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Part 2 | PA13/10825 | EIA scoping opinion request for proposed retail scheme - Land Between Loggans Moor


Appendix 1: Summary of EIA Scope

Discipline Scoped in/Scoped out Potential Effect Reasoning
Traffic and Transport Scoped inThe potential traffic effect from the proposed development on the local and strategic highway network from additional traffic on the network potentially resulting in congestion and delays. As per the IHT Guidelines on Transport Assessment 2007 and the IEMA (2004) Guidelines for Environmental Impact Assessment
Scoped inImproving the overall accessibility and sustainability of the site and surrounding area by improving linkages and access by non-car modes between Hayle and the proposed development. In line with good practice and currently transport policy.
Biodiversity and Ecology Scoped inEffects on semi-natural habitats wetland (stream, ditches, swamp) marsh, grassland. scrub, hedges, carr and the County Wildlife Site/BAP Priority Habitats (reedbed. carr). Development footprint will remove mainly tall ruderal and hard standing areas plus some semi-improved grassland at eastern end. Expected to be largely compensated by significant positive impacts/enhancements brought about by halting ecological succession that is rapidly reducing
Scoped inEffects on macro-invertebratesNotable species identified to date is white-line snout Schrankia taenialis (Hubner, 1809) a noctuid moth. The permanent Management Plan for Biodiversity will prescribe appropriate measures for the conservation of this and other entomological interest.
Scoped outEffects on fishNo impacts on fish are envisaged although the stream has yet to be investigated and if matters of note are found they will be added to the MPB.
Scoped outEffects on herpetofaunaAlthough there are some suitable habitats, we have no current records of herpetofauna on site. It is considered that any populations will be small and not threatened by proposals
Scoped inEffects on birdsThe site is ornithologically of some interest. Notable species include bullfinch, dunnock and song thrush. Reed bunting is a considered key species here. Wintering bird surveys are pending.
Scoped inEffects on mammalsBadger occur on site (at least one sett - survey currently pending. Other (EPS) are frequent in the area although not yet recorded on site. Avoidance of impacts will be primary strategy. If development affects badger sett, licence will be sought.
Scoped inEffects on vegetation

Southern marsh orchids occur and the semi-improved fields contain pyramidal orchids for which suitable management regimen will be applied. No nationally scarce or rare plants recorded to date.

Botanical (phytosociological) investigations are a part of planned work for retained wetland.

Scoped outEffects on near-by sites/ecosystems None that are significant ecologically are envisaged but see under Landscape below. If this changes, relevant matters will be examined and included.
Scoped in Drainage - ecological aspects of SuDS SuDS/balancing lagoons have much potential as high grade habitat (significant positive impact)
Scoped inLandscape - ecological matters, GIUse of native species, Cornish wall, green roofs, Green Infrastructure principles - positive mitigation for impacts of development footprint.
Scoped inCumulative effects TBA. Insufficient data as yet.
Scoped inInvasive species Japanese knotweed (to be controlled/eliminated).
Please note that above is written on basis of current survey data and site information which may change as more detailed surveys are completed. Biological recording is ongoing. The key to minimising impacts and successful mitigation and enhancement as well as addressing matters such as sustainable drainage and ecosystem services is the MPB which will be written and implemented before development begins and operate over the whole of the green space area that include the CWS beyond the development footprint and south-eastern fields. Please also see the Extended Phase 1 Habitat Survey Report
Flood Risk and Drainage
Scoped in Effects of development on flood risk The majority of the proposed development is located within Flood Zone 1. However, small sections of the site are located within flood zones 2&3 and are susceptible to flooding. As such, consideration of the effects of the proposed development on flooding will be required.
Scoped inThe effects of increased surface water run-off on downstream flood risk.The site is predominantly greenfield in nature and the proposed development will result in an increase in the amount of the impermeable are prior to mitigation. A SUDS scheme will need to be designed to endure that here is no increase in surface water run-off.
Socio-Economics Scoped inEffect on local employment and the multiplier effectThe impact on employment in the area will be significant. Temporary jobs will be created during the construction phase and permanent opportunities once the scheme is operational. There will also be a multiplier effect of this additional employment as other businesses gain from increased spending of the new employees.
Scoped inEffect of additional retail spending (both visitor and employee spending)Additional retail spending in the new development will contribute to the local economy and provide sustainable jobs for local people. The development will lead to significant retail spending from visitors and employees (in both construction and operational phases).
Scoped inImpact of the additional visitors on the local areaThe development is likely to attract significant number of visitors from outside of the local area. This will contribute to the local economy as visitors may spend money outside the development, in the local town as well as in the development.
Scoped inImpacts of improved travel and accessibility due to improved transport routes and car parkingLocal residents will benefit from improved transport and accessibility to the proposed new development as well as to other existing sites.
Scoped in Social impacts of environment change: open space, wildlife area and picnic area compared to current situation There is proposed to be an open space are, significant landscaping and tree planting, a picnic area and a wildlife area. This will being social benefits which will be compared to the social benefits of the environment of the current site.
Scoped out
Assessment of current economic activity at the site
The current site is predominantly greenfield with the exception of a small lorry park.  Therefore there is negligible economic activity to asses.  Therefore any gross economic benefits of the new development will also be net economic benefit of the new development die to the negligible displacement of existing activity.


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Appendix 2: Detailed scope of the EIA and Key issues

Traffic and Transport

Current understanding of baseline condition

The Site is generally undeveloped land (with the exception of the lorry park) designated (in part) as County Wildlife Site, with reed beds, grassland and some woodland. The Site has relatively flat topography. with a gentle slope to the north east comer (towards the Hayle Estuary) of the applicationsite. There is also an existing lorry park storage area to the south of the site. accessed off Grist Lane.

The land use surrounding the Site is mixed. To the south lies Marsh Lane Industrial Estate, this primarily appears to comprise light industrial uses. The West Cornwall Retail Park lies adjacent to the west, with residential properties further to the west beyond the A30 extending into Hayle town. Agricultural land is located to the north and east of the application site and the Angarrack River forms the north eastern boundary of the Site. The existing roadside services are adjacent to the north western boundary.

The Site is traversed by a disused railway line along the middle of the site running west to east, and tributaries of the River Angarrack dissect the northern half of the application site.
The town of Hayle lies to the southwest, approximately 1.2 miles away. The Village of Angarrack lies adjacent to the southeast of the application site at its closest point.
The Baseline position from a transportation perspective is currently being quantified using junction modelling following the collection of large-scale traffic survey data.

Key Issues

Key traffic and highways issues pertaining to the site/development include:

  • Accessibility, permeability and sustainability in relation to the site including walking. cycling and public transport;
  • Parking, layout and servicing for the proposed retail deveiopment
  • Quantifying. and where necessary, mitigating the effect of development on the local and strategic transport network including the A30 - Loggans Moor and the B3301 at Carwin Rise.

Measures put forward within the Transport Assessment and Travel Plan seek to ensure that the proposed development is accessible for all. This will also enhance the overall accessibility of the adjacent West Cornwall Shopping Park.

Proposed Scope of works and Methodology

The scope of works has been agreed during thorough consultation with both the local highway authority - Cornwall County Council and the Highways Agency (HA).

The methodology in relation to the agreed scope of works is as per National Guidance for development of this order and is included within the Institution of Highways and Transportation (IHT) Guidance on Transport Assessment 2007 and the IEMA (2004) Guidelines for Environmental impact Assessment‘.


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Ecology and Biodiversity

Current understanding of baseline condition

The site, including the proposed development area and the associated green space is approximately 12.6 ha and was a former farmstead. Please see Extended Phase 1 Habitat Survey Report. Habitats include marshy grassland, swampy reedbed, a boundary stream, hedges, scrub, carr (wet woodland), semi-improved fields, hard standing and drier scrubby ground of a disused railway. Reedbed and wet woodland are UK Biodiversity Action Plan (UKBAP) priority habitats.

Key Issues

Legally protected/UKBAP/notable species occur or are believed to occur including otter, badger, reed bunting, song thrush, bullfinch, white-line snout and orchids. Cessation of land management/neglect has resulted in rapid ecological succession and degradation of large parts of the wetland habitat (invasion by scrub).

A formal and permanent Management Plan for Biodiversity (MPB) is being written for implementation before any development work begins. The MPB's prescriptions will target wildlife conservation, habitat restitution and biodiversity enhancement. Adoption of the green space land (largely CW3) is designed for permanent protection of the ecological assets, securely financed and formally monitored and professionally managed to best practice standards. Controlled access and interpretation will bi
designed to reduce problems of unauthorised access, fly tipping, off-road driving, camping, etc. on the CWS

Proposed Scope of works and Methods

Scope of works will cover fauna, flora, ecosystems and interactive cumulative significant effects- Ecological Impact Assessment following, as appropriate and applicable, Betts Ecology house protocols, EIA statute, CIEEM guideiines and BS 420202013.

Please note that several specialist surveys, the development of the MPB and biological recording/consultation are ongoing.

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Flood Risk & Drainage

Current understanding of baseline condition

The proposed development site is generally Greenfield in nature with the exception of the existing lorry park. The majority of the site currently lies within Fiood Zones 1, 2 and 3 although the majority of the development footprint is located within Flood Zone 1.

Flood flows within the Angarrack Stream catchment have been calculated and accepted in principle by the EA. In addition. flood modelling work has been completed to define on site flood zones. The findings of this work indicate that the extent of potential fiood zones on site is similar to those identified within the EA flood mapping although to a slightly lesser extent.

Consultations with the EA are currently on-going.

Key issues

Whilst the bulk of the development footprint is located in Flood Zone 1, a small proportion is located within Flood Zones 2 and 3 and could have an effect on flood risk.

The proposed development will result in an increase in impermeable area across a largely Greenfield site. this in turn could affect downstream flood risk for third party properties if appropriate mitigation not provided.

Proposed Scope of works and Methodology

The following works will be undertaken to assess potential effects of the proposed development on flooding:

  • Revise modelling work based on updated topographical survey work;
  • Review flood zones based on the findings of updated modelling work;
  • Completion of a sequential test;
  • Re-run modelling based on scheme revisions as a result of findings of the sequential test;
  • Identify appropriate compensation measures and areas of betterment;
  • Development of a Sustainable Drainage System (SUDs) scheme to control surface runoff; and
  • Produce an E8 chapter.

Consultation will be carried out with relevant organisations, such as the Environment Agency and Cornwall Council. Cornwall Council will be consulted to discuss sequential test issues for Flood Zones 3a and 2 and to agree sequential sites to be considered. The Flood Risk Assessment will be produced in consultation with the Environment Agency to ensure that any modelling work and flood compensation or flood storage measures are appropriate.

The ES Chapter will be prepared based on the findings of the Flood Risk Assessment.

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Current understanding of baseline condition

The proposed development site is a greenfield site and therefore does not have any existing economic activity. with the exception of a small lorry park. The baseline conditions on which the current social and economic conditions of the local area will be assessed can be split into four categories: demographics, economic, labour market and accessibility.


  • Population
  • Age profile
  • Deprivation and crime



  • Economic activity
  • Mix of business uses
  • Office/industrial floor space demand 
  • Employment by sector

 Labour market

  • Unemployment
  • Occupation
  • Local workforce profile
  • Skills levels


  • Accessibility of site to workforce 
  • Modes of transport
  • Travel to work patterns

Preliminary findings suggest that the wards surrounding the proposed development have higher unemployment and lower skills levels that the wider Cornwall area. The development is therefore expected to have a positive impact upon the local area.

Key Issues

initial effects, mitigation, residual effects and cumulative effects of the development will be assessed. The main impacts that have been identified are split into the construction and completion phase.

 Construction phase Completion phase
  • Construction employment. including retention
  • Local spending of construction site workers
  • Development employment, including retention
  • Local spending of new employees
  • Retail spending impact
  • Visitor impact

Proposed Scope of works and Methodology

The proposed methodology for the socioeconomic chapter includes a review of planning policy, establishing the baseline conditions and measuring the potential socioeconomic impacts of the development.

1. Review of planning policy

This section will provide a review of national, regional and local planning policy, legislation and guidance relevant to the development. Specific focus will be placed on policy relevant to out of town retail provision.

2. Establishing the baseline conditions of the local area

This section will provide a review of existing uses at the site using available data. The assessment will cover current economic and social conditions of the area in the vicinity of the site and the wider area, the baseline conditions are outlined above.

3. Measuring the potential socioeconomic impacts

This section will establish the socioeconomic impacts of the development:

  • Job creation: Full time equivalent job numbers Will be provided for both the construction andoperational phase. This will then be split into the number of jobs in the local area. the sub-regional area and outside the local or sub regional area. The multiplier effect of the direct job creation will be calculated to provide the total number of jobs created (including direct and indirect jobs) by the development. The total economic benefit provided by the total job creation will be calculated.
  • Visitor impact: The impact of the additional visitors that are attracted to the local area by the new development will be assessed. This will include the impact of visitor spending. The impact of the increased visitor numbers on the existing West Cornwall shopping centre which is situated next to the proposed site will be of particular interest.
  • Retail spending impact The expected number of visitors and average spending figures will be used to calculate the retail spending impact of visitors. Spending of employees, both construction staff and new permanent staff. will be taken into account. The expected growth in population and spending in the area will be used to estimate the future retail spending impact.
  • Travel and accessibility impact: There are significant travel and accessibility benefit: proposed by the new scheme, including improvements to cycle and road access and additional car and cycle parking spaces. These changes will benefit local residents who are travelling to other destinations. as well as those who are travelling to the new development.
  • Environmental impacts: There is the potential for significant environmental changes to the site. The social impacts of these changes will be quantified and compared to the social benefits of the site in its current greenfield state. These environmental changes include an open space and picnic area, landscaping and tree planting, a lagoon, a bird hide and a wildlife site.

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Appendix 3: Proposed Approach and Structure of Environmental Statement

The ES will be produced in accordance with the Schedule 4 of the EIA Reguslations and the following guidance documents:

  • Environmental Impact Assessment, Department of the Environment, Transportation and the Regions (DETR) Circular 02/99, (March 1999);
  • Environmental Impact Assessment: A guide to the procedures, DETR (2000); and
  • Environmental Impact Assessment: A guide to good practice and procedures, Departmen‘
    of Communities and Local Government, (2006), (Consultation document).
The ES will describe the environmental conditions at the Site against which the effect of the Proposed Development will be measured or predicted. The baseline situation for the ES will assume that the environmental conditions at the Site are as they exist at the present time (2012l'2013) and, where appropriate, will take into account changes expected to this situation in future (in the absence of the development).

The assessment of potential effects for each of the topics will take into account the environmental effects during the Site Preparation, Earthworks and Construction and Operational Phases of the Proposed Development. A number of criteria will be used to determine whether or not the potential effects are ‘significant’. Wherever possible and appropriate, the effects will be assessed quantitatively. The following criteria will be taken into account when determining the significance of the potential effects:
  • Relevant legislation and planning policy;
  • International, regional and local standards;
  • Probability of occurrence of effect;
  • Geographical extent of potential effect;
  • Magnitude and complexity of the effect;
  • Sensitivity andlor value of the receiving environment or receptor;
  • Whether the effect is temporary or permanent;
  • Duration (short, medium or long-term), frequency and reversibility of effect:
  • Whether the effect is reversible or irreversible;
  • Inter-relationship between the effects (both cumulatively and in terms of potential effect interactions); and
  •  The results of consultations.
The effects that are considered to be significant, prior to the implementation of appropriate mitigation measures, will be identified within the ES. The significance of effects reflects judgements as to the importance or sensitivity of the affected receptor(s) and the nature and magnitude of the predicted changes. For example, a large adverse effect on a feature or site of low importance will be of lesser significance than the same effect on a feature or site of high importance.

The following terms will be used in the ES, unless otherwise stated, to determine the significance of effects, where they are predicted to occur:
  • Major positive or negative effect: where the Proposed Development would cause a significant deterioration (or improvement) to the existing environment;
  • Moderate positive or negative effect: where the Proposed Development would cause a noticeable deterioration (or improvement) to the existing environment;
  • Minor positive or negative effect: where the Proposed Development would cause a small deterioration (or improvement) to the existing environment; and
  • Negligible: no discernible deterioration or improvement to the existing environment. 

Tables that summarise the effects associated with the environmental topics will be prepared which will also outline mitigation measures and residula effects.  Adistinction will be made between direct and indirect; short and long-term; permanent and temporary; cumulative; and positive and negative effects.

The ES will comprise three main volumes. They are as follows:

  • Volume 1: Main Text and Figures;
  • Volume 2: Technical Appendices; and
  • Non-Technical Summary;


List of Tables
List of Figures

1. Introduction
2. EIA Approach and Methodology
3. The Site and Surrounding Area
4. The Proposed Development and Alternatives
5. Planning Policy Context
6. Traffic & Transport
7. Ecology 8. Biodiversity
8. Flood Risk and Drainage
9. Socio Economics
10. Residual Effects and Conclusions



PLEASE NOTE THESE DOCUMENTS HAVE BEEN PUT THROUGH AN OCR - check the originals for definitive information



tags for Part 2 | PA13/10825 | EIA scoping opinion request for proposed retail scheme - Land Between Loggans Moor