road which runs along the southern part of the

site even though the delivery of the stadium is still uncertain with the link road conditioned to be delivered as part of that

scheme.

No significant sources of vibration will occur during the

operational phase of the assessment.

The site is predominantly situated in Flood Zone 1 with no

significant risk of fluvial flooding for the residential

development in that area. A small part of the site is in Flood

Zones 2 and 3 with moderate to high risk of fluvial flooding

but no built development is planned in this area and therefore

no mitigation is required.

Surface water run-off will be mitigated on site by appropriate

Sustainable Urban Drainage Systems, related surface drainage

techniques, including attenuation storage in swales and ponds,

and discharged to the off-site watercourse, Carr Beck, at the

site boundary at the Greenfield rate. The residual impact will

consequently be negligible.

Subject to a Yorkshire Water feasibility study, foul sewage

will be discharged to the public sewer system via a new

pumping station and rising main designed to serve the new

development.

There will be minor adverse impacts at both construction

and operational phases relating to runoff and water quality

and foul sewage disposal which will be mitigated by best

practice, leading to negligible residual impacts.

Water Environment

17 

 

Air Quality

An Air Quality assessment has been undertaken with regard

to assessing the potential air quality effects of the Proposed

Development, in accordance with the methodology and

parameters described within the ES Technical Report.

The main emissions during construction are likely to be dust

and particulate matter generated during earthworks,

construction and trackout. Mitigation measures have been

included within the Construction Management Plan (CMP) in

accordance with the Institute of Air Quality Management

Guidance. Incorporating these mitigation measures into the

CMP will result in a negligible impact at all receptors.

During the operational phase, transportation is identified as

the dominant emissions source that is likely to cause

potential risk of exposure of air pollutants at receptors. The

principal traffic derived pollutants likely to impact local

receptors are nitrogen dioxide (NO2) and particulate matter

(PM10). As such, the air quality assessment has determined

the predicted impact of changes in ambient nitrogen dioxide

(NO2) and particulate matter (PM10) as a result of the

proposed development generated traffic flow on the local

road network. The changes have been compared to EU air

quality limits and UK air quality objectives. Local and national

planning policies have also been referenced accordingly.

Detailed air dispersion modelling has been undertaken to

establish the changes in emission levels. The assessment has

concluded that the overall impact of the proposed

development ranges from ‘negligible’ to ‘minor adverse’, with

no significant effects predicted to occur. A further cumulative

assessment which includes the proposed Castleford Tigers

Stadium Link Road (a committed development) has also

concluded that effects in terms of NO2 and PM10 are not

significant.

As such, the development is not considered to be contrary

to any of the national, regional or local planning policies.

Receptor Plan  

18 

 

Interaction of Effects of Construction

 

C 

O

N 

S 

T 

R

U 

C 

T 

I 

O

N  

 

I 

M

P 

A 

C 

T 

S 

En

viro

nm

enta

l Eff

ects

Co

nst

ruct

ion

Ph

ase 

Tra

ffic

an

d

Tra

nsp

ort 

Wat

er E

nvi

ron

men

t N

ois

e A

ir Q

ual

ity 

Mit

igat

ion 

Incr

ease

in c

onst

ruct

ion

Tra

ffic

 x 

 x 

x 

Con

stru

ctio

n M

anag

emen

t Pl

an

 

Eart

hwor

ks /

Con

stru

ctio

n x 

x x 

x 

Prov

isio

n of

a c

onst

ruct

ion

man

agem

ent

plan 

Surf

ace

wat

er r

un-o

ff an

d al

tera

-

tion

or d

isru

ptio

n to

exi

stin

g

wat

erco

urse 

 x 

   

Con

stru

ctio

n M

anag

emen

t Pl

an a

nd t

empo

rary

sur

face

wat

er

man

agem

ent  

Wat

er q

ualit

y / w

ater

pol

lutio

n   

x   

 

Con

stru

ctio

n M

anag

emen

t Pl

an 

19 

 

Interaction of Effects of Operational

 

O 

P 

E 

R 

T 

I 

O 

N 

A

N  

L 

 

I 

M

P 

A 

C 

T 

S 

En

viro

nm

enta

l Eff

ects

Op

erat

ion

Ph

ase 

Tra

ffic

an

d

Tra

nsp

ort 

Wat

er E

nvi

ron

men

t N

ois

e A

ir Q

ual

ity 

Mit

igat

ion 

Incr

ease

in T

raffi

c  

x   

x x 

Tra

vel P

lan

Off-

site

junc

tion

impr

ovem

ents

– A

sda

Junc

tion

(A65

39/A

639)

Si

te A

cces

s ju

nctio

n im

prov

emen

t to

cre

ate

four

arm

rou

nda-

bout

Fu

ndin

g to

war

ds h

oppe

r bu

s se

rvic

e  

Inte

rnal

and

ext

erna

l noi

se le

vels

from

exi

stin

g no

ise

sour

ces  

   

x   

App

ropr

iate

gla

zing

and

ven

tilat

ion

sche

me

(det

ails

to

be c

on-

firm

ed a

t de

tail

desi

gn s

tage

)

Barr

iers

to

exte

rnal

gar

den

area

s (i.

e. w

alls

or

fenc

ing)

(de

tails

to

be c

onfir

med

at

deta

il de

sign

sta

ge)  

Cha

nge

in s

urfa

ce w

ater

run

off 

 x 

   

Surf

ace

Wat

er M

anag

emen

t Sc

hem

e 

Add

ition

al L

oad

on p

ublic

foul

sew

erag

e sy

stem

   

x x 

x 

Pum

ping

sta

tion

with

app

ropr

iate

sta

nd-o

ff di

stan

ce t

o re

side

ntia

l

deve

lopm

ent  

Cha

nge

in w

ater

qua

lity

due

to

spill

age

of o

ils, f

uels

etc

..    

x   

 

Ree

d be

ds in

ope

n po

nds

and

swal

es 

20 

 

Cumulative Effects

There are a number of developments that need considering

given the likely impact they will have cumulatively with the

application development. These include developments with

planning permission but which are not yet built; sites

allocated for development or any other known future

proposals.  

A list of committed developments have been agreed with the

HA and WMDC for consideration as part of the traffic work

and therefore are also considered as part of the noise and air

quality assessments. These committed developments have

been considered through the consideration of the

development proposals as part of the environmental

assessment and as such are not considered further as part of

the assessment of cumulative development. The Stadium

Link Road (SLR), for which a safeguarded link is proposed as

part of the application proposals is however considered as

part of the cumulative assessment for traffic and transport,

noise and air quality.  

There are not considered to be any cumulative effects in

terms of water environment due to the distance and/or

relationship of the sites from the application site or because

the developments are already near completion on site. Each

of these schemes will in any case need to control their

surface water run off so as not to create any flood risk issues

to other areas both during construction and operation

phases.

The introduction of the Stadium Link Road (SLR) would

minimise the effect of the development on the highway

network as it would allow the redistribution of traffic.

In order to produce an extremely robust assessment of the

traffic using the local highway network the Transport

Assessment work undertaken has not taken into account the

proposed SLR. This approach is agreed with both the

Highways Agency and Wakefield Metropolitan District

Council and is considered appropriate given that the delivery

of the Stadium is still uncertain and the SLR is conditioned to

be delivered as part of that scheme.

In the event of the SLR being brought forward by a third

party, it will serve to reduce the volume of the traffic on the

assessed local highway network by routing them more

directly to the strategic highway network at Junction 32. It is

therefore an extremely robust assessment method that is

contained in the Transport Assessment identifying the worst

case position. This is also the position assessed by noise and

air quality.

In terms of air quality (N02 and particulate matter), the

cumulative effects are assessed as negligible when applying

the ES methodology. As with the highway cumulative

assessment, this is a worst case scenario as it assumes no

reduction in background air quality concentrations beyond

2011; it does not assume improved emission rates associated

with road traffic; and it does not consider any reductions in

traffic on other roads as a result of the SLR.

In terms of noise, standard double glazing will bes ufficient

whilst the requirement remains for alternative ventilation to

be provided to habitable rooms in areas closest to the M62.

As such significant effects are avoided. For some garden

areas, a slight increase in noise is predicted, with garden areas

located within the indicative layout in Phase 5 (which are

positioned side on to the SLR and M62) predicted to

marginally exceed 55dB, but are below 60dB so are

considered not significant.

Overall it is considered that the cumulative development,

post mitigation, would have an overall beneficial effect due to

the local and district wide benefits which would be delivered,

including increased employment and expenditure in the area

and opportunities for regeneration and investment.

21 

 

Conclusion

The main purpose of the ES is to provide an objective

assessment of the Environmental Impacts of the proposed

development. This Non-Technical Summary provides a

summary of the main issues identified within the ES Part 1

and ES Part 2.

The separate Technical Papers within the ES Part 2 of the

Environmental Statement provides a detailed analysis of

impacts and mitigation of the development during the

construction and operational phases against a range of topics

including:

Traffic and Transportation

Water Environment

Noise and Vibration

Air Quality

These separate papers contain the detailed analysis of impacts

and mitigation and should be referred to for the complete

assessment of impact. This ES Part 1 report aims to provide

an overview of the predicted effects and how it is proposed

to mitigate the impacts. It should be noted that the

information submitted for this planning application is

extensive given the nature of the site, however, the detailed

mitigation strategies will be controlled via the use of planning

conditions and the Section 106 Agreement.

Following the mitigation set out in Section 8 of the ES Part 1

the residual effects for the impacts associated with water

environment and traffic and transportation are assessed as

negligible. For air quality and noise the residual impacts

following mitigation are assessed as negligible to minor

adverse with two receptors to the south west of the site

being moderate adverse for noise.

As described in the ES, it is not considered that there will be

any potential environmental impacts that cannot be suitably

mitigated and which would prevent the proposals from being

granted planning permission.

Spawforths Junction 41 Business Court, East Ardsley, Leeds, West Yorkshire. WF3 2AB t: 01924 873873, f: 01924 870777, mail@spawforths.co.uk, www.spawforths.co.uk

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