Environmental Statement Volume 1 - Main Text

Environmental Statement 

Volume 1 - Main Text 

PROJECT: FRIARS WALK, NEWPORT, GWENT 

CLIENTS: QUEENSBERRY REAL ESTATE LLP 

DATE: DECEMBER 2011

Friars Walk, Newport 

Environmental Statement 

December 2011 

Waterman Energy, Environment & Design Limited 

Pickfords Wharf, Clink Street, London, SE1 9DG 

www.watermangroup.com

Friarrs 

Walkk, 

Newport 

Envirronmental 

Statement 

Client NName: 

Qu ueensbury RReal 

Estate LLP 

Document 

Refereence: 

EE ED12300_R_ R_1.1.1.JC 

Projectt 

Number: EE ED12300 

Qualityy 

Assurancce 

– Approv val Status 

This documment 

has been prepared and checked 

in accorrdance 

with 

Waterman Group’s IMS (BBS 

EN ISO 9001: 

2008 and BSS 

EN ISO 14001: 

2004) 

Issue 

First 

Comments 

Our Markkets 

Date 

December 

2011 

Prepareed 

by 

Jon Coattes 

Propeerty 

& Buildinngs 

Trans sport & Infrasttructure 

Checked 

by 

Stephen Brindle 

Energy & Ut tilities 

Approve ed by 

Elin Fradg gley 

Environ nment

Disclaimer 

This report has been prepared by Waterman Energy, Environment & Design Limited, with all reasonable 

skill, care and diligence within the terms of the Contract with the client, incorporation of our General 

Terms and Condition of Business and taking account of the resources devoted to us by agreement with 

the client. 

We disclaim any responsibility to the client and others in respect of any matters outside the scope of the 

above. 

This report is confidential to the client and we accept no responsibility of whatsoever nature to third 

parties to whom this report, or any part thereof, is made known. Any such party relies on the report at its 

own risk.

Contents 

Volume 1 – Main Text 

Chapter 1 Introduction 

Chapter 2 EIA Methodology 

Chapter 3 Site Description and Setting 

Chapter 4 Alternative and Design Evolution 

Chapter 5 The Proposed Development 

Chapter 6 Development Programme, Demolition and Construction 

Chapter 7 Socio-Economics 

Chapter 8 Transportation and Access 

Chapter 9 Air Quality 

Chapter 10 Noise and Vibration 

Chapter 11 Ground Conditions and Contamination 

Chapter 12 Water Resources and Flood Risk 

Chapter 13 Townscape and Visual 

Chapter 14 Archaeology and Built Heritage 

Chapter 15 Ecology 

Chapter 16 Wind 

Chapter 17 Cumulative Effects 

Chapter 18 Summary of Residual Effects 

Volume 2 – Figures 

Figure 1.1 Site Location 

Figure 1.2 Site Location Plan 

Figure 1.3 Town Centre Conservation Area 

AL(05)1402 P04 Friars Walk North & South Elevations. 

AL(03)0500 P04 Planning Application and Site Works Boundary Plan. 

AL(04)1001 P09 GA Plan Level 00 (Kingsway West Level). 

AL(04)1002 P09 GA Plan Level 01 (Friars Walk Level). 

AL(04)1003 P09 GA Plan Level 02 (Upper Retail Level). 

AL(04)1004 P06 GA Plan Level 03 (Roof Level). 

AL(06)1200 P04 Proposed Cross Section 

AL(06)1201 P04 Proposed Long Section 

AL(05)1400 P05 Kingsway West Elevation. 

AL(05)1401 P04 Usk Plaza and John Frost Square Elevations East & West. 

AL(05)1402 P04 Friars Walk North and South Elevations. 

AL(05)1403 P05 Corn Street Elevation. 


Contents 

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Cover\EED12300_Front_Page and Contents_1.1.1.JC.docx

AL(05)1404 P05 Upper Dock Street Elevation. 

Figure 6.1 Demolition and Construction Programme 

Figure 7.1 Trends in Economic Inactivity 

Figure 7.2 Trends in Economic Inactivity 

Figure 7.3 Occupation of Job-Seekers Allowance Claimants, October 2011 

Figure 7.4 Development Site in the Context of Welsh Index of Multiple Deprivation 2011 

Figure 7.5 Multiple Deprivation (Stow Hill 3 LSOA), 2011 

Figure 9.1 Receptor and Diffusion Tube Locations 

Figure 9.2 Chepstow Road Air Quality Management Area 2011 

Figure 9.3 Area of Potential Construction Soiling Impacts 

Figure 9.4 Area of Potential Construction PM10 Impacts 

Figure 9.5 Area of Potential Construction Soiling Impacts with Mitigation in Place 

Figure 9.6 Area of Potential Construction PM10 Impacts with Mitigation in Place 

Figure 10.1 Noise Monitoring and Assessment Locations 

Figure 13.1 Townscape Planning Policy Context 

Figure 13.2 GIS Analysis 

Figure 13.3 Significance Matrix for Impacts on Townscape Character and Features 

Figure 13.4 Significance Matrix for Visual Effects 

Figure 13.5 Townscape Character Areas 

Figure 13.6 Photomontage Locations 

Figure 13.7 Photoviewpoint 1 



Figure 13.10 Photoviewpoint 4 & 5 

Figure 13.11 Photoviewpoint 6 & 7 

Figures 13.12 Photomontage 1 






Figures 13.18 Photomontage7 

Figure 16.1 Wind Roses for Rhoose Airport 

Figure 16.2 Wind Assessment for the Windiest Season based upon the Lawson Comfort Criteria 

Volume 3 – Technical Appendices 

Appendix 2.1 EIA Scoping Report 


Contents 



Appendix 2.2 Newport City Council Formal Scoping Opinion 

Appendix 3.1 Arboricultural Survey 

Appendix 7.1 Retail Statement 

Appendix 8.1 Transport Assessment 

Appendix 9.1 ADMS Air Quality Assessment 

Appendix 10.1 Description of Noise and Vibration Units 

Appendix 10.2 Noise and Vibration Survey Procedures and Results 

Appendix 10.3 Construction Noise and Vibration Assessment 

Appendix 10.4 Road Traffic Noise Assessment 

Appendix 11.1 Geo-Environmental Investigation 

Appendix 11.2 Preliminary Environmental Risk Assessment 

Appendix 11.3 Preliminary Remediation Strategy 

Appendix 12.1 Flood Consequences Assessment 

Appendix 14.1 Archaeological Desk Based Assessment 

Appendix 14.2 Written Scheme of Archaeological Investigation 

Appendix 15.1 Extended Phase 1 Habitat Survey 

Appendix 15.2 Bat Survey Report 

Appendix 15.3 Habitats Regulation Assessment Screening Report 

Appendix 16.1 Desk Based Wind Assessment 


Contents 



1. Introduction 

1.1. Queensberry Real Estate LLP (hereafter referred to as the ‘Applicant’) is seeking full planning 

permission for the development of approximately 4ha of land known as Friars Walk, Newport 

(hereafter the ‘Site’), bounded by the Kingsway Shopping Centre to the south, existing retail units 

to the north and west, and Kingsway to the east. The Site is centred on National Grid Reference 

831273, 188005. A plan showing the location of the Site is shown on Figure 1.1. 

1.2. The application comprises demolition of the existing buildings and bus station and construction of 

new retail and leisure uses, together with a reconfigured bus station. Improvements are also 

proposed to the public realm which would include the provision of a new public square (Usk 

Plaza) and a reconfigured and enhanced John Frost Square. The Site Location Plan on Figure 

1.2, setting out the extent of the works.. 

1.3. The Site comprises almost entirely of buildings and hardstanding, there are small areas of soft 

landscaping. The Site currently comprises a disused multi-storey car park, dated retail units, 

public open space within John Frost Square and Newport bus station. The buildings are typically 

in poor condition, resulting in a low quality public realm. The layout is imposed onto the existing 

street pattern and, owing to the change of grade across the Site, this results in poor permeability 

and accessibility, particularly for cyclists and the disabled. 

Development Context 

1.4. The Site is included in the Newport Unitary Development Plan as a site where mixed use 

development would be acceptable. The planning policy has been substantiated by previous 

applications relating to the Site. 

1.5. The Newport City Council Unitary Development Plan 1996-2011 1 (the UDP) identifies the 

redevelopment of the John Front Square area as: 

“a significant element of the strategy to enhance the city centre, which will be carried forward in 

the City Centre Masterplan.” 

1.6. Further to the UDP, the Site is identified as a Priority Action Area - Commercial Core, within the 

Newport City Centre Master Plan – Draft Supplementary Planning Guidance 2 : 

“Redevelopment of the Kingsway Centre will provide a southern location for a new retail anchor, 

whilst consolidation of the bus operations and the redevelopment of John Frost Square will 

provide another opportunity in a more central location. An anchor store in this location would 

have a positive impact on the Kingsway Boulevard.” 

1.7. John Frost Square is also identified within the Newport City Centre Master Plan for improvement 

and connection to existing and new public open spaces. 

1.8. Detailed consent for a retail development comprising a new bus station, covered retail shopping 

centre of approximately 25,500m 2 of retail space including a department store, car park for 1,000 

cars, basement servicing and ancillary accommodation was previously granted in 1989 

(application 1/17392). An application for redevelopment of the bus station was granted in 1993 

(application 92/0887). 

1.9. A second significant mixed use application was submitted, both for the Site and adjacent 

Kingsway Shopping Centre in 2002, on behalf of Rhys Newport Limited. The Council resolved to 

approve the application subject to a Section 106 Agreement but the permission was never 

implemented. 


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1.10. Planning consent was granted to UBS Global Asset Management Limited in January 2006, for 

alterations and extensions to the adjoining Kingsway Shopping Centre, and erection of a 9 level 

multi-storey car park and associated works within the Site. 

1.11. Two major planning applications have been submitted for the site, relating to the redevelopment 

of the city centre area for mixed commercial, retail and residential use. The first of these was 

submitted in 2005 (Application Reference: 05/1474), while the second, an amendment to the first 

was submitted in 2008 (Application Reference: 08/0201). Both applications were granted with 

conditions. 

Proposed Development 

1.12. The application comprises demolition of the existing buildings and bus station and construction of 

new retail and leisure uses, together with a reconfigured bus station. Improvements are also 

proposed to the public realm which would include the provision of a new public square and a 

reconfigured and enhanced John Frost Square. A full description of the Development is provided 

in Chapter 5: The Development. However, the planning application form defines the 

Developments as follows: 

“Demolition and mixed use development including retail (A1), leisure / cinema (D2), cafes 

/ restaurants (A3), extension to existing public house (A4), associated car parking, new 

bus station, landscaping and access” 

1.13. The proposed Development seeks to integrate with the recent Kingsway / Usk Way boulevard 

project, and form a new high quality, accessible link from Commercial Street to the River Usk and 

the Newport City Footbridge. A conservation area application is also being submitted owing to the 

Site’s location within the Town Centre Conservation Area (TCCA). The western extent of the 

TCCA boundary is set out on Figures 1.3. 

1.14. The sequencing of the construction works on site is affected by the significant services diversion 

works that need to be undertaken, bus station works and the demolition and excavation works 

that need to be carried out. Where possible the events of demolition, diversion and construction 

would occur concurrently on site to minimise the overall project programme. 

Environmental Impact Assessment 

1.15. Environmental Impact Assessment (EIA) is a process that must be followed for certain types of 

development before a decision is made on whether planning permission should be granted. The 

Applicant recognises that the planning application falls within Schedule 2, Category 10(b) of the 

Town and Country Planning (Environmental Impact Assessment) (England and Wales) 

Regulations 1999 (as amended) 3 (hereafter referred to as the ‘EIA Regulations’) in that: 

It constitutes development pursuant to Category 10(b) (Urban Development Projects) of 

Schedule 2 of the EIA Regulations; 

The Site is in excess of the 0.5 hectare threshold; and 

The Development is likely to have significant effects on the environment by virtue of factors 

such as its nature, size or location. 

1.16. The Applicant therefore commissioned an EIA for the Development, the findings of which are 

presented within this Environmental Statement (ES) which accompanies the planning application. 

The planning application has been submitted to and, would be, determined by Newport City 




Council (NCC), taking into account the likely environmental effects of the Development reported 

herein. 

1.17. In accordance with the EIA Regulations, this ES considers the likely significant effects of the 

Development during demolition and construction, and following completion, that is, once 

occupied. Where the potential for significant adverse effects on the environment have been 

identified, the ES sets out ways to prevent, reduce and, where possible, offset these effects. 

These are known as ‘mitigation measures’. Further information on how the scope of the EIA was 

defined and the structure of this ES is provided below and in Chapter 2: EIA Methodology. 

Documents for Approval 

1.18. The following documents, have been submitted to NCC for approval pursuant to the planning 

application: 

Application Forms; 

Site Location Plan; 

Architectural Drawings; 

Ownership Certificates and Relevant Notices; 

Design and Access Statement; and 

Consultation Statement. 

Supporting Documents 

1.19. The following documents together with this ES (including Figures and Appendices) are also 

provided to support the planning application: 

Planning Statement (including Retail and Economic Statements); 

Foul Sewerage Assessment (within Flood Consequence Assessment, as appended to the ES); 

Sustainability Statement (including Energy Strategy and BREEAM Pre Assessment Report); 

Ventilation Extraction Report; and 

Fire Safety Strategy. 

Format of the Environmental Statement 

1.20. The ES comprises three volumes and a non-technical summary: 

Volume 1: The main text of the ES; 

Volume 2: Figures; 

Volume 3: Technical Appendices (presented in a series of folders); and 

A Non-Technical Summary (NTS) of the ES which is provided as a standalone document. 

1.21. The content of each of these volumes is described in the following paragraphs. 

Volume 1: Environmental Statement – Main Text 

1.22. This document provides the full text of the ES in accordance with the EIA Regulations. 

1.23. The EIA Regulations state that an ES should contain such of the information referred to in Part 1 

of Schedule 4 as is: 




“…reasonably required to assess the environmental effects of the development and which the 

applicant can, having regard in particular to current knowledge and methods of assessment, 

reasonably be required to compile”. 

1.24. Table 2.1 in Chapter 2: EIA Methodology lists the information referred to in Part 1 of Schedule 4, 

together with the relevant chapter references indicating where such information is provided within 

this ES. 

Volume 2: Figures 

1.25. This document provides a set of figures and illustrations to support the main document presented 

in Volume 1 and the Detailed Plans which form the basis of the EIA. 

Volume 3: Technical Appendices 

1.26. Volume 3 will provide detailed supporting data and the full text of the technical assessment 

reports undertaken as part of the EIA. The appendices are numbered according to the number of 

the corresponding chapter in Volume 1. They comprise the following documents: 

Technical Appendix 2.1: EIA Scoping Report; 

Technical Appendix 2.2: Newport City Council Formal Scoping Opinion; 

Technical Appendix 3.1: Arboricultural Assessment; 

Technical Appendix 8.1: Transport Assessment; 

Technical Appendix 9.1: ADMS Air Quality Assessment; 

Technical Appendix 10.1 Description of Noise and Vibration Units; 

Technical Appendix 10.2 Noise and Vibration Survey Procedures and Results; 

Technical Appendix 10.3 Construction Noise and Vibration Assessment; 

Technical Appendix 10.4 Road Traffic Noise Assessment; 

Technical Appendix 11.1 Geo-Environmental Investigation; 

Technical Appendix 11.2 Preliminary Environmental Risk Assessment; 

Technical Appendix 11.3 Preliminary Remediation Strategy; 

Technical Appendix 12.1 Flood Consequences Assessment; 

Technical Appendix 14.1 Archaeological Desk Based Assessment; 

Technical Appendix 14.2 Written Scheme of Archaeological Investigation; 

Technical Appendix 15.1: Extended Phase 1 Habitat Survey; 

Technical Appendix 15.2: Bat Survey Report; 

Technical Appendix 15.3: Habitat Regulations Assessment Screening Report; and 

Technical Appendix 16.1: Desk Based Wind Assessment. 

Environmental Statement – Non-Technical Summary 

1.27. The Non-Technical Summary (NTS) provides a concise summary of the ES in ‘non-technical 

language’ as required by the EIA Regulations. The purpose of the NTS is to provide a balanced 

account of the ES without excessive technical detail or scientific language, to be readily 

understood by non-technical experts and members of the public not familiar with EIA terminology. 

The NTS is provided as a separate document to facilitate wider public distribution. 




Project Team 

1.28. The EIA was coordinated by Waterman Energy, Environment & Design Ltd (Waterman EED). 

Waterman EED also compiled this ES, in conjunction with a team of specialist consultants, which 

presents the results of the EIA. These designers and consultants in the project team are listed in 

Table 1.1, along with their respective disciplines and contributions to the EIA. 

Table 1.1: EIA and Design Team 

Expertise / EIA Input Organisation 

Applicant Queensberry Real Estate LLP 

Architect (Masterplanners) Leslie Jones Architects 

EIA Co-ordinators and Environmental Consultants including the 

following technical assessments: Noise and Vibration, Ground 

Conditions and Contamination, Water Resources and Flood 

Risk, Archaeology, Townscape Visual and Built Heritage, and 

Ecology and Nature Conservation. 

Planning Consultant 

Socio-Economic Consultant 

Waterman Energy, Environment & 

Design Ltd 

GL Hearn Limited 

Wind Consultant RWDI Anemos Ltd 

Energy and BREEAM Environmental Services Design Ltd 

Air Quality Air Quality Consultants 

Transport Consultant ARUP 

Flood Consequences Assessment 

Waterman Transport and 

Development Ltd 

Structural Engineer Waterman Structures Ltd 

ES Availability and Comments 

1.29. The ES is available for viewing by the public during normal office hours at the Planning 

Department of NCC. Comments on the planning application should be forwarded to NCC at the 

following address: 

Andrew Dawe 

Principal Planning Officer 

Newport City Council 

Civic Centre 

Newport 

NP20 5UR 

1.30. Additional copies of the NTS are available free of charge. Copies of the full ES are available for 

purchase in both CD and paper format (price on application). For copies of these documents, 

please contact: 

Waterman Energy, Environment & Design Tel: 0207 928 7888 

Pickfords Wharf 

Clink Street 

London 

SE1 9DG email: eed@waterman-group.co.uk 




References 

1 

Newport City Council Unitary Development Plan (UDP) 1996-2011, Newport City Council (Adopted May 

2006) 

2 

Newport City Council (2004), Draft City Centre Supplementary Planning Guidance. Newport City 

Council, Newport. 

3 

HMSO (1999) The Town and Country Planning (Environmental Impact Assessment) (England and 

Wales) Regulations 1999 (as amended) (“the EIA Regulations”) 




2. EIA Methodology 

Introduction 

2.1. This Chapter sets out the methodology for undertaking the EIA. Firstly, this Chapter describes the 

legislative framework within which the EIA has been undertaken and identifies key guidance. 

Secondly, the scoping process of the EIA is described explaining how environmental topics were 

identified for inclusion in the ES. Thirdly, the overall methodology of the EIA is described. More 

detailed methodologies are described for each of the specific topics that are assessed in Chapters 

7-17. 

General Approach 

2.2. The ES was prepared to comply with the Town and Country Planning (Environmental Impact 

Assessment) Regulations 1999 (as amended) 1 which implement the European Commission 

Directive No. 85/337/EEC 2 , as amended by Council Directive No. 97/11/EC 3 . Specifically, 

consideration has been given to The Town and Country Planning (Environmental Impact 

Assessment) (Amendment) (Wales) Regulations 2008 4 . Reference has also been made to 

currently available good practice guidance in EIA including: 

Environmental Impact Assessment: A Guide to Good Practice and Procedures. A Consultation 

Paper 2006 5 ; 

Environmental Impact Assessment - A Guide to Procedures, Department of the Environment, 

Transport and Regions (DETR) 2000 6 ; 

Circular 02/99 - Environmental Impact Assessment, DETR 7 ; 

Topic specific guidance referred to in each technical chapter of this ES where appropriate. 

2.3. The EIA has considered the likely significant environmental effects of the Development, utilising 

current knowledge of the Site and the surrounding environment. Based on the findings of the 

studies undertaken as part of the EIA, methods of avoiding, reducing, or offsetting significant 

adverse effects (collectively known as ‘mitigation measures’) have been identified. Such 

mitigation measures are set out in each relevant technical chapter of the ES. 

2.4. In line with best practice guidance, a Scoping Study was undertaken at the start of the 

assessment process to identify the environmental issues to be addressed in the ES. Further 

details of this study are provided later in this Chapter under the heading ‘Scoping the EIA’. 

2.5. Detailed technical studies have been ongoing throughout the design process, providing 

information about environmental issues and constraints which may affect the Development. The 

Applicant and the design team have therefore taken these environmental issues and constraints 

into account during the design evolution and sought to ‘design out’ potential adverse effects 

wherever possible. Further details are provided in Chapter 4: Alternatives and Design Evolution. 

2.6. The EIA has considered both beneficial and adverse effects of the Development both during the 

construction period and once the scheme is complete and occupied. In line with legislative and 

best practice requirements, direct, indirect, cumulative, short, medium, long-term, permanent, 

temporary, beneficial and adverse effects have been addressed where applicable. The approach 

taken in the assessment of cumulative effects is set out later in this chapter and within 

Chapter 17: Cumulative Effects. 


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Location of Information in the ES 

2.7. The EIA Regulations state that an ES must include the information referred to in Part 1 of 

Schedule 4 as is: 

"(a) reasonably required to assess the environmental effects of the development and which the 

applicant can, having regard in particular to current knowledge and methods of assessment, 

reasonably be required to compile but (b) that includes at least the information referred to in 

Part II of Schedule 4". 

2.8. Table 2.1 lists the information referred to in Part 1 of Schedule 4 with relevant cross-reference 

indicating where such information is provided within this ES. 

Table 2.1: Location of information within the ES (as defined by Part I of the EIA Regulations) 

Specified Information Location within ES 

1. Description of the development, including in 

particular: 

(a) A description of the physical characteristics 

of the whole development and the land-use 

requirements during the construction and 

operational phases; 

(b) A description of the main characteristics of 

the production processes, for instance, 

nature and quantity of materials used; and 

(c) An estimate, by type and quantity, of 

expected residues and emissions (water, air 

and soil pollution, noise, vibration, light, heat, 

radiation, etc.) resulting from the operation of 

the proposed Development. 

2 An outline of the main alternatives studied by 

the applicant or appellant and an indication 

of the main reasons for his choice, taking 

into account the environmental effects. 

3 A description of the aspects of the 

environment likely to be significantly affected 

by the development, including, in particular, 

population, fauna, flora, soil, water, air, 

climatic factors, material assets, including 

the architectural and archaeological 

heritage, landscape and inter-relationship 

between the above factors. 

4 A description of the likely significant effects 

of the development on the environment, 

which should cover the direct effects and 

any indirect, secondary, cumulative, short, 

medium and long-term, permanent and 

temporary, positive and negative effects of 

the development, resulting from: 



Chapter 5: The Proposed Development; Chapter 

6: Development Programme, Demolition and 

Construction. 

Chapter 6: Development Programme, Demolition 

and Construction (in so far as this relates to 

construction). 


and Construction; Chapter 9: Air Quality; 

Chapter 10: Noise and Vibration; Chapter 12: 

Surface Water Resources and Flood Risk; and 

Chapter 11: Ground Conditions and 

Contamination. 

Chapter 4: Alternatives. 

Chapter 3: Site Description and Setting, baseline 

sections of all technical Chapters 

(7-17). 

(a) The existence of the development; All technical Chapters (7-17). 

(b) The use of natural resources; and 

(c) The emission of pollutants, the creation of 

nuisances and the elimination of waste; and 


and Construction. 


and Construction; Chapter 9: Air Quality; 


Specified Information Location within ES 

the description by the applicant of the 

forecasting methods used to assess the 

effects of the environment. 

5 A description of the measures envisaged to 

prevent, reduce and where possible offset 

any significant adverse effects on the 

environment. 

6 A non-technical summary of the information 

provided under paragraphs 1 to 5 of this 

Part. 

7 An indication of any difficulties (technical 

deficiencies or lack of know-how) 

encountered by the applicant in compiling 

the required information. 

Scoping the EIA 



Chapter 10: Noise and Vibration; Chapter 12: 

Surface Water Resources and Flood Risk; 


Contamination; Chapter 17: Cumulative Effects 

Mitigation sections of all technical Chapters 

(7-17) and Chapter 18: Summary of Residual 

Effects. 

Non-Technical Summary (presented as a stand- 

alone document although this forms part of this 

ES). 

Chapter 2: EIA Methodology and all technical 

Chapters (7-17) where relevant. 

2.9. 'Scoping' is an important component of the EIA process, and involves focusing the study (and 

hence the ES) on those issues of greatest potential significance. Scoping is also an important 

exercise to ensure that all likely significant effects of the construction and operational phases of 

the Development have been identified and are assessed through the EIA process, thereby 

ensuring appropriate mitigation options have been considered and incorporated into the scheme 

as necessary. 

2.10. An EIA Scoping Report was prepared and submitted to NCC on 19 September 2011 together with 

a formal request for a Scoping Opinion under the provisions of the EIA Regulations. The Scoping 

Report set out the proposed approach to the EIA and identified the likely significant effects that 

may arise from the Development. It also provided justification for ‘scoping-out’ issues that were 

not considered to be significant. The Scoping Report is included at Appendix 2.1 for reference. 

2.11. NCC provided a formal Scoping Opinion dated 14 October 2011 which is included at Appendix 

2.2. The Scoping Opinion provides the Council’s advice on the scope of the EIA and the 

methodology that would be used to assess the effects, with consideration to comments made 

from consultees. Consultation responses enclosed with the formal Scoping Opinion are also 

included in Appendix 2.2. 

Key Issues 

2.12. The key issues identified in NCC’s Scoping Opinion, alongside a summary of how these issues 

have been addressed in the EIA, is presented in Table 2.2. 


Table 2.2: Key Issues identified in NCC’s Scoping Opinion 

Issue 

Development Programme: The Environment Agency 

(EA) recommends that the ES should consider the 

types of waste that will arise during the demolition 

and construction phase of the development and 

potential impact this may have on the environment. 

The EA’s Planning Advice Note advises further on 

drainage and pollution prevention measures. 

Water Resources: Welsh Water advises that surface 

water drainage should not be connected to the public 

combined sewerage system due to insufficient 

capacity in the existing sewers. 

The use of SuDS for managing surface water runoff. 

Should be investigated. 

NCC advised that results from assessment of ground 

contamination and drainage should be fed into the 

ecological assessment. 

The EA advises that surface water run-off should be 

controlled as near to its source as possible through 

SuDS. 

The EA also advises that the EIA should incorporate 

information from within the Newport SEFRM 

modelling update of the Newport Tidal Model which is 

due in November 2011. 

Ground Conditions and Contamination: Countryside 

Council for Wales – avoid adverse impacts on 

features of the River Usk SAC and SSSI from 

contaminated discharge from construction and/or 

operation. 

Results from assessment of ground contamination 

and drainage should be fed into the ecological 

assessment. 

The EA recommends that the risk management 

framework provided in CLR11 should be followed. 

NCC requested that the ES should identify any 

potential pathways for run-off from the Development 

and, if necessary, proposed measures to minimise 

any identified impacts. 

Ecology: The application will require a Habitat 

Regulations Assessment. 

Suggest that a ‘Statement to Inform an Appropriate 



Response and Location in ES where 

Addressed if Relevant 

A Site Waste Management Plan (SWMP) 

would be developed for the Site and all 

relevant contractors would be required to 

investigate opportunities to minimise waste 

arisings at source and, where such waste is 

unavoidable, to maximise the recycling and 

reuse potential of demolition and construction 

materials. 

Chapter 6: Demolition and Construction 

identifies, in general terms, the potential 

effects associated with the demolition and 

construction phase of the Development. 

Chapter 12: Water Resources and Flood Risk 

assesses the impact of the Development on 

surface water and foul drainage, groundwater 

levels and flow, and flood risk. The chapter 

draws on the findings of the Flood 

Consequences Assessment (FCA) undertaken 

by Waterman Transport and Development. 

The impacts on surface water and 

groundwater quality from potential 

contaminants associated with the Site are 

assessed in Chapter 11: Ground Conditions 

and Contamination. 

The FCA has also considered the potential 

options for incorporating SuDS into the 

drainage proposals. 


Contamination presents an assessment of the 

likely significant impacts of the Development 

with respect to ground conditions and 

contamination at the Site. Where necessary, 

mitigation measures required to prevent, 

reduce or offset any adverse impacts are 

described. 

The Chapter utilises information provided in a 

detailed desk study that has been completed 

for the Site, which includes a site-specific 

conceptual model, defining the potential 

contamination sources, pathways and 

receptors and key potential pollutant linkages. 

The desk study was undertaken in accordance 

with current contaminated land assessment 

best practice, including the DEFRA 

contaminated land report series and included 

consultations with Newport City Council and 

the Environment Agency. The assessment 

also followed the contaminated land guidance 

produced by Newport City Council. 

Chapter 15: Ecology assesses the potential 

effects of the Development upon the ecological 

and nature conservation resources on, and in 


Issue 

Assessment’ is included. 

Draw attention to the Council’s Wildlife and 

Development SPG as well as Planning Policy Wales 

section 5.2.8 containing the requirement for 

biodiversity enhancement measures. 

EA - Phase 1 Habitat survey and bat survey of the 

Site should include any necessary mitigation 

measures. 

EA advises that the potential impact on the River Usk 

SAC should be considered. 

Air Quality: Draw attention to new Air Quality 

Management Area (AQMA) at Clarence 

Place/Chepstow Road with other AQMAs on main 

routes into the city. 

Consider wider air quality issues in the EIA to cover 

the additional AQMAs as the new development is 

likely to generate an increase in traffic volume 

through these. 

Archaeology: Glamorgan Gwent Archaeological Trust 

Ltd – The ES would need to accord with Planning 

Policy Wales section 6 together with the relevant 

Welsh Circulars. 

Townscape and Visual: Agreement on viewpoints 

required for the Visual Impact Assessment. 

Landscape strategy required to be submitted with the 

planning application. 



Response and Location in ES where 

Addressed if Relevant 

proximity to the Site. The Chapter then 

identifies any potential effects that the 

proposed Development may have during the 

demolition and construction works, and once 

completed and operational. In addition 

appropriate mitigation and enhancement 

measures are outlined and any residual and 

cumulative impacts identified. 

The chapter draws upon information gathered 

from an Extended Phase 1 Habitat Survey, a 

Bat Survey, and a Habitat Regulations 

Assessment Screening Report. 

A description of the relevant legislation and 

planning policies applicable to the Site are 

provided in the chapter. This includes 

reference to Chapter 5 of Planning Policy 

Wales 2011, Part II of the Adopted Newport 

Unitary Development Plan (UDP) 1996 – 2011, 

and Cymru D / S Wales-Newport Biodiversity 

Action Plan. 

Chapter 9: Air Quality assesses the effect of 

the proposed Development on air quality, in 

particular relating to existing sensitive 

receptors and future residents following 

occupation of the Site. 

The Chapter assesses the impact of changes 

in traffic flows upon the air quality receptors 

including the newly designated Chepstow 

Road AQMA. 

Chapter 14: Archaeology and Built Heritage 

considers the direct impacts of the proposed 

Development on known archaeological 

remains and built heritage assets within the 

Site and the area immediately surrounding it. 

In particular, it considers the impacts of the 

construction works and of the completed 

Development on potential archaeological 

resources beneath the Site. The Chapter 

includes a summary of legislation, policy and 

guidance, and existing conditions at the Site. 

Chapter 13: Townscape and Visual Impact 

identifies and evaluates the townscape and 

visual context and resources of the Site and 

the surrounding area and considers the likely 

significant impacts of the Development both 

during the construction phase and following 

completion. 

7 viewpoints were agreed with Newport City 

Council for the Visual Impact Assessment. 

The Design and Access Statement includes a 

Landscape Strategy for the proposals. 

2.13. The EIA was carried out on the basis of the content of the EIA Scoping Report (Appendix 2.1) and 

the formal Scoping Opinion (Appendix 2.2) which included responses to consultation with 

statutory consultees. Together, these identified that the following environmental issues should be 

addressed as part of the EIA: 


Socio-Economics (Chapter 7); 

Transport and Access (Chapter 8); 

Air Quality (Chapter 9); 

Noise and Vibration (Chapter 10); 

Ground Conditions and Contamination (Chapter 11); 

Water Resources and Flood Risk (Chapter 12); 

Townscape and Visual (Chapter 13); 

Archaeology and Built Heritage (Chapter 14); 

Ecology (Chapter 15); 

Wind (Chapter 16); and 

Cumulative Effects (Chapter 17) 

Non-significant Issues 

2.14. Daylight, sunlight and overshadowing effects were included within the Scoping Report as a 

significant effect. However, as more detailed assessments of the Site were undertaken it was 

identified that the closest residential receptors were located at a distance where, given the scale 

of the proposals, there would be no impact on existing levels of lighting. As such no significant 

effects are anticipated from the Development in relation to daylight or sunlight and this issue has 

subsequently been scoped out of the EIA. An overshadowing assessment of the proposed public 

open spaces is included within the Design and Access Statement, to demonstrate suitability for 

use. 

2.15. It was agreed with NCC that a detailed assessment of waste was not required as part of the EIA 

because it is inevitable that waste would be generated during the demolition and construction 

phase; as a result of the demolition of the existing buildings and the construction of new buildings. 

This would be the case for any redevelopment project and the critical aspect is how this waste is 

managed. In line with mandatory legal requirements a Site Waste Management Plan (SWMP) 

would be prepared for the Development prior to demolition and construction works commencing. 

The implementation of a SWMP would help to ensure good site management practice would lead 

to a minimisation of waste creation and enable the reuse or recycling of waste materials that arise 

from the demolition and construction process, where practicable. The proposed methods to 

manage demolition and construction waste arising from the Site are summarised in Chapter 6: 

Development Programme, Demolition and Construction. 

2.16. Owing to the proposed increase in quantum of floorspace in comparison to the existing buildings, 

there would also likely to be an increase in the volume of waste generated from the Site. 

However, this increase is not considered significant in the context of NCC’s overall waste 

generation. Furthermore, the Development would incorporate appropriate waste storage and 

recycling facilities in accordance with the requirements set out by NCC and BREEAM. For these 

reasons, the likely effects associated with waste generation from the completed and operational 

Development are not considered to be significant and therefore waste has been scoped out of the 

ES. 




Consultation Process 

2.17. Statutory organisations were consulted throughout the design and EIA process via written 

consultations, telephone conversations, and meetings at key stages in the design. Each technical 

chapter sets out the consultation undertaken specific to the assessment. 

2.18. The following statutory and non-statutory organisations were consulted regarding the 

Development either directly by the project team or through NCC as part of their consultations: 

Newport City Council (NCC); 

Environment Agency Wales; 

Dŵr Cymru Welsh Water; 

Gwent Wildlife Trust; 

South East Wales Biodiversity Records Centre; 

Glamorgan Gwent Archaeological Trust Ltd; 

Countryside Council for Wales; and 

Local Residents. 

2.19. A public exhibition took place at Newport Library, John Frost Square on the 11 th and 12 th 

November 2011 which requested views on the Development from local residents, and local 

organisations. The majority of feedback received was positive towards the Development, notably 

with regards to the potential for socio-economic benefits from the scheme. 

2.20. Further information on public consultation is available in the Consultation Statement which 

accompanies the planning application. As stated above, consultation relevant to the EIA process 

is referred to in each technical chapter. 

Structure of the Technical Chapters 

2.21. Each environmental issue is assigned a separate chapter in the ES (Chapters 7 to 17), and within 

each of these chapters the assessment is presented and reported on in the following way: 

Introduction 

2.22. The Introduction section provides a brief summary of the issues considered, confirms the author 

and identified Appendices which accompany the chapter. 

Planning Policy Context 

2.23. The Planning Policy Context section of each chapter includes a brief summary of national, 

regional and local policies that are directly relevant to the particular environmental issue and 

assessment considered in that chapter. Relevant legislation and guidance is also identified where 

applicable. 

Assessment Methodology and Significance Criteria 

2.24. The Assessment Methodology and Significance Criteria section of each chapter sets out the 

methods used in undertaking the technical study of the particular environmental issue, together 

with an explanation of the approach to defining the significance of environmental effects with 

reference to published standard guidelines, best practice and defined significance criteria. The 

limitations applicable to the technical assessment are also defined in this section of each chapter, 

where relevant. 




2.25. This section of each chapter also describes the specific consultation undertaken as part of the 

assessment, for example to agree the scope and methodology. 

Baseline Conditions 

2.26. In order to assess the effects of the Development, it is necessary to determine the environmental 

conditions that currently exist on the Site, in the absence of redevelopment. These are known as 

‘baseline conditions’. 

Potential Effects 

2.27. This section of each chapter identifies the likely significant effects of the proposed Development 

during demolition and construction, and once the Development is complete and operational. This 

section includes an assessment of the significance of the effects in accordance with the 

significance criteria. 

Mitigation 

2.28. One of the main aims of EIA is to identify and so assist in developing mitigation measures to 

prevent, reduce and where possible, offset significant effects of a development. An iterative 

approach was adopted towards the design of the Development, which enabled a number of 

mitigation measures to be effectively designed into the Development, thereby reducing the need 

for further mitigation. Mitigation measures can relate to design, construction or the activities 

associated with the completed Development. Examples include: 

Design: Design solutions, such as the position or orientation of buildings 

within the Site. These have predominantly been incorporated into 

the Development as it has evolved and are therefore described in 

Chapter 4: Alternatives and Design Evolution and Chapter 5: The 

Proposed Development; 

Construction: Commitment to undertake the construction works in a specific 

way, for example the use of particular plant, phasing of the works, 

regular monitoring and implementation of an Environmental 

Management Plan (EMP); and 

Completed Development: For example, inclusion of specific features to be incorporated at 

detailed design such as high specification glazing and acoustic 

trickle vents to mitigate effects of existing noise on future 

residents. 

2.29. Where significant environmental effects have been identified, the Applicant has committed to 

implement the appropriate mitigation measures as set out in the relevant technical chapter. 

Residual Effects 

2.30. This section identifies the remaining residual effects of the Development, assuming 

implementation of the proposed mitigation measures, and includes an assessment of the 

significance of those effects in accordance with the significance criteria. 

Summary and Conclusions 

2.31. This section of each chapter provides a tabulated summary of the findings of the assessment in 

relation to the relevant environmental issue. 




Evaluation of Significance 

2.32. The EIA Regulations stipulate that an ES should identify and describe the likely significant effects 

of the proposed Development on the environment. This requires consideration of: 

Positive and negative effects; 

Short, medium and long term effects; 

Direct and indirect effects; 

Permanent and temporary effects; and 

Cumulative effects and effect interactions. 

2.33. As described above, the ES identifies and assesses the likely significant effects of the proposals 

in relation to both demolition/construction activities and after completion of the proposed 

Development. Environmental effects have been predicted with reference to definitive standards 

and legislation where available. Where it has not been possible to quantify effects, qualitative 

assessments have been carried out, based on available knowledge and professional judgement. 

Where uncertainty exists, this has been noted in the relevant assessment chapter. 

2.34. The significance of predicted effects has been determined by reference to the effect criteria for 

each assessment topic. These criteria apply a common approach of classifying effects according 

to whether they are substantial, moderate or minor adverse, neutral or negligible, or substantial, 

moderate or minor beneficial. 

2.35. Specific criteria for each issue have been developed, giving due regard to the following: 

Extent, magnitude and complexity of the effect; 

Effect duration (whether short, medium or long term); 

Nature of the effect (whether direct or indirect, reversible or irreversible); 

Whether the effect occurs in isolation, is cumulative or interactive; 

Performance against environmental quality standards or other relevant pollution control 

thresholds; 

Sensitivity of the receptor; and 

Compatibility with environmental policies. 

2.36. For issues where definitive quality standards do not exist, significance has been based on the: 

Local, district, regional or national scale of value of the resource affected; 

Number of receptors affected; 

Sensitivity of those receptors; and 

Duration of the effect. 

2.37. In the context of the proposed Development, short to medium term effects are generally 

considered to be those associated with the demolition and construction phase, and long term 

effects are those associated with the completed and operational Development. Local effects are 

those affecting receptors on site or in neighbouring areas, while effects upon receptors in the 

wider area of Newport city are considered to be at a Borough level. Effects on the County of 

Gwent are considered to be at a Regional level. There are no national or international effects 

associated with the proposed Development. 




2.38. In order to provide a consistent approach to expressing the outcomes of the various studies 

undertaken as part of the EIA, the following terminology has been used throughout the majority of 

the ES. Effects have been expressed as: 

Adverse: Detrimental or negative effects to an environmental resource or 

receptor; 

Negligible: No significant effects to an environmental resource or receptor; 

and 

Beneficial: Advantageous or positive effects to an environmental resource or 

receptor. 

2.39. Where adverse or beneficial effects have been identified these have been assessed against the 

following scale: 

Minor significance: Slight, very short or highly localised effect of no significant 

consequence; 

Moderate significance: Limited effect (by extent, duration or magnitude) which may be 

considered significant; and 

Substantial significance: Considerable effect (by extent, duration or magnitude) of more 

than local significance or in breach of recognised acceptability, 

legislation, policy or standards. 

2.40. Each of the technical Chapters provides the criteria, including sources and justifications, for 

quantifying the different levels of effect. Where possible, this has been based upon quantitative 

and accepted criteria (for example, the National Air Quality Strategy air quality objectives), 

together with the use of value judgements and expert interpretations to establish to what extent an 

effect is environmentally significant. 

2.41. The only exception is the ecological impact assessment reported in Chapter 15:Ecology of the 

ES. This was undertaken in accordance with the IEEM 2006 guidelines 8 . In line with these 

guidelines, a significant effect has been defined as either positive or negative according to the 

following geographical scale: 

International; 

UK; 

National; 

Regional; 

County; 

District (or Unitary Authority, City or Borough); 

Local (or Parish); and 

Site (within the zone of influence only). 

Effect Interactions and Cumulative Effects 

2.42. The assessment of cumulative effects deals with two types of effect: 

Type 1 Effects: The combination of individual effects, for example noise and dust 

from one development on a particular receptor; and 

Type 2 Effects: Effects from several developments, which individually might be 

insignificant, but when considered together could result in a 

significant cumulative effect. 




Type 1 Effects (Effect Interactions) 

2.43. Type 1 effects would occur primarily during demolition and construction of the Development and a 

summary of the anticipated effect interactions is set out in Chapter 17: Cumulative Effects. 

2.44. Type 1 effects were assessed using the findings of all technical assessment included within this 

ES and professional judgement. 

Type 2 Effects (Cumulative Effects) 

2.45. Effects that result from incremental changes caused by other, reasonably foreseeable schemes in 

combination with the Development are known as ‘cumulative effects’. The EIA therefore takes 

account of the proposed Development together with other reasonably foreseeable developments 

in the area. 

2.46. A review of development schemes was undertaken to determine which developments could 

potentially give rise to significant cumulative effects in combination with the proposed 

Development. This considered schemes which have planning permission and also those which 

do not have planning permission but are regarded as being reasonably foreseeable. In 

determining the schemes to be considered in the cumulative assessment consideration was given 

to the following: 

Their distance from the Site; 

The proposed use and scale of the development; and 

The proposed floor area of the development or uplift in floor area. 

2.47. The Cumulative Developments include schemes within a 1km radius of the Site which involve an 

uplift of 10,000m 2 . Additionally, schemes with a lesser uplift within 200m were included where 

these could give rise to significant impacts or where these introduce new sensitive receptors. 

Owing to the nature of some of the assessments (including Transport Assessment and 

Townscape, Visual and Built Heritage Assessment), additional selected schemes further afield 

were also considered if they have the potential to give rise to significant cumulative impacts. 

2.48. Based on the criteria outlined above and following discussions with NCC, the following schemes 

were considered within the Type 2 cumulative assessment: 

Table 2.3: Cumulative Developments 

Proposal Description 

Phase II University of 

Wales Newport 

Phase 3 City Vizion – 

Rodney Parade 

Former Newport Arts 

College 

Cambrian Centre 

The construction of the Phase II development of University of Wales 

Newport’s City Centre Campus, located on Usk way, some 200m to the 

south-east of the Site. 

Construction of apartments and houses as part of the continuing Rodney 

Parade development on the eastern bank of the River Usk. Phase 3 is 

currently subject to a replan application to alter the unit mix. Located 

approximately 300m to the east of the Site 

Conversion of the Listed Former Arts College building on Clarence Place to 

provide 66 apartments. 

Application Ref: 11/0053 has been made for the development of the existing 

Cambrian Centre to provide a 6 storey office development, with the partial 

demolition and reconfiguration of existing retail and leisure units. This 

application remains invalid however. The latest extant consent for this site 

remains as the Outline Application Ref: 10/0746 (retail, leisure, offices, bus 

interchange, car parking and associated public realm). However, this 

scheme is not being actively progressed. Furthermore, application 06/1495 




Proposal Description 

(retail, commercial, offices, hotel, 239 residential apartments and associated 

car parking) is still also extant but is not being actively progressed. 

Rodney Parade Rugby 

Ground 

Application Ref: 06/0689 has been approved for the redevelopment of the 

Rodney Parade rugby ground to deliver a new 15,000 seater stadium, 472 

residential apartments, 110 student flats (546 beds) and ancillary facilities. 

2.49. The level of detail presented in the cumulative assessment is dependent on the information 

available for each of the cumulative schemes. Where no cumulative effects are predicted, this is 

stated in the assessment. 

2.50. The ES sets out the cumulative effects of the proposed Development in Chapter 17: Cumulative 

Effects. 

Assumptions and Limitations 

2.51. The Regulations state that limitations and assumptions made during the course of the EIA are set 

out within the Environmental Statement. The principal assumptions that were made, and any 

limitations that were identified in undertaking the EIA are set out below: 

The assessments contained within each of the technical chapters are based upon the Detailed 

Plans, land use schedule and Design Principles submitted as part of the application; 

The assessment of demolition and construction effects are based upon the indicative 

demolition and construction timetable, phasing and methodologies as provided by the project 

team and agreed by the Applicant (refer to chapter 6: Development Programme, Demolition 

and Construction); 

Baseline conditions were established from a variety of sources, including site surveys and the 

review of historical data. However, due to the dynamic nature of certain aspects of the 

environment, conditions may change during the construction and operation of the 

Development; 

The design life of the Development is assumed to be 60 years; 

It has been assumed that information received from third parties is accurate, complete and up 

to date; 

Necessary off-site services infrastructure upgrades, where required to service the proposed 

Development, would be carried out by statutory undertakers or utility companies; 

All of the principal existing land uses adjoining the Site remain substantially unaltered, with the 

exception of the cumulative schemes listed in Chapter 17: Cumulative Effects; 

The design, construction and operation of the Development would satisfy environmental 

standards consistent with contemporary legislation, practice and knowledge as a minimum, but 

would also strive to achieve best practice at the time of the works where reasonable; 

An Environmental Management Plan (EMP) would be discussed and agreed with NCC after 

the planning application is determined, to control subsequent construction activities. This EMP 

would be enforced and monitored during all key stages of the demolition of the existing Site 

and the construction of the Development. A framework for the EMP is set out in Chapter 6: 

Development Programme, Demolition and Construction; 

The cumulative effects assessment is based on those schemes considered to be reasonably 

foreseeable and assumptions regarding their programme for implementation. The actual 




cumulative effects would be dependent on whether these schemes are implemented and their 

timing; and 

Assumptions and limitations specifically relevant to each topic are set out in each technical 

chapter. 

2.52. In addition to the above a specific limitation relates to the temporary relocation of the bus station. 

Whilst the demolition of the existing bus station, and the construction of the new one are both to 

be undertaken by the Applicant as part of the Proposals, it is the responsibility of NCC to provide 

alternative facilities during the construction works. Whilst the Applicant has accommodated the 

bus station on Site for as long as practicable, and will fast track the construction of the new facility 

in order to minimise disruption to bus users, there will be a period estimated to be just over a year, 

where an alternative facility will need to be provided. At the time of writing this ES no information 

had been provided by NCC with respect to the alternative facility, or facilities, that will be 

implemented during the time the bus station is not available on the Site. As a result it has not 

been possible to undertake a detailed assessment of the environmental effects of the alternative 

facilities. Further assessment of these issues should be undertaken by NCC when developing the 

proposals for the temporary bus station relocation. 




References 

1 HMSO (1999)Town and Country Planning (Environmental Impact Assessment) Regulations 1999 (as 

amended) SI 1999/293. 

2 The Council of the European Union (1985) ‘Council Directive of 27 June 1985 on the assessment of the 

effects of certain public and private projects on the environment, 85/337/EEC’, Official Journal NO. L 175, 

05/07/1985 P. 0040 – 0048. 

3 The Council of the European Union (1997) ‘Council Directive 97/11/EC of 3 March 1997 amending 

Directive 85/337/EEC on the assessment of the effects of certain public and private projects on the 

environment’, Official Journal No. L 073, 14/03/1997 p. 5 – 15. 

4 HMSO (2008) Town and Country Planning (Environmental Impact Assessment) Amendment Regulations 

2008 SI 2008 No. 2335. 

5 DCLG (2006) Environmental Impact Assessment – A guide to good practice and procedures – A 

consultation paper. 

6 DETR (2000) Environmental Impact Assessment – A Guide to Procedures, Department of the 

Environment, Transport and Regions (DETR) 

7 DCLG (1999) Circular 02/99: Environmental Impact Assessment. 

8 Institute of Ecological and Environmental Management (IEEM)(2006). Guidelines for Ecological Impact 

Assessment. IEEM. http:\\ieem.net 




3. Site Description and Setting 

Introduction 

3.1. This Chapter has been written by Waterman Energy, Environment & Design Ltd (Waterman EED) 

and describes the location and setting of the Site as well as existing land use on and around the 

Site. The Chapter also provides a summary of the key environmental characteristics of the Site 

and its surroundings, thereby identifying potentially sensitive receptors which may be affected by 


3.2. A full description of the baseline conditions relevant to each technical assessment of the EIA is 

provided in each technical chapter of this ES (Chapters 7 to 17). Details of the proposed 

demolition and construction sequence and programme of works are outlined separately in 

Chapter 6: Development Programme, Demolition and Construction. 

Location and Setting 

3.3. As described in Chapter 1: Introduction and illustrated in Figure 1.1, the Site is located within 

Newport City centre within the administrative boundary of Newport City Council. 

3.4. Figures 1.2, the Site Location Plan, illustrate the planning application boundary and show that the 

Development Site is located between Kingsway / Usk Way to the east, the Kingsway Shopping 

Centre to the south, Corn Street to the north and commercial and public buildings off Commercial 

Street to the west. 

Topography 

3.5. Topography of the Site generally slopes up from east to west. The existing bus station area is 

located at a lower level, with John Frost Square forming a flat ‘terrace’ within the Site, below 

Commercial Street further to the west. Upper Dock Street slopes up from Corn Street towards 

John Frost Square. Existing local ground levels range from approximately 9.0m AOD in the 

riverside area to the east of the Site, to 14.3m AOD at Commercial Street to the west, although 

there are pockets of land within the Site at levels below 9.0m AOD. 

Predominant Land Uses 

On Site 

3.6. The Site comprises various retail, food and service sector units, along Upper Dock Street and 

around John Frost Square. The current Iceland building is known as the Winllan Building. The 

southern part of the Site comprises a disused multi-storey car park with street level retail units and 

three Electricity Sub Stations. Servicing is provided at a level below John Frost Square, which is 

accessed through the adjacent Kingsway Shopping Centre. 

3.7. The eastern portion of the site is currently occupied by Newport bus station, which also includes 

Newport’s main taxi rank. In addition to bus stands some welfare and ticketing facilities are also 

provided in the bus station. 

Surrounding Land Uses 

3.8. The area surrounding the Site comprises a mix of uses including: 


Chapter 3: Site Description and Setting Page - 1

The recently redeveloped Kingsway Shopping Centre, including the Newport Library, Art 

Gallery and Museum is located directly adjacent to the southern boundary of the Site; 

Newport Leisure Centre which lies 20m to the south-east; 

Retail units to the west and north of the Site, facing onto Commercial Street and Corn Street; 

Chartist Tower a large office block is located approximately 100m to the west of the Site; 

The A4042 Kingsway West / Usk Way which runs adjacent to the eastern Site boundary; 

The Potters Public House is located to the north of the Site; 

The tidal River Usk is located approximately 50m to the east of the Site boundary at its nearest 

point; and 

Areas of car parking, the University of Wales Newport and the Riverside Arts Centre are 

located between the river and the Kingsway, approximately 30m to the east of the Site. 

3.9. No residential properties have been identified on or directly adjacent to the Site, however a 

number of residential properties are located in terraces along Emlyn Street, Cross Street and 

Caroline Street, some 150m to the south-east of the Site. 

Transportation and Access 

3.10. The Site benefits from good accessibility to public transport. Newport Railway Station is 

approximately 400m from the site, which has regular services running to Swansea, Cardiff, 

Manchester and London Paddington. The current bus station, which is located adjacent to the 

Site, has regular services, providing connections to local amenities and services in Newport and 

Cardiff. 

3.11. The Site is located within Newport city centre, adjacent to Commercial Street the main pedestrian 

thoroughfare and retail core of the city. A cycle and pedestrian route is located along the River 

Usk, along with a connection to the east bank of the River Usk, via the Newport City Footbridge. 

There are currently pedestrian links from the city centre to the Usk across the Site, although these 

feature steps and grade changes that make them unsuitable for disabled users. 

3.12. Transportation and access issues are discussed further within Chapter 8: Transport and Access. 

Noise, Vibration and Air Quality 

3.13. A desk-based study and site walkover was carried out in October 2011 to identify existing and 

future noise sensitive receptors (NSRs) that could potentially be affected by noise arising from the 

construction works and operation of the proposed Development. Noise monitoring was 

undertaken at locations representative of the closest Noise Sensitive Receptors (NSRs) to the site 

boundary in October 2011 found that noise levels during the daytime ranged between 55 and 

72dB LAeq,T. Dominant noise sources in the Development area were noted to be from road traffic 

however, however limited vehicle noise associated with HGVs accessing the existing commercial 

premises was also noted. During the night-time period noise levels were typically lower (48dB 

LAeq,8hr to 59dB LAeq,8hr) than those experienced during the daytime period as a result of reduced 

road and rail traffic noise during this period. Noise and vibration issues are discussed further 

within Chapter 10: Noise and Vibration. 

3.14. The Site is not located within an Air Quality Management Area (AQMA) however; construction and 

demolition works and a temporary increase in heavy good vehicles (HGV) movements on the 

local road network could potentially impact on local air quality and subsequently local residents 

and occupants of surrounding buildings. Mitigation measures against these potential impacts 

have therefore been discussed and outlined in Chapter 9: Air Quality 



Ground Conditions and Contamination 

3.15. Published geological information and previous investigations undertaken in close proximity 

indicate that the Site is likely to be underlain by Hard Standing overlying a Sub-base material and 

Made Ground followed by weathered bedrock / Alluvium overlying Marl and beyond this, 

Mudstone/Silstone overlying Sandstone. 

3.16. The Environment Agency indicate that the Sandstone underlying the site is classified as a minor 

aquifer of variable permeability. The minor aquifer status indicates the aquifer may contain 

significant amounts of water that are important for local supplies and for base flows to local rivers. 

Archaeology and Built Heritage 

3.17. The western ends of Friar’s Walk, Austin Friar’s and Llanarth Street are located within the Town 

Centre Conservation Area. The location of all conservation areas within the vicinity, namely the 

Town Centre Conservation Area, Lower Dock Street Conservation Area and St Woolos 

Conservation Area further south is shown within Figure 13.1. 

3.18. The archaeological potential of the Site has been reviewed. The development of the Site since 

the 19 th century suggests that archaeological remains will have been significantly disturbed, and 

would be expected to be truncated and highly fragmented, with only limited areas of survival. 

Water Resources and Flood Risk 

3.19. The Site is located in a Flood Zone B. Zone B is described as an area known to have been 

flooded in the past evidenced by sedimentary deposits. 

3.20. The nearest surface water to the Site is the Town Pill which is located 10m to the north of the site. 

This is a culverted water feature which flows eastwards into the River Usk, which is located 50m 

northeast of the site flowing southeast. 

3.21. The existing surface water systems serving the Site area comprise a variety of separate and 

combined gravity systems which historically discharged directly to the River via tidal flaps but now 

outfall into the combined sewer located under Kingsway West / Usk Way. 

3.22. The combined sewer is of large capacity and flows in a southerly direction to a pumping station 

which transfers the combined flows to Nash Waste Water Treatment Works 

Townscape and Visual 

3.23. The extant townscape of the Site comprises Newport Bus Station and associated bus bay area, 

adjoining multi-storey car park, retail units, John Frost Square and pedestrian routes. Built form 

dates from the 1960s and displays many characteristics of modernist architecture synonymous 

with the period including clean architectural forms and lines, covered walkways, minimal façade 

detailing and a preponderance of concrete and brick. As such, the Site appears somewhat dated, 

although does not exhibit the dilapidation and neglect often associated with other city and town 

centres of a similar period. 

3.24. Amongst the recent mid-20th century built form of the City centre are a number of Victorian and 

Edwardian buildings, notably the Newport Market and the elegant suburbs of St Woolos, visible 

manifestations of the wealth generated by the industrial heritage of the City. To the east of the 

Site, the regeneration of the riverside has progressed apace with an assortment of futuristic 

buildings jostling for attention on the water front. 

3.25. Townscape and Visual Issues are discussed further within Chapter 13: Townscape and Visual. 



Ecology 

3.26. The Site itself is not within any statutory or non-statutory designated nature conservation sites. 

The nearest statutory designated site is the River Usk, a Special Area of Conservation (SAC) and 

Site of Special Scientific Interest (SSSI), located east of the Site. A number of trees are located 

within the Site, or adjacent to it, which have been recorded in the Arboriculture Survey, included 

as Appendix 3.1. 

Sensitive Receptors 

3.27. A review of the existing Site and its surrounds has identified a range of receptors and / or 

environmental constraints which could potentially be sensitive to environmental effects resulting 

from the Development. These are listed below in Table 3.1. 

Table 3.1 Potentially sensitive receptors 

Category Sensitive Receptor/Land Use 

Businesses 

Townscape and Visual 

Archaeology and Built 

Heritage 

Surface Water 

Resources 

Ecology 

The Kingsway Centre. 

Offices on Bristol Packet Wharf approximately 45m from western Site boundary. 

The Potters Public House, adjacent to the Site. 

Jaclyn Dawson Solicitors John Frost Square, Newport immediately adjacent to 

Site boundary. 

Winllan Building immediately adjacent to the Site boundary. 

Monmouthshire Building Society immediately adjacent to site boundary. 

Existing and future users of retail space within the Site. 

Visual Amenity: 

• Local views; 

• Gateways views; 

• East bank of the River Usk; 

• Residential suburbs to the west; 

• Residential suburbs to the east. 

The Townscape Character of: 

• City Centre retail core; 

• Commercial Street historic core; 

• Riverside regeneration; 

• Stow Hill and St Woolos Suburbs; 

• Lower Dock Street; 

• Eastbank Suburbs. 

Potential archaeological remains beneath the Site. 

Town Centre, Lower Dock Street and St Woolos Conservation Areas. 

River Usk approximately 50m east of the Site. 

Town Pill approximately 10m to the north of the Site. 

Existing sewerage in proximity to the Site 

Property within the Development once complete (due to flood risk) 

Designated Sites (River Usk – SAC, SSSI). 

Flora and Fauna on Site and in the surrounding area. 



Transport and Access 

Visitors to the Site and 

surroundings 

Local road users (including pedestrians and cyclists). 

Public transport services and accessibility. 

Existing and future visitors. 

Users of the shops, library and museum. 

Users of the on-site bus station. 

Residents On Commercial Street / Emlyn Street / Cross Lane / Caroline Street. 

Other Construction site workers. 



4. Alternatives and Design Evolution 

Introduction 

4.1. This Chapter, prepared by Waterman Energy, Environment & Design Ltd (Waterman EED) in 

conjunction with Leslie Jones Architects, describes the considerations, opportunities and 

constraints that have influenced the layout, massing and design of the Development. 

4.2. The Chapter also describes the main alternatives to the Development which have been 

considered by the Applicant and Design Team and the key reasons for these alterations having 

been made. 

Site Considerations and Constraints 

4.3. The range of considerations and constraints which affected the design and layout of the proposed 

Development are summarised in Table 4.1 below, including a description of the influence they had 

where appropriate. 

Table 4.1: Site considerations and constraints 

Issue Specific Opportunities and Constraints 

Planning Policy The relevant planning policy guidance for the development is included in the 

Planning Policy Wales Technical Advice Notes (TAN), Newport City Council, 

Unitary Development Plan 1996-2011 1 , and the Newport City Centre Draft 

Supplementary Planning Guidance (SPG). The SPG identifies the ‘City Centre 

– Commercial Core’ and within it John Frost Square, as a Priority Action Area 

and offers clear and concise guidance on the type and scale of development 

that will be encouraged in this area. This guidance is particularly relevant to 

the current application site 

The realisation of the relevant planning policy for the Site is envisaged through 

the delivery of a mixed use scheme designed to respect existing townscape. 

In addition, it is to: enhance accessibility and safety of the city centre; reunite 

the River Usk and the city centre; provide parking; and provide a good quality 

of public transport infrastructure within a more sustainable city centre 

environment. The precedent for the Site development was established in 

March 2006, when planning permission was granted for a retail led mixed use 

scheme, to the previous developers Modus Corovest. . 

Land uses and built 

environment 

The scheme is designed to integrate into the existing retail circuit of Newport 

City Centre and also to provide new east/west routes through the Site 

connecting the city centre with the riverfront. 

The approach to architecture and materials reflects two distinct themes and 

complimentary approaches. The riverside corridor reflects modern Newport 

with the contemporary buildings and structures of the University, Riverfront 

Theatre and Arts Centre and the new Newport city Bridge. The city side of the 

scheme faces the adjoining conservation area and Newport’s historic core with 

more traditional masonry detailed buildings and a more traditional scale. The 

elevations of the structures therefore vary according to the nature of the 

building, its use and its location. The palette of materials draws from the 

colours and materials found in the Welsh countryside as well as the existing 

built form within Newport. 

Site Levels As described within Chapter 3: Site Description and Setting, the Site generally 

slopes up from east to west. Existing local ground levels range from 

approximately 9.0m AOD in the riverside area to the east of the Site, to 14.3m 

AOD at Commercial Street in the west, although there are pockets of land 

within the Site at levels below 9.0m AOD. 

Site levels have been carefully considered in order to ensure ease of 

circulation, movement and accessibility for all. 


Chapter 4: Alternatives Page 1 of 6 

Chapter 4 Alternatives Newport_JB_061211_001


Socio-economics Newport’s shopping and leisure offer has suffered considerably with the failure 

of an earlier proposals for retail and mixed development of the Site, together 

with the newer out of town shopping retail park in nearby Spytty. Some major 

retailers have either abandoned Newport city centre in favour of more modern 

facilities or are considering making the move out of town. 

The buildings on-site are typically in poor condition, and a number of the retail 

units are vacant. The application proposal would provide a significant boost to 

the local economy. 

Transportation and 

access 

Ground conditions and 

Contamination 

Water Resources and 

Flood Risk 

Archaeology and Built 

Heritage 

The city is well connected to the nearby metropolitan area and the central bus 

station currently located within the eastern part of the Site. The station 

accommodates city buses, long haulage coaches and a large number of 

registered taxis. 

The current bus station on the Site features redundant bays and is outdated 

with poor facilities. One of the main taxi ranks in the city is also located at the 

bus station. The current layout of the bus station creates conflict between 

buses and taxis. 

The bus station will need to be kept open during redevelopment works to 

ensure minimum disruption to the local bus network. As such it is proposed to 

temporarily move the bus station offsite, to temporary facilities provided by 

NCC. Details of these are not currently known. 

The Site currently suffers from poor permeability and accessibility, particularly 

for cyclists and the disabled. Furthermore the use of space e.g. John Frost 

Square and disused car parks is inefficient. 

Key pedestrian links would be created or improved by the Development. 

These include both east/west linkages between the city and the river and 

north/south linkages. Access to the Development’s two primary levels of the 

riverside and Commercial Street would be provided by lifts and a staircase at 

the southern end of the scheme within Usk Plaza and by lifts and stairs at the 

northern end of Friars Walk. In addition, pedestrians leaving the bus station to 

Corn Street would also be able to access Commercial Street following the 

natural gradient of the street. 

Cycle facilities on the Site are currently poor, with an absence of secure cycle 

storage. The proposals will be required to address this current shortcoming. 

The presence of potential contamination from previous Site uses has required 

consideration with respect to appropriate intrusive construction methodologies 

to avoid further contamination risks and the potential need for remediation. 

Further details are provided in Chapter 11: Ground Conditions and 

Contamination. 

The majority of the Site is located in a Flood Zone B. The guidance requires 

that for sites located in Zone B the flood level of an extreme i.e. 0.1% (1 in 

1,000 year) flood event be calculated and compared to the proposed site 

levels. 

An FCA has been completed for the Development and the use of Sustainable 

Urban Drainage Systems (SuDS) carefully considered. Further details are 

provided within Chapter 12: Water Resources and Flood Risk. 

The development of the Site since the 19th century suggests that 

archaeological remains will have been significantly disturbed, and would be 

expected to be truncated and highly fragmentary, with only limited areas of 

survival. As such the Site is deemed to have minimal archaeological potential. 

Archaeological works would be carried out in line with the written scheme of 

investigation (WSI) already approved by NCC. 

The proposed Development includes the partial demolition of a building within 

the city centre Conservation Area. Therefore, it would directly impact on this 

designation, as well as alter the relationship of the Site to the setting of the 

Conservation Area. The Potters Public House is to be incorporated into the 

proposed Development. Whilst this building is not listed the setting of this 





building and others of local interest could be impacted by the Proposals. 

Townscape and Visual The potential impacts of the Development on townscape and visual amenity 

could include the temporary visual intrusion during the construction works, 

impacts upon local views, and changes to the character, context and quality of 

the local townscape as a result of the proportion, scale, enclosure, street 

pattern and views of the proposed Development. 

Ecology The Site has been subject to ecological surveys in 2011, which concluded that 

the Site is of low ecological value and does not yield any direct evidence of 

protected species including bats. Furthermore, the Site does not include any 

statutory or non-statutory sites designated for nature conservation value. 

The River Usk, located 50m north-east of the Site, is designated as a Site of 

Special Scientific Interest (SSSI) and a Special Area of Conservation (SAC). 

Despite the above, the Applicant is committed to the principles of sustainable 

development. Accordingly, the Development incorporates ecological 

enhancements. Further details are provided within Chapter 15: Ecology. 

Wind The suitability of the local wind environment has been considered in terms of 

the comfort levels required for particular pedestrian activities on and around 

the Site. This is of particular relevance to the provision of public realm space 

and pedestrian routes within the Development. Further details are provided 

within Chapter 16: Wind. 

Alternatives 

4.4. Under The Town and Country Planning (Environmental Impact Assessment) Regulations 1999 

(as amended) 2 , an ES is required to provide 

"an outline of the main alternatives studied by the applicant ... and an indication of the main 

reasons for his choice, taking into account the environmental effects". 

4.5. The following sections therefore review, in general terms, the main alternatives to the 

Development which have been considered by the Applicant. 

4.6. The design of the proposed Development commenced with a detailed review of the aims and 

objectives laid out within the Central Area Masterplan for Newport, set out in Newport 2020: 

Unlimited Vision 3 document, guidance included within the Newport City Centre Draft 

Supplementary Planning Guidance 4 together with the constraints which have been summarised 

within this chapter in Table 4.1. As the EIA progressed in parallel with the design process, 

iterations to design elements have been made to minimise the potential adverse environmental 

effects which have been identified from baseline surveys and analyses. 

4.7. The main alternatives to the Development that were considered by the Applicant included: 

The ‘Do Nothing' alternative (i.e. where no development takes place); and 

Alternative Designs. 

4.8. The Development has been designed to respond to the planning policy objectives for the mixed 

use re-development of the Site. As such, no alternative sites have been considered by the 

Applicant. Detailed information on the planning policy context of the Development is provided in 

the Planning Statement submitted in support of the planning application. 




The ‘Do-Nothing’ Alternative 

4.9. Guidance on the preparation of an EIA suggests that it is good practice to consider the evolution 

of a site in the absence of specific proposals within an ES, i.e. the ‘Do Nothing’ alternative. The 

‘Do Nothing’ alternative refers to the option of leaving the Site in its current state, which would 

result in a number of negative impacts, as follows: 

The Development is intended to act as a catalyst for wider regeneration of the city centre. If it 

does not proceed, the opportunity to regenerate an identified development site within the city 

centre will be lost, and aspirations of NCC and Newport Unlimited will not be met; 

There would be a continuing decline in the built environment within the Site, notably of the bus 

station and disused car parks. This together with the continued presence of visually 

unappealing buildings would leave users of the Site and visitors to the local area with a 

negative impression of the City; 

Poor safety / security; 

Levels of activity within the Site, particularly at night, would remain at a low level given the 

nature of the current pedestrian links through the Site and mix of land uses; 

Use of space e.g. John Frost Square and the disused car parks would remain inefficient; 

The diversity of the land uses within the Site would remain low; 

The potential for improvements to the setting of the local conservation areas would be lost; 

and 

The positive socio-economic benefits that the Development would bring in terms of increased 

trade and employment in the city would not occur. 

4.10. It is considered that the benefits of redeveloping the Site significantly outweigh any adverse 

impacts that could occur. As demonstrated throughout the ES, the development of the Site will 

accord with both national and local planning policy objectives. 

Alternative Designs 

4.11. The initial brief arises directly from the Central Area Plan for Newport and the Newport Unlimited 

Vision 2020 document which identified a number objectives and targets for the successful 

redevelopment of the Site. The key principals were to: 

Revitalise the city centre and add additional retail opportunities to compliment Commercial 

Street; 

Improve pedestrian links between the city and the river; 

Introduce a greater diversity into the city with leisure and restaurant uses; 

Provide better public transport facilities; 

Contribute to improved accessibility to the city centre; and 

Create a network of linked and improved public spaces. 

4.12. Specific commercial brief requirements were to: 

Incorporate a department store of approximately 75,000sq ft / 6,967m 2 ; 

Incorporate a multi screen cinema with 6 / 7 screens; 

Incorporate a new restaurant quarter to encourage an evening economy; and 

Incorporate additional shoppers car parking to supplement the Kingsway car park. 




4.13. Following a competition, Modus Corovest Limited were appointed as NCC’s preferred developer. 

Following this, in 2005, proposals based on the competition design were submitted by Modus 

Corovest Limited, which were subsequently amended prior to planning consent being granted 

subject to conditions in March 2008 (Application Ref 08/0201). This permission is due to expire in 

March 2013. These proposals were within almost the exact same site boundary as the current 

Proposals, however, the density of the proposals were considerably higher. Whilst the proposals 

were retail led, it also included a hotel and a significant quantum of residential accommodation, 

which included a residential tower. 

4.14. In addition the scheme offered approximately 1,400 car parking spaces within a multi-storey car 

park within the Site and 320 additional spaces provided by the development through a car park 

above the department store. Approximately 160 additional spaces would have been created 

through the construction of a basement car park beneath the hotel/retail block fronting onto 

Kingsway. 

4.15. Following the withdrawal of Modus Corovest from the above scheme in 2008, due to economic 

trading conditions, NCC obtained development proposals from other potential development 

partners. The original scheme was deemed too large and complex for the changed economic 

conditions, and this was reflected by the various proposals submitted to NCC. A new lower 

density development acknowledging the changed economic circumstances whilst retaining the 

same regeneration objectives was therefore proposed. Following a review of these proposals 

NCC considered that the new scheme should provide: 

Good retail space focussed on one primary level; 

Maximum flexibility of space; 

Limited other uses including complimentary leisure but no residential; 

Good parking and access; and 

Simple design to achieve viable construction cost. 

4.16. It was also identified that the key objective should remain in that the scheme must be of sufficient 

quality and critical mass to achieve a step change in perception of the city’s: 

Architecture and urban design; 

Public realm; and 

Retail offer. 

4.17. For the design competition Leslie Jones Architects, on behalf of the Applicant looked at two main 

alternative layouts for the Site. These comprised a scheme largely similar to the proposed 

Development, but without the bus station, and a ‘big box’ option, more akin to a retail park. The 

big box option provided poor permeability and linkage with the existing City centre, and would 

have had a negative impact on the townscape along Usk Way and across the Newport City Bridge 

to East Newport. Consequently this design alternative was not considered further, as it would not 

meet the requirements of the NCC Brief. 

4.18. Following the Applicant becoming NCC’s development partner, the submitted design proposals 

were reviewed as part of the process to take them forward to planning submission. Rather than 

alternative layouts being considered, it was considered that a number of design studies would be 

undertaken to refine the design proposals. Where the results were considered positive these 

changes to the design were incorporated. The following paragraphs set out the principal 

alternatives to the layout that were considered. 




Realignment of the main retail street to follow the axis of Kingsway and the River Usk rather than 

Commercial Street. 

4.19. This alternative would permit the development of a new public space, linking Commercial Street to 

the River Usk, and incorporating the cinema and leisure units. Given the potential benefits with 

respect to permeability of the Site, this change was taken forward. 

Inclusion of the Bus Station 

4.20. Following a review of the city centre bus strategy, NCC was decided that it would after all be 

necessary to incorporate a new bus station into the proposals. As the earlier designs would no 

longer meet the brief, it was determined that the retail street should be shortened and the 

department store reconfigured to accommodate a condensed and more efficient bus station in the 

north eastern corner of the Site. In order to meet the revised brief the earlier design options had 

to be discounted. 

Conclusions 

4.21. It is considered that the proposed Development has responded positively to the site consideration 

and constraints, in particular the challenges of the changing site levels. Through continuous 

dialogue and discussion with NCC together with public consultation and technical studies, the 

proposed Development has sought to respond to the brief to provide the desired step change in 

the city’s architecture and urban design, retail offer and public realm. 

References 

1 

Newport City Council (2006), Unitary Development Plan 1996 – 2011. Newport 

2 

HMSO (1999) The Town and Country Planning (Environmental Impact Assessment) (England and Wales) 

Regulations 1999 (as amended) (“the EIA Regulations”), HMSO Norwich. 

3 

Newport Unlimited (2004), Newport 2020: Unlimited Vision. Newport Unlimited, Newport 

4 

Newport City Council (2004), Draft City Centre Supplementary Planning Guidance. Newport City Council, 

Newport. 




5. The Development 

Introduction 

5.1. This Chapter provides a description of the proposed Development, which forms the basis of the 

Environmental Impact Assessment (EIA). As noted in Chapter 1: Introduction, a full planning 

application is being submitted. This Chapter has been informed by the Development Planning 

Application. Details of the anticipated construction activities and programme of works, are 

outlined separately in Chapter 6: Development Programme, Demolition and Construction. 

5.2. This Chapter was written by Waterman Energy, Environment & Design (Waterman EED) with 

input from Leslie Jones. 

Overview of the Development 

5.3. The proposals involve the demolition of existing on-site buildings and structures and the 

construction of new retail and leisure uses, a reconfigured bus station, and an extension to the 

existing Potters Public House. A new public square would be created, to be known as Usk Plaza, 

and John Frost Square would be reconfigured. The proposed Development would seek to 

integrate with the recent Usk Way boulevard project, and form a new high quality, accessible link 

from Commercial Street to the River Usk and the Newport City Footbridge. 

5.4. The planning application forms describe the proposed Development as follows: 

“Demolition and mixed use development including retail (A1), leisure / cinema (D2), cafes / 

restaurants (A3), extension to existing public house (A4), associated car parking, new bus station, 

landscaping and access” 

5.5. The planning application drawings define the layout of the buildings, the location of land uses, the 

height, width and length of each building, key access locations, the main vehicular and pedestrian 

routes, and open spaces within the Development. 

5.6. A conservation area application is also being submitted owing to the Site’s location within the 

Town Centre Conservation Area (TCCA). The western extent of the TCCA boundary is set out on 

Figures 1.3. 

5.7. Table 5.1 summarises the total Gross Internal Areas (GIA) by land use which would be provided 

by the Development. 

Table 5.1: Proposed Land Uses 

Gross Internal 

Land Use/Use Class Floor space 

(GIA) (m 2 ) 

Retail A1 31,147 

Details 

Friars Walk, Newport, 

Chapter 5: The Development - Page 1 

To include a new anchor department store on three 

levels at the northern end of the Site. 

Leisure D2 2,320 A six screen multi-screen cinema. 

Restaurant and Café 

A3 

Public House Extension 

A4 

3,440 Provision of seven family restaurants and cafés. 

146 

Bus Station 390 

An extension to the existing Potters Pub to replace 

the current garden/rear extension which lies within the 

application site. 

Provision of a new (replacement) bus station 

comprising of 15 spaces.

Land Use/Use Class 

Gross Internal 

Floor space 

(GIA) (m 2 ) 

Details 

Car Parking 8702 Provision of up to 360 car parking facilities/ 

Bicycles - 

Planning Application Drawings 


Chapter 5: The Development - Page 2 

Cycle parking for 70 bicycles will be provided at 

prominent locations throughout the development. 

5.8. A series of planning application drawings have been submitted to Newport City Council (NCC) for 

approval. These drawings form the basis of the Development which has been assessed as part 

of the EIA. The key planning application drawings are listed in Table 5.2 and a selection are 

reproduced in Volume 2 of the ES. 

Table 5.2 Planning Application Drawings included in the ES. 

Planning Application 

Drawing Reference 

Title 

AL(03)0500 P04 Planning Application and Site Works Boundary Plan. 

AL(04)1001 P09 GA Plan Level 00 (Kingsway West Level). 

AL(04)1002 P09 GA Plan Level 01 (Friars Walk Level). 

AL(04)1003 P09 GA Plan Level 02 (Upper Retail Level). 

AL(04)1004 P06 GA Plan Level 03 (Roof Level). 

AL(06)1200 P04 Proposed Cross Section 

AL(05)1400 P05 Kingsway West Elevation. 

AL(05)1401 P04 Usk Plaza and John Frost Square Elevations East & West. 

AL(05)1402 P04 Friars Walk North and South Elevations. 

AL(05)1403 P05 Corn Street Elevation. 

AL(05)1404 P05 Upper Dock Street Elevation. 

Built Development 

Retail Layout 

5.9. The proposed Development is designed to integrate into the existing retail circuit of Newport and 

also to provide new east/west routes through the Site connecting the city centre with the riverfront. 

5.10. The new retail units would be set out primarily along a new double height covered arcade (Friars 

Walk) linking John Frost Square and Usk Plaza to the new department store and Austin Friars. 

The southern end of the new retail street would comprise the leisure quarter consisting of new 

public realm (Usk Plaza), restaurants and a cinema. This central location at the confluence of 

both north/south and east/west routes would strengthen the existing Kingsway Centre and create 

a new retail circuit in the city consisting of Kingsway, Commercial Street and Friars Walk. 

5.11. The Development would also make use of the significant level change across the Site by locating 

the retail at the upper level on a flat plate, level with Commercial Street, creating ease of access 

throughout and located over the lower level of parking and concealed servicing. At grade access 

would be available from the parking into the restaurant quarter within Usk Plaza.

Building Heights 

5.12. In order to integrate the Development with the surrounding built form, the buildings would 

generally be three storeys on the riverside reflecting the greater urban scale of the vehicular 

corridor and two storeys on the city side reflecting the pedestrian approaches and smaller scale of 

the Victorian city. Whilst the buildings along Commercial Street are generally to three stories, the 

greater ceiling to floor heights of modern retail premises allows for only two storeys within the 

same building height. The retail units rise to 23.175m AOD to the top of parapet, whilst the 

department store rises to 25.1m AOD at the top of the parapet. The roof over Friars Walk will rise 

to some 28m AOD at its highest point. The department store will trade at three levels, with a 

reduced trading floor present at the Kingsway level, with an at grade entrance into the car park. 

Active Frontages 

5.13. The delivery and maximisation of active frontages is a key objective of the development and of the 

Newport Unlimited City Masterplan. The commercial leasability of the varying locations is relevant 

in defining the active frontages and the only practical limitations on achieving full outward looking 

activity are with the car park and the department store, the latter requiring generally an inward 

looking box. In each of these cases artwork, and display windows together with temporary 

activities and public realm opportunities will be considered at the detailed design stage, however 

careful design of the layout has delivered a high percentage of active façade. 

Approach to Elevations and Materials 

5.14. The approach to architecture and materials reflects two distinct themes and complimentary 

approaches. The riverside corridor reflects modern, forward looking and aspirational Newport 

with the contemporary buildings and structures of the University, Riverfront Theatre and Arts 

Centre and the new Usk Bridge. Those elevations facing John Frost Square and Upper Dock 

Street shall be more traditional, typically including local stone and brick, in combination with more 

modern cladding materials, to respect the scale and nature of Llanarth Street, Upper Dock Street 

and Austin Friars. The treatment of the elevations therefore varies according to the nature of the 

building, its use and its location. The palette of materials draws from the colours and materials 

found in the Welsh countryside as well as the existing built form within Newport. 

Department Store 

5.15. The department store would lie at the northern end of the scheme and would have a significant 

presence onto Kingsway West and Upper Dock Street. The base of the store would be 

constructed using a slate coloured brick, above which a flat metal cladding would be used in a 

varied range of colours. 

Kingsway West 

5.16. Larger units have been included at either end, suitable for major stores, and accordingly these 

units shall have a greater visual presence. Between these units the elevation would be 

modulated to break down the scale and length of the elevation into a new terrace of buildings. 

The elevation would use a variety of pastel colours as well as articulating the planes of these 

materials in a modern rainscreen cladding. At street level a colonnade would provide a sheltered 

walkway between Usk Plaza and the bus station. The car park would be visible through an 

anodised metal screen, to facilitate ventilation, and interspersed with artwork panels to provide 

visual interest. 


Chapter 5: The Development - Page 3

Usk Plaza 

5.17. As the elevation moves into Usk Plaza, the materials used would change. Usk Plaza would form 

the social and leisure hub of the development with a variety of restaurants and cafés as well as 

the cinema anchoring the southern end of the scheme. The materials used would be banded 

earth colours with bright colour highlights to the cinema. 

Friars Walk 

5.18. The intent of the design of the elevations to Friars Walk is to provide a framework for the tenants’ 

shop fronts. The design would allow for double height shop fronts to be inserted between the tile 

clad piers forming the edges of the units. Above the shop fronts, render or polyester powder coat 

panels would be provided. In order to differentiate the department store, the façade within Friars 

Walk would use a similar range of materials to the facades employed on Upper Dock Street. A 

Tenant’s shop front guide would be produced to put forward a structure for the tenant’s to develop 

their designs for their shop fronts in a controlled manner with defined signage locations and a 

minimum quality threshold. 

John Frost Square and Upper Dock Street 

5.19. The materials and elevational treatment to the new John Frost Square and Upper Dock Street 

would be more traditional. The elevations would be predominantly masonry construction with two 

types of brick, with zinc/metal cladding and stone to match the local stone colour. Single height 

shopfronts are preferred being more in scale with the adjoining street frontages and suitable for 

more independent retailers. They would respect the existing architecture, scale and materials 

found in both Upper Dock Street, Llanarth Street and Austin Friars. 

Winllan Building, Upper Dock Street 

5.20. The demolition of the rear section of the Winllan Building (Iceland) to reform Upper Dock Street 

and facilitate the delivery of Friars Walk would require new elevations to reclad the remaining 

section of the existing building. The elevations would be of high quality masonry construction to 

the existing concrete framed building with the opportunity to extend new active frontages down 

Austin Friars and round onto Upper Dock Street. 

Servicing 

5.21. Shared loading bays would give access to service corridors and lift cores to allow delivery to all 

units and restaurants. The department store would have its own dedicated service area. 

Provision would be made within the service area for refuse compaction and management. The 

service areas would be monitored by CCTV on a 24 hour basis. 

Car Parking 

5.22. In addition to the adjoining Kingsway multi storey car park providing 1,050 spaces a new single 

deck car park is proposed to provide a further 360 spaces. The car park would be well lit and 

secure and would have an above normal internal storey height of 3.5m which would allow it to be 

sufficiently light and airy. Access would be at grade for vehicles from Kingsway West and 

pedestrian access from the car park to the shops would also be at grade into Usk Plaza and at 

grade into a new atrium entrance at the northern end to a lift and stair core shared with the bus 

station. It would be provided with good levels of illumination as well as CCTV. Being on a single 

floorplate there would be good visibility throughout and a suitable level of activity. Disabled and 

parent and child spaces would be provided. 



5.23. In addition provision for ‘Customer Collect’ would be provided to the department store within the 

car park, reflecting modern retailing changes towards ‘click and collect’ multichannel retailing and 

offering a point of difference for the future. 

Vertical Circulation 

5.24. Vertical circulation between the two primary levels of the riverside and Commercial Street would 

be provided by two lifts, and a grand shallow staircase at the southern end of the scheme within 

Usk Plaza. An enclosed lift core with three lifts and a feature stair at the northern end of Friars 

Walk. In addition people exiting the bus station to Corn Street would also be able to access 

Commercial Street following the natural gradient of the street. 

Public Transport 

Buses 

5.25. The Development would be well served by public transport through the provision of a reconfigured 

bus station to serve the city as part of the redevelopment. The present bus station sits within the 

boundary of the site but is outdated with poor facilities. The new bus station would be managed 

as part of the overall scheme management on behalf of Newport City Council. The new bus 

station would provide 15 stands which would be efficiently managed to accommodate all current 

local routes. In addition, facilities would be provided for enclosed waiting, ticketing, an inspectors 

office and drivers mess room, lockers, toilet and kitchen. Weather protection in the form of a 

covered arcade would be provided to all bus stands. 

Taxis 

5.26. The present taxi rank is situated within the bus station and is considered problematic and 

occasionally dangerous with mixed traffic movements. A new dedicated taxi rank would be 

provided adjacent to Usk Plaza which would allow for safe and visible waiting in the evenings and 

would be located adjacent to the restaurants, cinemas and the Newport centre. 

Cycles 

5.27. The proposed development sits adjacent to two major cycle routes north/south along the riverfront 

and east/west across the Newport City Bridge. Cycle parking in the form of covered cycle racks 

for 70 cycles would be provided within Usk Plaza, Upper Dock Street and the car park set within 

the public realm. 

Public Realm 

5.28. The proposed public realm is designed to perform a number of functions including to: 

Create dynamic new public squares and civic spaces; 

Appropriately link to and focus on the river corridor; 

Provide varied public spaces with differing scale, character and function; 

Create attractive and accessible spaces that are hospitable and safe; 

Be well crafted, confidently designed and contemporary in character to reflect the ambition of 

the city; and 

Provide the opportunity to introduce trees and softer vegetation into the built environment. 



5.29. The new public realm would be predominantly pedestrianised and would create a new hierarchy 

of linked spaces. These key places are discussed below: 

John Frost Square 

5.30. As one of the Newport’s main civic spaces, John Frost Square is a key space for pedestrian 

gathering and, importantly, a transition between Commercial Street, Upper Dock Street, the 

Kingsway Shopping Centre, the Library/ Art Gallery, and, the new development linking to the river 

and its dramatic new footbridge. The square, though reduced in size, would consolidate activity 

into a more focussed space. A perimeter paved area would be left clear to provide space for an 

occasional specialist activity such as specialist markets and events. A central area would be 

grassed to provide a green space in the city reflecting the historic Friars Fields. The main 

elements of the square would be natural stone paving, clusters of seating and slightly raised 

grassed areas. It is not possible to locate trees in John Frost Square as it would be a suspended 

slab with limited headroom over the service area. 

Friars Walk – covered street 

5.31. This covered street would form the spine of the Development. It would be covered by a glazed 

roof with a high quality natural granite pavement with ceramic or granite pattern highlights and 

artwork incorporated in designated areas. 

Usk Plaza 

5.32. The new plaza would be substantially laid out in natural and reconstituted stones and the layout 

would incorporate the potential for the restaurants to spill out into this area with external seating 

and smoking areas, and incorporating contemporary street furniture. A grand feature stair would 

be a key component within the Plaza providing seating and ‘people watching’ opportunities. The 

external lighting of the plaza would complement the adjoining architecture. 

Kingsway West Boulevard 

5.33. The new building would reinforce the boulevard nature of Kingsway with proposed roadside semimature 

trees planted, new pavements constructed and a new lighting scheme installed. Areas 

adjacent to the new Boulevard, notably the Bus Station frontage proposed on Kingsway would 

reflect the primary elements of the Kingsway scheme including paving type/layout, tree and shrub 

planting and street furniture. 

The Lanes – Upper Dock Street, Austin Friars, Friars Street and Llanarth Street 

5.34. As part of the overall scheme the historic alignment of Austin Friars would be reopened as a direct 

link between Commercial Street and Upper Dock Street and the entrance to Friars walk. In 

addition, the extension of Upper Dock Street through to the reconfigured John Frost Square would 

be opened up as high quality street parallel to the proposed Friars Walk. The public realm 

proposals for this street and other connecting side streets would be simple and bold, focussing on 

high quality design and materials. Llanarth Street and Friars Street are already repaved in natural 

stone with brass street name inlays. Austin Friars however would be repaved continuing the 

quality and paving principles of Friars Walk through to Commercial Street. This area would usea 

combination of dark/light natural stone and ‘conservation’ style concrete pavement products, 

contemporary style street furniture and an integrated approach to planting including the use of 

semi mature tree planting. 



Public Art 

5.35. Public Art would be commissioned at detailed design stage to involve both local and national 

artists. Areas have been identified within the public realm design to accommodate the detailed 

briefs for the incorporation of artwork. The local themes of the Chartist Movement, the maritime 

history of the wharfs and the Newport ship, the Friary and Friars Fields, the River Usk and its 

crossings, and the Ryder Cup 2010 are a number of themes which would be incorporated into the 

briefs for key areas of the development, both inside and out. 

5.36. The existing artwork of the ‘Bell carrying bull’ would be relocated in John Frost Square. The 

‘silver balls’ were a temporary installation for the Ryder Cup and would be replaced by new works. 

The Chartist mural is affixed to a building which is now not fit for purpose and Newport City 

Council is deciding the most appropriate way of commemorating this work. The ‘Nick of Time’ is 

owned by NCC and a suitable replacement location is to be identified. 

External Lighting 

5.37. A detailed proposal for external lighting would be prepared during detailed design. The scheme 

would comprise both building mounted fittings and free standing feature lighting to provide 

ambient light, safety lighting and character feature lighting. In particular, Usk Plaza and would 

feature in-floor LED strip fittings and low pole mounted fittings to highlight pedestrian routes and 

gateways. The central area of Usk Plaza would feature individual LED floor lighting. John Frost 

square would feature more significant decorative pole lighting. Feature colour LED lights would 

emphasise the leisure buildings adjoining Usk Plaza. External floodlighting would highlight key 

elevations including the Kingsway terrace and the department store 



6. Development Programme, Demolition and Construction 

Introduction 

6.1. This Chapter provides an overview of the demolition and construction works associated with the 

Development. An indicative construction phasing and programme of works is provided together 

with a description of the anticipated construction methodology and activities likely to be 

undertaken within the Site. The information presented in this Chapter has been used to inform 

the assessment of effects associated with this stage if the development in each relevant technical 

chapter. 

6.2. This Chapter was prepared by Waterman EED with input from Waterman Structures and 

Queensberry Real Estate. 

6.3. It is proposed that an Environmental Management Plan (EMP) would be prepared and 

implemented. This would be discussed and agreed with the relevant officers at Newport City 

Council (NCC) following an approval of the planning application. However, an outline of the 

content of the EMP is provided in this Chapter. The aim of the EMP is to provide an effective 

mechanism to manage and minimise potential environmental effects arising from construction. 

6.4. Details of demolition and construction are broad at this stage and may be subject to modification 

following further detailed design work. 

Indicative Programme and Phasing of Works 

6.5. It is estimated the Development would be built over a period of 36 months from the start of the 

enabling works to the completion of the internal finishes. For the purposes of the EIA it has been 

assumed that demolition works would commence at the end of 2013, with the completion works in 

2015. However, it should be noted that the start date is dependent upon the completion of the 

legal planning and leasing agreements. 

6.6. It is anticipated that demolition and construction would be undertaken in overlapping phases. The 

Development would be constructed in a number of phases of construction works. The 

sequencing of the construction works on site would be affected by the significant services 

diversion works that need to undertaken, bus station works and the demolition and ground 

movements that need to be carried out. The anticipated programme of works envisaged at this 

stage is provided in Figure 6.1. These indicative phases are as follows: 

Enabling Activities 

• Phase 1 Pre Works to Jacklyn Dawson building; 

• Phase 2 Full site vacant possession achieved; 

• Phase 3 Secure and separate Winlan Buildings from Site. 

Major Works 

• Phase 4 Potters public house works; 

• Phase 5 Service diversions and demolition of all structures; 

• Phase 6 Main building works including bus station; 

• Phase 7 Fit out by tenants; 

Friars Walk Newport 

Chapter 6: Development Programme, Demolition & Construction - Page 1 

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Phase 1 

6.7. The improvement works to the Jacklyn Dawson building will precede vacant possession and the 

main development. This is a small isolated area of work akin to a minor refurbishment and it will 

not cause disruption to other local receptors. 

Phase 2 

6.8. The entire site including all retail units and the bus station will be vacated completely prior to 

major works. 

Phase 3 

6.9. The Development requires the removal of the rear half of the Winllan (currently occupied by 

Iceland) building to ensure minimal disruption. The separation point will be made secure and 

waterproof at the earliest possible point. A section of the building will then be removed to 

separate the remaining building from that which is to be demolished. The separation ensures 

effects of the major works including vibration are not transferred to the Winllan building and 

adjoining buildings. 

Phase 4 

6.10. An area to the rear (north east) elevation of the Potters Public House will be extended as part of 

the development work. This will be completed prior to the demolition to a single storey to the 

south of the premises. 

Phase 5 

6.11. After the site is secured and initial enabling works are completed service diversions will be 

executed to make the site safe and to ensure continuity of supplies. As the development is 

located on a fully developed site, demolition works are required over the entire site. 

Phase 6 

6.12. This phase encompasses the major building works. The Applicant will ensure that only 

contractors with the required skills and experience will be invited to tender for this scheme. As 

part of the procurement period contractors detailed programme proposal will be sought. The 

contractor will be required to produce a complete detailed working methodology that will be 

subject to analysis and consultation with the local authority. 

Phase 7 

6.13. During the major works the fit out of the individual retail units will commence as early as seven 

months prior to the scheme opening. This work will be procured and let by the incoming tenants 

themselves. The fit out contractors will be required to work under a constraint document which 

will ensure full coordination between contractors’. The Applicant will manage this process very 

closely until scheme opening. 

Opening of the Bus Station 

6.14. It is the intention to open the bus station approximately six months before the full development 

opens. The layout of the site and highway layout enable this to be achieved whilst construction of 

the main scheme continues. There will be a great deal of planning leading up to the transition. 

The construction site boundary will be altered to enable site security and full public use of the bus 

station. 



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Main Scheme Opening 

6.15. It is intended, at present, that the full scheme will open on a single day including the cinema, 

anchor store, retail units and the public car park. A detailed plan to ensure operational readiness 

will be agreed with local authorities. The site hoardings will be removed progressively so that the 

public will have full unhindered access. 

Description of Works 

6.16. This section provides a brief description of the likely nature of work and key activities that would 

take place during construction of the Development. 

Enabling Works 

6.17. Prior to any work taking place, secure hoardings would be erected around the perimeter of the 

Site. The alignment of the hoardings would reflect the property lines and allow for sufficient 

working space and access for plant and equipment. 

6.18. Site access arrangements would be dependent on the stage of demolition of construction and 

different gate positions would be used to suit the location of works as they progress across the 

Site. 

6.19. Site compounds would be situated adjacent to entrance gates. Their location would again be 

dependent on the location of the works as they progress across the Site. The location of all 

existing primary services including gas, electricity, telecoms etc. has already been identified. 

There are a number of existing services that pass in close proximity to the proposed building line 

along Upper Dock Street. There is an existing BT chamber that needs to be avoided at the end of 

Upper Friars. The exact location needs to be determined on site. 

6.20. There is an existing Dwr Cymru Welsh Water (DCWW) sewer that currently crosses the site at the 

southern end in a west/east direction that needs to be diverted. The proposal is for it to cut 

across in a southwest to northeast direction and to connect back into the existing drainage run on 

Kingsway at an earlier location. This would need to be coordinated with the structural basement 

and foundation arrangement. 

6.21. Appropriate asbestos surveys would also be undertaken prior to demolition by an appropriate and 

experienced professional to locate and quantify the presence of any asbestos within the buildings 

to be demolished. 

Demolition 

6.22. The Development will involve the demolition of the entire site area including the bus station, 

existing Multi-storey car parks and retail units. The ground levels are to be reduced to various 

depths across the site to create a new basement car park and service yard area. 

6.23. Based on the current land use and previous site history there is a high risk of encountering buried 

foundations and below ground obstructions on the Site. It is envisaged that obstructions would be 

removed prior to commencement of construction activities. 

6.24. The Development is to be built in close proximity to a number of existing properties and services. 

These include the Potters pub at the north end of the site, existing services beneath the pavement 

along Upper Dock Street and Kingsway and properties along the western and southern edges of 

John Frost Square. Further investigations will be required on site as demolition commences to 

confirm design assumptions that are being made on these structures prior to the new build 

construction commencing. 



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6.25. There is to be partial demolition and extensive alteration works to the existing Winllan building. 

The best record information available to date has been sourced but works will be required to 

confirm existing structural form and condition prior to alterations occurring. 

6.26. Demolition method statements would be agreed with NCC prior to commencement. It is 

envisaged that demolition of existing buildings would be undertaken using hydraulic ‘long-arm’ 

breaking machines, cutting wheels for concrete, steel structural elements and site welding. 

Site Preparation 

6.27. Construction of the basement would be preceded by the installation of a retaining wall to the full 

basement perimeter or to parts of the Site as dictated by the phasing of the Development. The 

retaining walls would be installed within the lines and confined of the existing Site. Formation of 

guide trenches would be carried out as necessary. 

6.28. A detailed geotechnical and environmental site investigation would be carried out prior to the 

excavation works to confirm the level of any contamination encountered and enable detailed 

structural design. 

Substructure 

Department store 

6.29. This block has a part basement structure due to it sitting adjacent to the sloping Upper Dock 

Street. The basement will be constructed using ‘bottom up’ basement construction techniques. 

Retail / Mall / John Frost Square Foundation and substructure design 

6.30. This block has a basement of varying depth over its entire footprint. The basement is 

approximately 6m deep where it begins at the far west of the site in the service yard area. As the 

basement moves eastwards it rises approximately 1m to form the car park level. The basement 

will be constructed using ‘bottom up’ basement construction techniques. 

Cinema / supermarket Foundation and substructure design 

6.31. This block starts at ground floor level. The design of this element has been developed assuming 

construction within an open space. Any lift or escalator pits in all areas are to be externally 

tanked using a bonded system or constructed using a waterproof concrete. De-watering of the 

excavations would be carried out as necessary during construction. 

Superstructure 

Department store Superstructure 

6.32. The department store would be a 3 storey steel frame structure with metal deck slabs. The roof is 

to be lightweight metal deck roof on purlins with a concrete decked area capable of carrying plant. 

The roof would be constructed generally flat with any nominal falls generated using secondary 

purlins, screeds and dense rated polystyrene. 

Retail / Mall Superstructure 

6.33. Due to the requirements for vehicle movements in the service yard there are a number of transfer 

and long span beams required within the ground floor slab. The building would be a steel framed 

structure with insitu concrete floor slabs on profiled metal decked slabs. 

6.34. The columns are to be steel at all levels. All columns within the service yard and car park are to 

be concrete cased for fire and durability reasons. 



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6.35. There would be a vehicle turning circle within the basement area which would create a span close 

to 24m in length. In order to achieve the spans and headroom criteria the column positions need 

to be carefully placed. 

6.36. The area to the south of this block would support the new John Frost square over. This area has 

an external build up and finishes requirement. The mall area is also to be treated as an external 

environment with a larger finishes build-up. The mall roof structure is to be supported off the 

primary frame columns but over sails the building block lines with open sides. 

Cinema / supermarket Superstructure 

6.37. The supermarket is to be a single level steel frame. The cinema boxes are to sit within a primary 

steel frame shell. There is to be a secondary isolation system for each of the cinema boxes within 

the shell for acoustics and vibration issues. 

Fit Out 

6.38. Finishes and services fit out of the buildings will commence once a level of temporary or 

permanent water tightness has been achieved working from the lowest floors upwards. 

Materials and Resource Use 

Demolition 

6.39. At this stage of the design process, it is difficult to accurately quantify the amount of materials 

arising from the demolition works. However, the key demolition waste products are likely to be 

those listed below: 

• Concrete; 

• Metal (mainly ferrous metal); 

• Ceramics (mainly bricks with small amounts of other ceramics; 

• Glass; 

• Timber; and 

• Gypsum. 

Excavation 

6.40. As previously noted, basements are proposed within the Development. Excavated materials 

include materials removed as part of the piling of foundations for the proposed buildings. 

Materials and Resource Use 

6.41. Table 6.1 below highlights the likely materials required for the construction of the Development. 

No estimates of the volumes of material have been provided for these materials at this stage. 

Table 6.1 Likely Materials Required for Construction 

Material Materials Require For 

Concrete Substructures, including floor clans and stairs 

Glass Glazing 

Steel Piling and internal buildings frames including joints 

Timber and plasterboard Cladding, partitions and ceilings 

Brick and Block For the external and cavity walls, and for the 

external facades of the Development 



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Plant and Equipment 

6.42. Consideration has been given to the types of plant that are likely to be used during the demolition 

and construction works. The plant and equipment likely to be associated with each key element 

of the construction process is set out in Table 6.2. 

Table 6.2: Indicative Plant used during Demolition and Construction 

Plant and Equipment 

Enabling 

Work 

Demolition 

and Substructure 

Super- 

Structure 

Tower Cranes - 

External Passenger/Goods Hoists - - 

Cutters, Drills & Small Tools 

Excavator/ Breaker - - 

Floodlights - - 

Fork Lift Truck - 

Hydraulic Benders and Cutters - - 

Lorries/Vans 

Mobile Crane and Site Hoists 

Mobile Lorry-Mounted Concrete Pump - - 

Mobile Lorry-Mounted Mobile Crane 

Poker Vibrator - - 

Ready Mixed Concrete Lorry - 

Concrete Splitters/Concrete Saws - - 

Concrete Crusher - - - 

Scaffolding and Mobile Hydraulic 

Access Platforms 

External Suspended access 

equipment 



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Fit Out 

- 

- - - 

Tipper Lorry 

Large Low Loader - Occasional - 

Flat Bed Articulated lorry - 

Large rigid lorries - - 

Environmental Management Plan 

6.43. Construction works can cause significant environmental impacts and disruption to neighbours if 

they are not properly managed. The Applicant is committed to minimising the impacts of the 

works and would require all developers and their contractors to implement an EMP for the 

construction works. It is anticipated that NCC would condition the preparation and adoption of an 

EMP as part of the planning approval. The EMP would set out procedures that would be required 

to be adopted to manage the environmental impacts of the works. 

6.44. A summary of the anticipated key issues that would be considered by the EMP, and details of 

where further information in relation to mitigation can be found within the ES, is provided in Table 

6.3.

Table 6.3: Key Issues within the Environmental Management Plan 

Topic Issues to be Covered 

Site 

Management 

Working hours. 

Site security. 

Requirements relating to planned closures and 

diversions of footpaths including the need for signs and 

ramps. 

Noise Methods of minimising noise from construction works, 

including piling. This includes the selection of quieter 

plant, plant maintenance and screening. 

Vibration Methods of minimising vibration from piling and general 

construction works e.g. selection of piling methods, 

cutting rather than breaking. 

Dust / Air 

Quality 

Waste / 

Materials 

Traffic 

Management 

Site drainage 

and spill 

control 

Methods of minimising windblown dust from ground 

surfaces, stockpiles, earth moving vehicles, work faces 

including, damping down during dry weather, wheel 

washing, street sweeping. 

Methods of minimising the impact of exhaust emissions 

from construction vehicles for example switching off 

engines when not in use. 

The Site Waste Management Plan. 

Methods to minimise waste including reducing packaging 

waste, protecting materials from damage by weather or 

vandalism, and the correct disposal of waste. 

Construction traffic routing to minimise congestion, 

conflicts between HGV traffic and pedestrians and 

disturbance to local residents. 

Wheel washing and street sweeping requirements to 

minimise the transfer of mud and material from vehicles 

onto the public highway. 

Requirements relating to planned closures and 

diversions of roads. 

Methods of handling accidental spills and leaks. 

Correct disposal of Site drainage. 

Pollution Prevention Guidelines. 

Ecology Protection of important species from harm and/or 

disturbance. 

Liaison with 

neighbours 

and Newport 

City Council 

Procedures for liaising with neighbours, including 

production of a regular newsletter. 

Procedures for liaison with NCC e.g. for planned 

departures from the EMP. 

Procedures for handling complaints. 



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Location of further 

Information 

Chapter 6: Development 

Programme and 

Construction 

Chapter 8: Transport and 

Access 

Chapter 10: Noise and 

Vibration 

Chapter 10: Noise and 

Vibration 

Chapter 9: Air Quality 


Programme and 

Construction 

Chapter 8: Transport and 

Access 

Chapter 11: Ground 

Conditions and 

Contamination 

Chapter 15: Ecology and 

Nature Conservation 


Programme & Construction 

6.45. The EMP would also detail responsibilities for the developer, the Construction Manager, the 

Contractors and Sub-Contractors; housekeeping procedures; requirements for monitoring and 

record keeping; and prohibited or restricted operations. Performance targets would be set, 

including for energy and water use, and the progress against these targets regularly reviewed. 

6.46. The following sections provide further details on working hours, site security, waste management 

and materials, and neighbourhood liaison. For further details regarding the additional issues 

outlined in Table 6.4, please refer to the relevant technical chapter of the ES.

Hours of Work 

6.47. It is anticipated that the working hours for construction would be as set out below, subject to 

agreement with NCC prior to the onset of any works: 

• 07:00 to 19:00 from Mondays to Saturdays; and 

• No working on Sundays and Bank holidays. 

6.48. Where it is necessary to carry out specific activities outside of the above working hours, 

agreement to out-of-hours working would be sought in advance from NCC. In particular, these 

may involve highway works, service diversions, delivery and offloading of abnormal loads. 

Site Security 

6.49. Hoardings would be erected around areas of the Site under construction and gates would be 

manned to prevent unauthorised access. Prior to the commencement of works, security 

measures would be reviewed with NCC and the Police in order that an appropriate provision of 

security is maintained. All access and egress points would be controlled by security personnel. A 

24 hour security presence would be operated at the Site if necessary. 

Waste Management and Materials Storage 

6.50. A Site Waste Management Plan (SWMP) would be developed by the appointed Principal 

Contractor in accordance with current legislation 1 and best practice guidance, for example, from 

the Department for Trade and Industry 2 and WRAP 3 . The SWMP would contain details of the 

procedure for assessment, separation and storage of waste materials for re-use, recycling or 

disposal. 

6.51. Waste materials would be generated during all stages of the construction works with major 

sources including: 

• Geotechnically and / or chemically unsuitable soils (Ref: Chapter 11: Ground Conditions and 

Contamination); 

• Demolition waste (as outlined in Paragraph 6.44 above); 

• Excavated materials; 

• Packaging, for example, plastics, pallets, expanded foams etc; 

• Off cuts; and 

• Waste materials generated from inaccurate ordering, poor usage, badly stored materials, poor 

handling, spillage, etc. 

6.52. All relevant contractors would be required to investigate opportunities to minimise waste arisings 

at source and, where such waste generation is unavoidable, to maximise the recycling and reuse 

potential of construction materials. Recycling of materials would largely take place off-site, where 

noise and dust are less likely to result in impacts to the occupants of surrounding properties. 

6.53. An active waste minimisation programme would be implemented during each phase of the works. 

The opportunity to use site won materials with suitable engineering properties for other 

construction projects within the surrounding area would be investigated, subject to compliance 

with relevant regulations and legislation. 

6.54. The destination of all waste or other materials removed from Site would be notified by the 

Contractor / Construction Manager for approval (via consultation with the Authorities). Loads 



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would only be deposited at authorised waste treatment and disposal sites. Deposition would be in 

accordance with the requirements of current waste management legislation 4,5,6,7,8,9 . 

6.55. To evidence the correct depositing of excavated material and to prevent the occurrence of flytipping, 

a docket system would be used. The Contractor / Sub-contractor would operate a 

sequentially numbered docket system, to confirm that each load is received at the approved 

disposal site. In line with legal requirements, copies of the dockets would be provided to the 

nominated manager, and would be available for inspection at the Site. In addition, direct routes 

via motorways/main roads to designated tips would be agreed with the sub contractors. 

6.56. No burning of construction waste would be permitted. 

6.57. In addition to the usual waste associated with a normal construction project, it is also likely that 

there would be some contaminated soils requiring removal from the Site as discussed in Chapter 

11: Ground Conditions and Contamination. 

6.58. The EMP would also require contractors to store materials appropriately to minimise the risk of 

damage by weather, vehicles or vandals. Use of a ‘just in time’ approach would be recommended 

for deliveries of material to avoid over-ordering and the need for long term storage on-site. 

Supplier take-back schemes would also be used where feasible. 

Liaison with Neighbours and Newport City Council 

6.59. The Principal Contractor or the Construction Manager would be required to undertake the 

following: 

• Establish a dedicated point of contact and responsibility to deal with issues as they arise. This 

would be a named representative; 

• Undertake regular dialogue with NCC and the local community; 

• Log complaints and respond to them in a timely manner. The required actions would be 

different in each specific case, and may involve applying additional controls; and 

• Notify NCC and neighbours, where appropriate, in advance of unusual activities or events that 

can be anticipated. The relevant activities would be determined by agreement wherever 

possible with NCC, once the detailed programme of construction is defined and would include: 

- Commencement of construction in certain areas; 

- Necessary night time, weekend or evening working of a type which may affect properties; 

- Road or footpath closures/diversions and movements of wide loads; 

- Actions requiring monitoring by NCC; and 

- Work on roads affecting land used by others. 



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References 

1 HMSO, 2008, ‘Site Waste Management Plans Regulations 2008’. TSO, London. 

2 Department of Trade and Industry (DTI), 2004. ‘Site Waste Management Plan - Guidance for 

Construction Contractors and Clients: Voluntary Code of Practice’, DTI, London 

3 http://nwtool.wrap.org.uk/ToolHome.aspx 

4 HMSO, 1994, ‘Construction (Design and Management) Regulations 1994’. TSO London. 

5 HMSO, 1991, ‘Statutory Instrument 1991 No. 2839, The Environmental Protection (Duty of Care) 

Regulations 1991’. TSO, London. 

6 HMSO, 1992, ‘Statutory Instrument 1992 No. 588, The Controlled Waste Regulations 1992’. TSO, 

London. 

7 HMSO, 2002, ‘Statutory Instrument 2000 No. 1559, The Landfill (England and Wales) Regulations 2002’. 

TSO, London. 

8 HMSO, 2005, ‘Statutory Instrument 2005, No. 895, The List of Wastes (England) Regulations 2005’. 

TSO, London. 

9 HMSO, 2005, ‘Statutory Instrument 2005 No. 894, The Hazardous Waste (England and Wales) 

Regulations 2005’. TSO, London. 



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7. Socio-Economics 

Introduction 

7.1. This Chapter assesses the likely socio-economic impacts and effects of the Development. In 

particular it considers the potential effects of the Development on regeneration, employment, 

population, local spending and local services. 

7.2. The Chapter describes the planning policy context, the methods used to assess the impacts and 

the baseline conditions currently existing at the site. Potential effects of the development are 

discussed, together with mitigation measures. This Chapter has been prepared by G L Hearn. 


National Planning Policy 

7.3. National planning policy in Wales is set out in the Welsh Assembly’s document Planning Policy 

Wales (PPW) Edition 4 (2011) 1 . This document is supported by a series of Technical Advice Notes 

(TANs) which detail guidelines across specific planning areas. 

7.4. The document sets out a series of key Assembly Government objectives in a range of planning 

areas including sustainability, the economy and retailing in town centres, all of which are of 

relevance to the Development. 

7.5. Amongst the key policy objectives in the PPW, policies and proposals should: 

• Locate developments so as to minimise the demand for travel, especially by private car; 

• Promote access to employment, shopping, education, health, community, leisure and sports 

facilities and open and green space, maximising opportunities for community development and 

social welfare; 

• Foster improvements to transport facilities and services which maintain or improve accessibility 

to services and facilities, secure employment, economic and environmental objectives and 

improve safety and amenity; 

• Promote quality, lasting, environmentally-sound and flexible employment opportunities. 

7.6. In the context of ‘supporting the economy’, a priority is to enhance economic success of urban 

areas and support development within or adjoining the main urban areas. 

7.7. In the context of ‘planning for retailing and town centres’, the following are key principles: 

• Securing accessible, efficient, competitive and innovative retail provision; 

• Promoting established town centres as the most appropriate locations for retailing, leisure and 

other complimentary functions; 

• Enhancing vitality and attractiveness and viability of town centres; and 

• Promoting access to these centres by public transport, walking and cycling. 

Economic Renewal: a new direction – July 2010 

7.8. Economic Renewal 2 sets out the Welsh Assembly’s strategy for economic development in Wales. 

The Strategy identifies key priorities which include the following: 

• Investing in high quality and sustainable infrastructure; 

• Making Wales a more attractive place to do business; 


Chapter 7: Socio-Economics - Page 1 

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• Broadening and deepening the skills base; and 

• Encouraging innovation. 

Regional Planning Policy 

Strategic Planning Guidance for South East Wales – January 2000 

7.9. Strategic Planning Guidance for South East Wales 3 is produced by the South East Wales Strategic 

Planning Group. There are no planning regions in Wales but the Welsh Assembly Government 

advises that planning authorities may wish to form voluntary alliances in order to align policy. The 

South East Wales group constitutes 11 authorities across the region, including Newport. 

7.10. The Guidance sets out a series of recommendations in areas including: 

Retail Development 

7.11. Recommendation R2 – States that development plans should define the retail hierarchy of 

shopping centres in order to identify protect and enhance existing shopping centres. 

Urban Regeneration 

7.12. Recommendation UR4 – Emphasises the importance of the use of brownfield sites as a key 

component of local regeneration strategies. 

Five Counties Regeneration Framework: Final Report 2002 

7.13. The Five Counties Regeneration Framework 4 covers Blaenau Gwent, Caerphilly, Monmouthshire, 

Torfaen and Newport councils. The Framework outlines a vision for 2011: “The Five Counties: 

Smart, Successful and Well-connected” 

7.14. The Framework describes two possible scenarios for Newport. The first details the likely situation if 

regeneration in the area does not occur. The focus of this is the lack of replacement for loss of 

employment in traditional industries, including metal manufacturing and the report envisages a 

failed City centre with few fashion retailers remaining. 

7.15. The preferred scenario is where regeneration ensures that Newport is a major office and retail 

location with a wide range of employment opportunities. 

7.16. The Framework then identifies four Regeneration Principles: 

1. Create a sustainable knowledge-based economy; 

2. Establish an integrated and well-connected sub-region; 

3. Build a lifelong learning culture; and 

4. Re-establish our towns as centres of economic activity. 

7.17. The regeneration of the centre of Newport is cited as being central to achieving Principle 4 above. 

The report describes Newport as not “punching its weight” as a shopping centre. The Framework 

is proposing that “Newport centre becomes a much stronger retailing and office centre”. 

7.18. The Framework also sets out components for creating strong communities including accelerating 

the regeneration of the Town Centres. 




Local Planning Policy 

Newport City Council Unitary Development Plan (UDP) 1996-2011 (Adopted May 2006) 

7.19. The plan 5 sets out a series of objectives across areas including employment and regeneration. 

7.20. One of the Council’s aims is to ensure that there is an adequate supply of land to meet the 

employment needs of the population. In addition the Council includes amongst its objectives the 

promotion of regeneration opportunities in inner urban areas. Specific policies of relevance are 

described below. 

7.21. Policy SP17 – Urban Regeneration. The council would favour proposals which assist the 

regeneration of the urban area and contribute to the vitality, viability and quality of the environment 

of the city centre. 

7.22. Policy CE30 – Regeneration. The Policy states that urban regeneration schemes would be 

encouraged including those that would result in the reuse of vacant and derelict land and buildings. 

7.23. Policy ED4 – Economic Development. The Policy states that in Newport city centre, outside areas 

identified as primary shopping frontage appropriate redevelopment would be favoured for 

employment, tourism, leisure or a mix of uses which would complement the retailing function and 

enhance regeneration opportunities. In reasoned justification the UDP states that large scale 

leisure related developments such as multiplex cinemas would be acceptable at appropriate city 

centre locations. It is important, however, that any leisure uses in particular are compatible with 

criteria listed in Policies R4 and R5 which deal with the presence of non-retail uses within shopping 

areas. 

7.24. Policy SP18 – Retailing. The Policy states that proposals in or adjoining the city centre would be 

permitted where they enhance the retail function and are of an appropriate scale. A key objective 

of the Plan is to maintain and strengthen the vitality, functioning and attractiveness of Newport city 

centre as a major regional shopping destination. 

7.25. Policy R1 – Retailing. The Policy favours redevelopment schemes involving enhanced provision of 

retail facilities within the city centre shopping area provided that the scale, design and layout of the 

proposals are compatible with the overall function of the centre and the visual environment. In 

reasoned justification to the policy, paragraph 6.7 states that...”A major city centre retail scheme is 

being promoted in the John Frost Square area to provide a department store, other retail units, new 

car parking and related facilities. This would be a significant element of the strategy to enhance 

the city centre, which would be carried forward in the city centre Masterplan”. 

7.26. Policy CF12 – Leisure. The Policy sets out criteria for the consideration of new leisure 

developments. These include that where an indoor use is proposed, the site should be located 

within the defined urban area, and should preferably be supportive of urban regeneration 

intentions. 

Preferred Strategy - Newport Local Development Plan 2011 – 2026 

7.27. Newport City Council consulted during 2010 on the Preferred Strategy for the Newport Local 

Development Plan 6 . The draft Plan is yet to be adopted but is scheduled to replace the UDP in 

2013. The draft Plan’s vision is as follows: 




“As a gateway to Wales, Newport will be a centre of regeneration that celebrates its culture and 

heritage, while being a focus for diverse economic growth that will strengthen its contribution to 

the region. It will be a place that people recognise as a lively, dynamic, growing city, with 

communities living in harmony in a unique natural environment.” 

The draft Plan states that regeneration is the key means of achieving sustainable development in 

terms of environmental, social and economic aspects. The reuse of resources and in particular 

land, buildings, physical and social infrastructure is an aspiration and ‘Sustainable Use of Land’ is 

Objective 1 in the draft Plan. 

Economic Growth is Objective 3 and it seeks “To enable a diverse economy that meets the needs 

of the people of Newport and those of the wider South East Wales economic regions.” In particular 

the strategy seeks to maintain Newport’s role as major economic hub in the region, providing 

employment and adding value. Inner urban sites would be a focus. 

Newport Unlimited – Urban Regeneration Company (URC) 

7.28. Newport Unlimited is the urban regeneration company for the city, founded by the Welsh Assembly, 

Welsh Development Agency and Newport City Council. The URC aims to encourage economic 

development in Newport through regeneration, and has the aim of re-establishing Newport’s role in 

regional economic growth. 

7.29. A series of masterplans have been produced by the URC, including one for central Newport – ‘The 

‘Newport 2020: Unlimited Vision’ Central Area Master Plan 7 ’. Described as a “once in a generation 

opportunity for the city to create a better quality of life for its residents”, the Masterplan constitutes 

several ‘Priority Areas’ including the city centre commercial core. The Masterplan supports the aim 

of having an anchor store and improved retail around John Frost Square and in addition, mixed use 

development including housing and leisure uses. 

Newport Regeneration Programme – Final Report – February 2002 

7.30. This document is similar to the Five Counties Regeneration Framework identified above, but with a 

specific focus on Newport. 

7.31. The Programme 8 identifies six ‘Regeneration Principles’ to guide collaboration between the 

Council, the Welsh Development Agency and Education and Learning Wales (ELWa). These are 

to: 

• Create a more diversified economic base; 

• Reinforce Newport as an economic engine; 

• Establish the town centre as an attractive retail and business location – an urban renaissance; 

• Establish Newport as a centre for logistics; and 

• Ensure that all share in Newport’s prosperity. 

Newport Economic Development Strategy 2008-2011 

7.32. This report 9 establishes Newport City Council’s three year economic development strategy to 

coincide with end of the Unitary Development Plan in 2011. 

7.33. The Strategy outlines a series of key actions which include: bringing forward key development 

sites; delivering key regeneration projects across the city; and, tackling economic inactivity. 




Newport City Centre Masterplan – draft Supplementary Planning Guidance (SPG) July 2004 

7.34. The city centre Masterplan 10 sets out a development framework for the central area including 

policies for creating a more vibrant and liveable city centre. The document places an emphasis on 

mixed use development and “infill in an expanded city centre”. 

7.35. Proposals include allocating large sites for department stores and larger unit size shops to achieve 

“a wider variety of retailing”. In addition, mixed use in the centre is encouraged, with apartments 

over shops bringing new population to the centre. Improving connectivity and the quality of open 

space is also emphasised. 

Newport’s Community Strategy 2010 - 2020 – Feeling good about Newport 

7.36. The Strategy 11 sets out the Local Service Board’s vision over the next 10 years. 

7.37. The Strategy’s priority outcomes for a prosperous and thriving city are as follows: 

• Newport has a prosperous and thriving economy; 

• More people in Newport participate in the local economy; 

• Newport reduces its carbon emissions and resource consumption; and 

• Newport is a distinctive and vibrant place. 

7.38. The Strategy’s priority outcomes for a better quality of life are as follows: 

• People in Newport are healthy and thriving; 

• Children in Newport have the best start in life; 

• Children and young people in Newport succeed in school or work; and 

• Adults in Newport are successful and realise their potential. 

7.39. Priority outcomes for vibrant and safe communities are: 

• People in Newport live in a safe and inclusive community; 

• People in Newport live in a clean and pleasant environment; 

• People in Newport experience diverse wildlife, countryside and open spaces; and 

• People in Newport are involved in community life and local decision making. 


Assessment Methodology 

7.40. The baseline analysis reviews the socio-economic conditions at the Site and in the surrounding 

area. It uses accepted Government data sources (Census of Population, Labour Force Survey, 

NOMIS) and reviews current uses on the Site. 

7.41. The site is in Stow Hill ward, in the centre of Newport between the river and the main shopping 

district, bordered by a mix of uses including retail, office, and parking. 

7.42. For the purposes of assessing the existing socio-economic conditions in the area, data has been 

compared for four geographical areas: 

• Stow Hill (the ward in which the development is located); 

• Newport; 




• The Five Counties area (Blaenau Gwent, Caerphilly, Monmouthshire, Torfaen and Newport); 

and 

• England and Wales. 

7.43. Construction impacts have been assessed using ratios of construction employment to output, 

assuming an average output per employee of £110,660 based on average turnover per 

construction sector employee in 2008. There is a convention that 10 temporary construction jobs 

are equivalent to 1 Full Time Equivalent (FTE) job. An additional multiplier of 1.25 is applied to the 

FTE construction employment to provide an estimate of indirect/induced jobs that could be 

supported in the local area or as supply chain linkages within the region as a result of such 

construction related expenditure. 

7.44. Employment densities for commercial floor space developed by the Homes and Communities 

Agency 12 of 19 sq m per retail (17 sq m for food store) and 18 sq m per restaurant job (based on Net 

Internal Area (NIA)) and 90 sq m per cinema job (based on Gross Internal Area (GIA)). 

7.45. Expenditure from workers in the new development has been estimated at £6 per day based on 

YouGov 13 and based on 236 working days per year. 

7.46. As no residential development is proposed the impact upon housing, population, education and 

healthcare is considered negligible and is therefore not considered in this assessment. 

Significance Criteria 

7.47. There are no technical significance criteria relating to socio-economic impacts. The significance of 

socio-economic impacts is therefore considered in the context of their overall impact on the 

immediate surroundings and the wider neighbourhood in the context of policy guidance and 

baseline conditions. 

7.48. Significance has been assessed as substantial, moderate, or not significant, and as either positive 

or negative in its impact. In terms of spatial scope, impacts are considered at the local (ward), 

district (Newport) and regional (five counties) levels. 


Education and Economic Activity 

7.49. Across Newport, 74.2% of the population were economically active in 2010-11 14 , which is above 

the average for the Five Counties (72.2%) and Wales (72.5%) although below average for England 

and Wales (76.1%). The employment rate (as a proportion of the population aged 16-64) is 66.5%. 

7.50. Economic inactivity has increased over the last five years, by 1.1 percentage points in Newport, to 

25.8% of the population aged 16-64 in 2010-11. This is greater than the increase across Wales 

and England and Wales, although slightly more moderate than across the Five Counties. This is 

likely to have been influenced by macro-economic trends. 

7.51. Over this period unemployment has also grown. Unemployment in Newport in 2010-11 at 10.4% of 

the population aged 16-64 is above the national average (for both Wales at 8.6% and England and 

Wales at 7.7%), as well as the average for the Five Counties (9.4%). It has increased more 

strongly than has been the case nationally over the last four years, as Figure 7.2 indicates. 

7.52. Job Seekers Allowance (JSA) Claimants are a subset of overall unemployment. The JSA Claimant 

Count in Stow Hill ward in October 2011 was 8.6% (as a proportion of the population aged 16-64). 

This was the 3 rd highest of the 20 wards in Newport, and significantly above wider averages of 




5.3% for Newport as a whole, and 4.0% across Wales. There is an evident strong concentration of 

unemployment in central Newport. 

7.53. Figure 7.3 profiles the occupations of those claiming Job Seekers Allowance across Newport (and 

compares this to Wales as a whole). There were 1,210 unemployed claimants seeking jobs in 

sales and customer service occupations, 1515 in elementary occupations and 345 in skilled trades 

in October 2011. 

7.54. Considering the overall occupational profile of Newport residents in employment in the Annual 

Population Survey, relative to Five Counties there are a high level of people employed in 

managerial and professional occupations and administrative and secretarial occupations. 

Local Deprivation 

7.55. The Welsh Index of Multiple Deprivation (IMD) 2011 was published by the Assembly Government 

this year. This index aggregates a wide range of data sources to compile an index showing the 

relative deprivation of an area. Stow Hill 3, the Lower-Level Super Output Area (LSOA) which 

includes the site is identified in Figure 7.4 and the findings of the latest IMD for Stow Hill 3 are 

shown in Figure 7.5. Deprivation is benchmarked relative to other LSOAs across Wales. 

7.56. The local area which includes the development site falls within the most deprived 15% of areas in 

Wales. Deprivation is particularly severe in regard to the physical environment (within the 5% most 

deprived areas), and employment (10% most deprived areas). In contrast the area demonstrates 

good access to services. 


Demolition and Construction 

7.57. The Site clearance and demolition would result in the temporary loss of local spending, existing 

jobs on site and local retail convenience. These effects would have temporary local effect of 

moderate adverse significance with negligible effects at district and regional levels. 

7.58. The construction phase has the potential to generate significant levels of employment. Using 

typical figures for the gross output per employee for the construction sector (£110.660 as noted in 

the methodology section of this Chapter) and estimated construction costs (£90m), the 

Development could be expected to create 814 person years of employment. By convention, a 

permanent full time equivalent (FTE) job is equated to 10 person years of employment which gives 

an overall figure of around 81.4 permanent FTE jobs from construction. This is likely to translate 

into a significantly higher headcount on-site over the duration of the construction period, with 

different levels and types of employment depending on the stage of the development programme. 

7.59. Additionally the construction related expenditure on the site is likely to generate indirect/induced 

jobs in the local area. We calculate this by applying a multiplier of 1.25 to the construction phase 

FTE figure, thus generating an estimate of indirect/induced jobs 20 FTE. The effect of construction 

phase employment would be a short term moderate beneficial effect at local and district level 

and negligible effect at regional level. 

Completed Development 

7.60. Based on standard floorspace per job ratios as set out by the Homes and Communities Agency 

(HCA), Table 7.1 below shows the estimated employment created through commercial end uses in 

the development proposal. The total number of FTE jobs generated by the proposal is estimated to 




e 1,342. It is likely that many of these FTE jobs would be available as part time positions (i.e. 

where a number of part time posts add up to one FTE) which means the total number of people 

employed could be significantly higher. 

7.61. Due to the nature of the retail and leisure sectors which often operate into the evening and over 

weekends, the types of jobs opportunities available would include flexible and part time working 

patterns that are often attractive to parents or students seeking flexible employment hours. 

Table 7.1: Job Creation 

Land Use 

Maximum Floorspace 

sq m 

Foorspace/Job ratio 

(sq m ) 

Jobs (approximate) 

Retail 20,177 NIA 19 1,062 

Foodstore 1,255 NIA 17 74 

Restaurant & Pub 3,052 NIA 18 169.5 

Cinema 2,320 GIA 90 14.5 

Management* n/a n/a 22 

Total 1,342 

*Management element is the management suite and includes employment of management, security and cleaning staff. 

Overall employment generation 

7.62. The total number of gross jobs (FTE) created by the construction phase and completed 

development could be expected to be up to a maximum of 1,423.4. 

7.63. It should be noted that the existing bus station operations are being reprovided, however, the bus 

station would continue to operate during the construction phase (when rescheduled) and when 

opened the new bus station would be significantly larger than existing and could generate 

additional jobs in the future should services increase. 

7.64. The Development would provide employment opportunities which are significantly lacking in the 

Stow Hill ward as set out in the IMD findings which indicated that this area is within the worst 10% 

of areas in Wales for employment. 

7.65. There would be opportunities to recruit local people in such construction related jobs and typically 

these would be recruited from the ‘elementary’ skills sector which is identified as the sector 

attracting the highest volume of JSA claimants in Newport. 

7.66. The retail and service sector jobs that would be created specifically address a need that is 

identified in JSA claimant figures for Newport where ‘Sales and Customer Service’ is the second 

highest claimant sector at more than 25%. 

Displacement 

7.67. The construction of the development would require the replacement of existing commercial 

floorspace, which would displace some existing jobs. It should be noted that these jobs are not 

necessarily lost to the economy as some would relocate elsewhere in the city. Displacement is 

estimated in Table 7.2. 




Table 7.2: Job Displacement (existing floorspace to be replaced) 

Displaced Floorspace Floorspace/Job ratio Displaced Jobs 

A1 Retail 3,884 NIA 19 204.5 

A2 Financial Services 400 NIA 16 21 

Restaurant & Pub 134.6 NIA 18 7 

Total 232.5 

7.68. Taking into account the displacement, the development can be expected to create a net additional 

1,109 FTE jobs. 

7.69. Construction employment is relatively mobile and it is not particularly meaningful to consider its 

impact at a local level in terms of displacement. Overall the employment impact of the construction 

phase would be positive and negligible at the district and regional levels. 

7.70. The employment effect of the development would bring a net increase in jobs and is therefore 

considered to be a long term, local and district effect of substantial beneficial significance and 

moderate beneficial significance at regional level. 

Expenditure 

7.71. The increase in employment is likely to result in a significant increase in expenditure in the local 

area. A YouGov Survey in 2005 estimated that workers spend an average of £6 per day on food 

and drink. Based on 1,109 jobs, this equates to additional expenditure of £1,570,344 per annum 

within the local economy. Long term effect of substantial beneficial significance at local and 

district level and negligible significance at regional level. 

Broader Regeneration Impacts 

7.72. The Policy Review section of this Chapter makes clear that a key objective of local policy is to use 

the revitalisation of the city centre as a focus for the regeneration of Newport. This scheme is a 

key component of the city centre’s improvement and has significant broader impacts beyond the 

direct employment benefits. 

7.73. The application meets many of the policy objectives set out above, including providing a site for a 

department store and a wider variety of retailing in a high quality, accessible and attractive setting. 

This would improve retail choice and help increase footfall and general vitality within the local area 

and the town centre more widely. 

7.74. The development also includes a new cinema which brings a new leisure activity which is currently 

lacking within Newport city centre. This contributes towards the objectives of bringing people to 

live in the city centre and supporting the leisure and tourism offer of Newport. 

7.75. A Retail Assessment (Appendix 7.1) has been provided to support the planning application and this 

confirms that the Development can be expected to substantially raise the vitality, attractiveness and 

viability of the city centre, as well as drawing pedestrians through John Frost Square and linking 

the rest of the city centre with the riverside walk and arts centre. The mix of uses including retail, 

cinema and restaurants, should encourage greater pedestrian activity throughout the day and 

evening, improving perceptions of personal safety. 

7.76. This broader regenerative impact is more difficult to quantify (other than the direct employment 

benefits). The existing Site is partially vacant and derelict. The Site’s reuse would improve the 

attractiveness and prosperity of the area and contribute towards policy objectives for the reuse of 

vacant sites and premises. It is considered that the development can be expected to have a Long 




term, local and district effect of substantial beneficial significance and moderate beneficial 

significance at regional level. 

Mitigation 


7.77. The Site clearance and demolition would result in a temporary loss of local spending and 

temporary loss of local retail convenience. This would be mitigated for by the new and improved 

offer of significantly enhanced retail provision. 

7.78. The temporary construction phase employment would have Short term moderate beneficial effect 

at local and district level and negligible effect at regional level. 


7.79. Employment benefits would result in a net increase in employment provision. No mitigation is 

required. It has been demonstrated that employment opportunities correlated with the most 

popular employment sectors in JSA claimants and therefore local labour should benefit from such 

opportunities. All of the effects of the completed development are beneficial and require no 

mitigation. 



7.80. The site clearance and demolition would result in the displacement of existing jobs and a temporary 

loss of local spending and temporary loss of local retail convenience. This would be mitigated for 

by expenditure from construction workers and in future by the new and improved offer of 

significantly enhanced retail provision. These effects have a negligible residual effect. 

7.81. The construction phase employment is a short term moderate beneficial effect at local and district 

level and negligible effect at regional level. 


7.82. In socio-economic terms the Development is in line with policy. It would provide a net increase in 

employment that would be long term, local and district effect of substantial beneficial 

significance and moderate beneficial significance at regional level. 

7.83. Additional expenditure from employees of the scheme would be a long term effect of substantial 

beneficial significance at local and district level and negligible significance at regional level. 

7.84. Regenerative effects would be beneficial and include significantly improving the retail and leisure 

offer; and, contributing towards the regeneration of the town centre and Newport as a whole. 

Overall the regenerative impact of the scheme is expected to be a long term substantial 

beneficial effect at local and district levels and a moderate beneficial effect at regional level. 




Summary and Conclusion 

Table 7.3 Summary of Potential and Residual Effects 

Description of Effect Potential Effect Mitigation Residual Effect 


Loss of existing retail 

space and displacement 

of employment. 

Loss of local spend. 

Direct and indirect 

construction 

employment 


Employment 

opportunities 

Expenditure 

Regeneration 

Temporary local effect 

of moderate adverse 

significance with 

negligible effects at 

district and regional 

levels. 






levels. 

Short term moderate 

beneficial effect at 

local and district level 

and negligible effect at 

regional level. 

Long term, local and 

district effect of 

substantial beneficial 

significance and 

moderate beneficial 

significance at regional 

level. 

Long term effect of 


significance at local 

and district level and 

negligible significance 

at regional level. 






significance at 


More retail space to be 

provided in new 

development in medium 

term. 

Construction spend 

would mitigate no 

further mitigation 

required. 

None required. 

None required 

None required 

None required 



Negligible effect at all 

levels in medium to 

long term. 

Short term effect 

negligible at local, 


levels. 


beneficial effect at 

local and district level 

and negligible effect at 













negligible 











References 

1 

Planning Policy Wales (PPW) Editon 4, Welsh Assembly (2011) 

2 

Economic Renewal: a new direction, Welsh Assembly (July 2010) 

3 

Strategic Planning Guidance for South east Wales, South East Wales Strategic Planning Group (January 2010) 

4 

Five Counties Regeneration Framework Final Report, The Five Counties (2002) 

5 

Newport City Council Unitary Development Plan (UDO) 1996-2011, Newport City Council (Adopted May 2006) 

6 

Preferred Strategy – Newport Local Development Plan 2011 – 2026, Newport City Council (Draft 2010) 

7 

The ‘Newport 2020: Unlimited Vision’ Central Area Master Plan, Newport Unlimited (2000) 

8 

Newport Economic Development Strategy 2008 – 2011, Newport City Council (2008) 

9 

Newport City Centre Masterplan – draft Supplementary Planning Guidance (SPG), Newport City Council (July 2004) 

10 

Newport’s Community Strategy 2010 – 2020 – Feeling good about Newport, Newport City Council (2010) 

11 Ward Population Estimates, ONS, Mid 2010 

12 Employment Densities Guide, 2 nd Edition, Homes & Communities Agency, 2010 

13 YouGov Survey (2005) 

14 Annual Population Survey April 2010, ONS, March 2011 




8. Transportation and Access 

Introduction 

8.1. This Chapter, which was written by Ove Arup and Partners Ltd, provides an assessment of the 

likely significant transport and access related effects of the Development. 

8.2. The Chapter describes the baseline transport conditions within and in the vicinity of the Site, the 

assessment methodology used to forecast the trip generation and the potential direct and indirect 

effects of the Development on all transport modes. Changes to highway traffic volumes, flows and 

capacity, and the effects on public transport accessibility and capacity are addressed, together with 

consideration of the temporary effects arising from demolition and construction activities. Any 

mitigation measures required to prevent or reduce any adverse effects arising from the 

Development are also discussed, as are the likely resultant residual effects. 

8.3. This Chapter summarises the results of the Transport Assessment (TA) for the Development which 

is provided as Technical Appendix 8.1 (Volume 3b) of this Environmental Statement. 


8.4. This section outlines the national, regional and local transport policy context within which the 

Development must be assessed. 


Planning Policy Wales: Edition 4 (February 2011) 

8.5. Planning Policy Wales (PPW) 1 sets out the land use planning policies of the Welsh Government. It 

is supplemented by a series of Technical Advice Notes (TANs). 

8.6. Chapter 8 (‘Transport’) of PPW identifies choice in transport and secure accessibility as important 

in supporting sustainable development and tackling the causes of climate change. The application 

of a transport hierarchy that prioritises the needs of pedestrians, cyclists and public transport users’ 

forms part of an integrated approach to land use planning that can assist in achieving a range of 

key transport objectives. These include the following: 

• reducing the need to travel, especially by private car, by locating development where there is 

good access by public transport, walking and cycling; 

• locating development near other related uses to encourage multi-purpose trips and reduce the 

length of journeys; 

• improving accessibility by walking, cycling and public transport; 

• ensuring that transport is accessible to all, taking into account the needs of disabled and other 

less mobile people; 

• promoting walking and cycling; 

• supporting the provision of high quality public transport; 

• supporting traffic management measures; 

• supporting necessary infrastructure improvements; and 

• ensuring that, as far as possible, transport infrastructure does not contribute to land take, urban 

sprawl or neighbourhood severance. 


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8.7. Chapter 10 (Planning for Retail and Town Centres) highlights how there is a need for good access 

to town centres for walkers, cyclists and public transport. A choice of transport opportunities, 

coupled with the co-location of retail and other services, can provide the greatest benefit to 

communities. The needs of people with limited mobility and delivery vehicles should also be 

catered for. Access by car and short-term parking is recognised as important in competing with 

existing out of centre locations. 

Technical Advice Note 18: Transport (March 2007) 

8.8. TAN 18 2 elaborates on the relationship between land use planning and transport infrastructure by 

outlining a range of key accessibility principles that should inform future patterns of development. 

The need for major trip-generating development to be situated in central locations close to public 

transport interchanges is seen as key to reducing car dependency and promoting social inclusion. 

8.9. The following principles are cited as critical in achieving wider sustainable development objectives: 

• promoting resource and travel efficient settlement patterns; 

• ensuring new development is located where there is, or will be, good access by public transport, 

walking and cycling, thereby minimising the need for travel and fostering social inclusion; 

• managing parking provision; 

• ensuring that new development and major alterations to existing developments include 

appropriate provision for pedestrians (including those with special access and mobility 

requirements), cycling, public transport, and traffic management and parking / servicing; 

• encouraging the location of development near other related uses to encourage multi-purpose 

trips; 

• promoting cycling and walking; 

• supporting the provision of high quality, inclusive public transport; 

• encouraging good quality design of streets that provide a safe public realm and a distinct sense 

of place; and 

• ensuring that transport infrastructure or service improvements necessary to serve new 

development allow existing transport networks to continue to perform their identified functions. 

8.10. TAN 18 also highlights how concentrating development around existing or new transport 

interchanges can provide a focus for accessible and sustainable development. 

8.11. TAs should be secured for developments that generate significant levels of movement or are likely 

to have a significant effect on patterns of movement. The proposed scale of development at Friars 

Walk exceeds the specified thresholds denoting when a TA is required. 

Wales Spatial Plan (July 2008 Update) 

8.12. The 2008 update to the Wales Spatial Plan (WSP) 3 sets out the planning agenda at a spatial level. 

There are five guiding themes which underpin the national vision: 

• building sustainable communities; 

• promoting a sustainable economy; 

• valuing our environment; 

• achieving sustainable accessibility; and 

• respecting distinctiveness. 





8.13. For the South East Wales – Capital Region, a level of connectivity that aids the movement of goods 

and people, and encourages sustainable transport choices, is identified as a measure of future 

success. Newport forms one of the key regional settlements, where regeneration through high 

quality development is expected to befit its role within the capital region. Among the key supporting 

priorities are to reduce traffic congestion and develop effective public transport. 

National Transport Plan (July 2009) 

8.14. The National Transport Plan (NTP) 4 provides a basis for taking forward the delivery of the 

integrated transport strategy proposed with the Wales Transport Strategy. The NTP includes a 

number of aims that are intended to maximise the benefits associated with improving transport. 

Those relevant to the east-west corridor in South Wales include the following: 

• continuing to develop the most appropriate, and sustainable, solutions to transport issues in 

South East Wales; and 

• improving reliability, journey time and safety along the east-west road corridor. 

Wales Transport Strategy: One Wales – Connecting the Nation (April 2008) 

8.15. In informing the strategic priorities of the NTP, the Wales Transport Strategy 5 identifies a range of 

outcomes that should be achieved over the longer term. These include the need for improved 

connectivity and reliability across networks. The following key principles are identified as critical to 

the future transport policy agenda: 

• achieving a more effective and efficient transport system; 

• achieving greater use of the more sustainable and healthy forms of travel; 

• minimising demands on the transport system; and 

• reducing the effect of transport on greenhouse gas emissions. 

8.16. Among the range of intended strategy outcomes is improved access to shopping and leisure 

facilities, which is highlighted as requiring good quality public transport. 

Regional Planning Policy 

Regional Transport Plan (March 2010) 

8.17. The Regional Transport Plan (RTP) 6 , prepared by the South East Wales Transport Alliance 

(SEWTA), provides the regional framework from which to deliver the objectives of the WSP and 

NTP. 

8.18. It is founded on a vision framed around the following key priorities: 

• develop the economy, through improving connectivity for business and freight, making transport 

more effective and efficient, providing access to employment, education, shopping and leisure, 

and by improving transport integration; 

• promote social inclusion and equality, by providing a transport system that is safe, accessible, 

and affordable to all sections of the community; and 

• protect the environment, by minimising transport emissions and consumption of resources and 

energy, by promoting walking, cycling, quality public transport, modal shift and minimising 

demand on the transport system. 

8.19. The strategy outlines the activities and interventions that would form part of a balanced approach to 

tackling the key priorities. Chapter 4: The Preferred Strategy identifies the role that new 





development is expected to play in improving transport networks. Planning policy PLP5 

encapsulates this as follows: 

“SEWTA supports the transport elements of regeneration and development programmes where 

they are to the benefit of RTP objectives, make provision for pedestrians, cyclists and public 

transport and do not adversely affect the operations of the highway network.” 

8.20. It is also notable that the RTP ‘Integration, Interchange and Information’ commitments include 

Policy IIP1 regarding public transport interchanges: 

“SEWTA supports further improvements and expansion of public transport interchanges and 

Park and Ride facilities.” 

8.21. Schemes identified for inclusion in future capital programmes include the following: 

• Newport Area Signalling Renewal Scheme (rail); 

• Newport City Centre Regeneration (public transport interchange proposals); and 

• Old Green remodelling. 


The Local Development Plan for Newport: Preferred Strategy (January 2010) 

8.22. The Local Development Plan (LDP) 7 , once formally adopted, will provide the development strategy 

and spatial policy framework for the County Borough over the period to 2026. 

8.23. Paragraph 2.113 highlights how “accessible, efficient, competitive and innovative retail provision is 

sought, together with promotion of access by public transport, walking and cycling”. 

8.24. These principles are reinforced in Policy SP1, which requires new development to make a positive 

contribution to sustainability by achieving the following: 

“ii) providing integrated transportation systems, as well as encouraging the co-location of housing 

and services, which together will minimise the overall need to travel, reduce car usage and 

encourage a model shift to more sustainable modes of transport.” 

8.25. Policy SP11 states that transport proposals will be supported where they achieve the following: 

“i) a co-ordinated pedestrian network, including schemes such as ‘Safe Routes in Communities’ 

ii) implementation of the cycling strategy 

vi) appropriate provision for public transport operation at the planning stage of new developments 

viii) facilities for public transport, walking and cycling in major new development.” 

Newport Unitary Development Plan (May 2006) 

8.26. The adopted Unitary Development Plan (UDP) 8 continues to form a statutory basis for planning 

decision making until such time that the new LDP comes into force. 

8.27. In Chapter 4 (Transport and Communication) the UDP is underpinned by the following objectives: 

• To maintain and improve accessibility for all sections of the community and for all modes of 

transport to and within Newport, consistent with its sub-regional role; 

• To support transport schemes which benefit the economy of the County Borough and the living 

standards of its people; 





• To minimise adverse effects of traffic and parking on people and the environment and to 

consider the mobility and access requirements of special needs groups; 

• To support and enhance public transport and non-car modes of transport, and to work towards 

the integration of all modes of transportation. 

8.28. These are reflected in Policy T7, which is geared towards ensuring the implications of development 

on transport can be suitably accommodated: 

“Developments that have an unacceptable adverse effect on the transportation system will not 

be permitted. Where objections can be overcome by improvements to the transport system, a 

contribution will be sought from the developer under statutory provisions.” 

8.29. Policy R2 highlights how improved retail facilities in the central shopping area will be supported 

subject to the following: 

“ii) free movement of pedestrians and operational requirements would not be unacceptably 

adversely affected.” 



8.30. The assessment methodology incorporates many of the established principles that were included in 

the original TA (dated March 2006) submitted in support of the approved Modus Corovest 

(Newport) Ltd planning application. It also reflects the agreed outcomes of discussions with 

Newport City Council as local highway authority. 

8.31. The following methodology was used to determine the baseline conditions on the local transport 

networks: 

• Traffic count surveys – Traffic counts were undertaken at each of the road junctions within the 

study area over a neutral period, 3rd and 5th November 2011, to ensure that the data collected 

typify network conditions. Each count covered the principal periods of travel demand on the 

network, namely 07:30 to 09:30 and 16:30 to 18:30 on a weekday and 11:30 to 13:30 on a 

Saturday; 

• Personal Injury Accident (PIA) Analysis – Personal Injury Accident (PIA) data for the period 

September 2006 to August 2011 was obtained for all of the junctions in the study area; 

• Desk study – a desktop study was undertaken to identify local facilities and current levels of 

public transport provision; 

• Site walkover – a site walkover was undertaken to qualitatively assess existing conditions for 

pedestrians, cyclists and public transport users. 

8.32. The proposed highway assessment methodology follows established practice in testing the 

capacity of the local signalised junctions through the use of LINSIG, a recognised junction 

modelling software package. 

8.33. A number of scenarios have been tested to provide a robust understanding of the effect of the 

Development on the operation of individual junctions. They include the following: 

• 2015 Base year: Existing Traffic + Background Growth; 

• 2015 Opening year: Existing Traffic + Background Growth + Proposed Development. 

8.34. Both scenarios have been modelled for the weekday AM peak (08:00 to 09:00), PM peak (17:00 to 

18:00) and Saturday peak (12:00 to 13:00) periods. 





8.35. In order to project background traffic flows to a forecast year, TEMPRO adjusted National Traffic 

model (NTM) 2009 growth values were used to factor the traffic count data to the 2015 opening 

year. 

8.36. The Development traffic projections were derived from reference to comparable sites in the 

industry recognised Trip Rate Information Computer System (TRICS) database. They were 

adjusted to take account of the following: 

• the traffic generation that could be associated with the existing Site land uses; 

• linked trips (multi-purpose trips to / from the Site that involve visits to other local attractions); 

• diverted trips (trips already on the network but not the road(s) from which Site access is taken 

that would divert from an existing route to access the Site); 

• transferred trips (trips already on the network, accessing similar existing Sites nearby, that 

would potentially transfer destination to the proposed Development Site); and 

• pass-by trips (trips already on the network directly adjacent to the point(s) of access to the Site, 

which would turn into the Site). 

8.37. The forecasted development traffic was assigned and distributed across the network in accordance 

with a two tiered approach. This assigns new and transferred trips in accordance with two-way 

flows on key strategic links and locally diverted trips, on the basis of demand for nearby City centre 

car parks and through movements on junctions immediately adjacent to the Site. 

8.38. The resulting traffic flows provided a basis for testing the operational capacities of the individual 

network junctions under each of the assessment scenarios. Operational effectiveness was 

determined according to the Practical Reserve Capacity (PRC), which provides an indication of 

how much spare capacity there is across the network, and the Degree of Saturation (DoS), which 

provides a measure of the efficiency of the network operation. A 90% DoS is generally considered 

to represent the practical limit. 

8.39. Full details of the trip generation and distribution methodologies are provided in Chapter 6 of the 

TA. Appendix 8.1 (Volume 3b). 


8.40. The following level of significance was afforded to differing DoS values: 

• Below 0.90 / 90%: Negligible; 

• Between 0.90 / 90% - 1.00 / 100%: Minor or moderate adverse; 

• Over 1.00 / 100%: Substantial adverse. 

8.41. Conditions for pedestrians, cyclists and public transport users were assessed on a qualitative basis 

in accordance with the following significance criteria: 

• Substantial adverse; 

• Moderate adverse; 

• Minor adverse; 

• Negligible; 

• Minor beneficial; 

• Moderate beneficial; and 

• Substantial beneficial. 






8.42. The traffic flows derived for the 2015 base scenario provide an understanding of the operational 

capacity at individual junctions prior to the addition of traffic associated with the Development. The 

results shown in Table 8.1 summarise the findings. 

Table 8.1: 2015 Base Junction Capacity Results 

Junction Arm 

AM 

DoS (%) 

PM Sat 

Mean Max Queue (PCU) 

AM PM Sat 

Granville 

Street / Usk 

Way 

Emlyn Street / 

Usk Way 

Kingsway U- 

Turn 

Old Green 

Interchange 

Usk Way North 84 54 64 18 4 9 

University Access 10 26 12 1 1 1 

Usk Way South 54 59 56 7 12 11 

Granville Street 22 40 32 3 5 4 

Usk Way North 61 29 41 5 5 5 

Emlyn Street 15 50 63 1 3 5 

Usk Way South 52 76 62 11 8 5 

Kingsway South 54 60 51 9 4 4 

Kingsway North 

(including U-turn) 

62 50 56 8 5 6 

Access 49 54 45 1 1 0 

Old Green 

southbound off-slip 


(from Heidenhiem 

Drive) 

Kingsway South (to 

Heidenhiem Drive) 

Old Green 

northbound on-slip 

Queensway 

approach 

Clarence Place 

approach 

Circulatory stopline 

60 38 48 4 4 4 

70 36 46 10 4 5 

28 46 39 0 1 1 

41 51 44 3 4 3 

61 59 59 3 3 2 

51 46 48 1 0 1 

57 56 52 5 4 4 

Harlequin approach 66 66 60 1 1 1 

8.43. It is evident that the network operates well below the 90% practical limit, with the northern Usk Way 

arm of the Usk Way / Granville Street junction the busiest at 84% during the weekday AM peak. 

Across all of the peak periods the DoS is generally below 70% on each of the junction arms, with 

relatively modest levels of queuing that would not interfere with the operation of other nearby 

junctions 

8.44. The analysis of road accident data identified that there have been a total of 32 accidents within the 

study area, with 27 being recorded as slight, 3 as serious and 2 fatalities. Over a third of the 

accidents occurred prior to 2008, therefore pre-dating the road improvements implemented on 

Kingsway. 





8.45. One of the fatalities, which occurred in 2007, resulted from a pedestrians being struck by a 

southbound vehicle when crossing Kingsway alongside the Site frontage. The other fatality 

occurred further to the south on Usk Way, and involved a pedestrian falling into the road and being 

struck by a passing northbound vehicle. 

8.46. A serious accident took place on Kingsway near to the Newport Centre when a pedestrian crossed 

the road and collided with a southbound vehicle. The other two serious accidents were at the Old 

Green Interchange and involved a vehicle losing control when exiting onto Town Bridge and a 

pedestrian being stuck when crossing the Town Bridge. 

8.47. The majority of the slight accidents are clustered around Old Green and have primarily been 

caused by rear shunts on the approaches to the roundabout. There is also a cluster of five slight 

accidents at the Usk Way / Granville Road junction, which were mostly the cause of collisions 

between turning vehicles. 

8.48. An assessment of the accessibility of the Site highlighted the following: 

• the Site is served by an extensive network of pedestrian routes, incorporating a designed 

pedestrian zone; 

• there are important pedestrian desire lines across the Site, which include the linkage between 

the Newport City footbridge and Llanarth Street, and access routes to the Bus Station; 

• the Site lies close to National Cycle Route 47 running alongside the River Usk; 

• the inclusion of the Bus Station ensures that there is access to a wide range of local, regional 

and national bus services; 

• the Site lies within a convenient walking distance of Newport railway station; and 

• the Site is immediately adjacent to the A4042 Kingsway / Usk Way corridor, which forms a main 

route of approach into central Newport and provides linkages to the M4 motorway. 



8.49. It is anticipated that the majority of the vehicular activity would occur outside the highway peak 

periods and would be reduced by the earthworks utilising Site-won material, rather than requiring 

deliveries by road. 

8.50. Heavy Goods Vehicles (HGV) associated with the proposed demolition and construction processes 

would be unlikely to present any capacity problems on the road network owing to the minimal trips 

per hour made by such vehicles. Accordingly, the effect on local communities and other road users 

is anticipated to result in a negligible effect. 


8.51. The TA primarily focusses on the effects of the additional Development traffic on the operation of 

the highway network. The 2015 opening year traffic flows provide an understanding of the 

operational capacity at individual junctions with Development traffic added. The results shown in 

Table 8.2 summarise the findings. 





Table 8.2: 2015 Opening Year Junction Capacity Results 

Junction Arm 

Granville 

Street / Usk 

Way 

Emlyn Street / 

Usk Way 

Kingsway U- 

Turn 

Old Green 

Interchange 

DoS (%) Mean Max Queue (PCU) 

AM PM Sat AM PM Sat 

Usk Way North 85 54 84 18 7 8 

University 

Access 

10 28 10 1 1 1 

Usk Way South 55 65 64 7 14 13 

Granville Street 25 49 55 3 6 7 

Usk Way North 64 37 60 13 5 10 

Emlyn Street 15 52 64 1 3 5 

Usk Way South 55 87 84 12 13 16 

Kingsway South 57 71 77 3 5 9 


(including Uturn) 

69 63 87 10 7 15 

Access 55 65 87 1 7 11 

Old Green 

southbound offslip 


(from 

Heidenhiem 

Drive) 

Kingsway South 

(to Heidenhiem 

Drive) 

Old Green 

northbound onslip 

Queensway 

approach 

Clarence Place 

approach 

Circulatory stopline 

Harlequin 

approach 

63 46 50 5 4 5 

72 37 70 10 4 9 

30 55 55 1 2 5 

46 56 61 3 4 5 

65 72 49 4 5 1 

52 59 62 1 1 1 

58 61 62 5 5 5 

68 75 79 2 2 7 

8.52. The results show how the AM peak situation is virtually unchanged from the base scenario, with the 

DoS peaking at 85% on the northern Usk Way arm of the Usk Way / Granville Street junction. 

8.53. In the PM peak there are some modest changes in queuing on the southern arms of the two Usk 

Way junctions. The DoS peaks at 87% at the Emlyn Street junction and, at both junctions, queues 

of up to 14 Passenger Car Units (PCU) would not compromise operational conditions. 

8.54. The Saturday peak exhibits the most widespread changes. In the case of the Usk Way junctions, 

these result in queuing that is comparable with or lower than the AM or PM peaks. The higher 

levels of demand associated with the Development result in the U-turn manoeuvre on Kingsway 





eaching a DoS of 87%. This is within the practical limit and the projected mean maximum queue 

of 15 PCUs can be accommodated within the existing stacking lane. 

8.55. It can therefore be concluded that the additional and redistributed traffic associated with the 

proposed Development can be satisfactorily accommodated on the highway network, thereby 

resulting in a negligible effect on road conditions. 

8.56. The proposals are intended to encourage pedestrian activity by creating attractive new spaces for 

movement and social interaction. They incorporate a comprehensive upgrading of John Frost 

Square and the creation of a new adjoining public space in ‘Usk Plaza’, which is situated between 

the cinema complex and retail area. One of the main advantages with this arrangement is how it 

provides an enhanced linkage between Llanarth Street and the Newport City footbridge, which 

forms an important local desire line. 

8.57. Pedestrians would be able to walk through the new retail area along a covered multi-level 

pedestrianised corridor. This has been aligned with Austin Friars to provide legibility with the 

existing built up area. The northern frontage of the Site would also achieve a ‘re-opening’ of the 

Upper Dock Street corridor between Austin Friars and John Frost Square, by virtue of the removal 

of a section of the Winllan building currently occupied by Iceland. 

8.58. The proposals collectively form an extension to the existing City Centre pedestrianised zone and 

would provide a coherent network of routes that integrate seamlessly with the surrounding areas. It 

was concluded that the proposals would have a moderate beneficial effect on pedestrians. 

8.59. As in the existing pedestrianised zone, cyclists would be able to walk with their bicycles through 

this area. Cycle parking for 70 bicycles would be provided at prominent locations throughout the 

Development to afford ease of access. It was concluded that the proposals would have a minor 

beneficial effect on cyclists. 

8.60. The proposed Development aims to deliver a reconfigured bus station befitting a modern city in 

terms of appearance, accessibility and facilities. The Development also aims to achieve a more 

efficient use of space by concentrating the bus bays into a smaller area and dedicating a larger 

area to the pedestrian concourse. This is intended to provide a more appealing waiting 

environment for passengers that would resolve current issues concerning circulation space, and 

conflicts between pedestrians waiting in and walking through the Bus Station. 

8.61. The concourse would be covered by a canopy that would shelter passengers from inclement 

weather. Access from the upper levels of the retail Development would be provided via two lifts 

and there would be direct access from the department store. Movement through the Bus Station 

between Corn Street and Kingsway would continue to be catered for. It was concluded that the 

proposals would have a moderate beneficial effect on public transport users. 

8.62. Access to the basement car park would be provided from Kingsway via segregated entrance and 

exit barriers. A total of four barriers (two entry; two exit) are proposed to ensure there is sufficient 

processing capability to meet demand. 

8.63. Owing to the dual carriageway arrangement along Kingsway, entry and exit would only be available 

from the northbound side of the carriageway. A tapered reservoir area has been provided to 

enable vehicles to pull clear of passing traffic as they slow to approach the entry barriers. This also 

ensures that exiting vehicles can accelerate as they join the traffic flow on Kingsway. It was 

concluded that the car park access would have a negligible effect on road users as it is consistent 

with that previously in operation at the Capitol car park. 

8.64. There would be scope for traffic approaching the Site on the southbound side of Kingsway to 

perform a U-turn via the adjacent traffic signalled turning. This arrangement currently facilitates 





this turning movement in providing access to the existing bus station. The car park access 

proposal does not therefore represent a change to permissible turning manoeuvres in this location. 

It was concluded that the proposals would have a negligible effect as this utilises the existing 

highway layout. 

8.65. It is proposed that entry to the bus station would be achieved via a separate access further to the 

north on Kingsway. This effectively uses an existing vehicular access that is currently barricaded 

and not in use. Arrangements for buses exiting the bus station would effectively remain as they are 

at present, with a priority junction onto Corn Street affording access to Skinner Street and the Old 

Green Interchange. 

8.66. The reconfiguration of the bus station would require some minor modifications to kerb-lines around 

the point where Corn Street adjoins Kingsway and Skinner Street. It was concluded that this would 

have a negligible effect on conditions for road users. 

8.67. Servicing arrangements would be accommodated at the basement level to the west of the car park. 

This essentially represents an expansion of the servicing area used by the Kingsway Shopping 

Centre. Access arrangements would be identical to those currently employed by Kingsway 

Shopping Centre, with vehicles using the service road leading under the existing multi-storey car 

park from Emlyn Street. 

8.68. A new public car park has been included as the basement level of the Development and would 

accommodate a total of 360 spaces. It forms part of a two phase re-configuration of car parking 

provision in this part of the city centre, the first phase having already been completed in 2009 

through the construction of the 1,050 space Kingsway multi-storey car park. The two car parks 

would collectively replace the spaces lost from the redevelopment of the (former) Kingsway and 

Capitol car parks. 

8.69. The car park would include 19 allocated parking spaces for disabled users in accordance with 

current Council guidelines, which require provision equivalent to 4% plus four spaces. It was 

concluded that the car parking arrangements would have a minor beneficial effect in replenishing 

the available parking stock. 

Mitigation 


8.70. Notwithstanding the predicted negligible effects during the demolition and construction process, a 

Traffic Management Plan would be developed in consultation with Newport City Council. The plan 

would address the following: 

• traffic signage and signalling necessary for the direction and control of approaches to the Site; 

• suitable routes for materials and for the transport of employees to and from the Site. The 

emphasis would be on limiting use of the private car; 

• details of any operations, which would obstruct public roads in a way that restricts the free 

passage of vehicles; and 

• timing of operations and procedures would be discussed with the Highway Authorities prior to 

the commencement of construction works. 






8.71. No mitigation is required on account of the predicted negligible effects of the additional and 

redistributed traffic on road conditions. 

8.72. No mitigation is required for pedestrians, cyclists and public transport users on the beneficial 

effects of the proposals and the negligible effect of changes in traffic flow on other road users. 



8.73. The implementation of the Traffic Management Plan would assist in ensuring that the likely residual 

effect would be negligible, as per the potential effect. 


8.74. The likely residual effect would remain unchanged. 


Table 8.3: Summary of Potential and Likely Residual Effects 

Description of Effect Potential Effect Mitigation Likely Residual Effect 


Increased demolition and 

construction vehicle 

traffic flows on the local 

highway network 


Additional vehicular trips 

generated by the 

Development 

New provision for 

pedestrians 


cyclists 

Temporary effect of 

negligible significance. 

Implementation of a 

construction traffic 

management plan. 




negligible 

significance. 

Negligible. None required. Negligible. 

Moderate beneficial None required Moderate beneficial 

Minor beneficial None required Minor beneficial 

New bus station Moderate beneficial None required Moderate beneficial 

New car park access 

arrangements 

Use of Kingsway u-turn 

by development traffic 

Kerbline modifications at 

where Corn Street 

adjoins Skinner Street / 

Kingsway 

New car parking 

provision 

Negligible None required Negligible 






References 

1 

Planning Policy Wales, Welsh Assembly Government (2011) 

2 

Planning Policy Wales: Technical Advice Note (TAN) 18: Transport (2007) 

3 

People, Places, Futures. Wales Spatial Plan (2008) 

4 

National Transport Plan, Welsh Assembly Government (2009) 

5 

The Wales Transport Strategy, Welsh Assemble Government (2008) 

6 

Regional Transport Plan, South East Wales Transport Alliance (2009) 

7 

Local Development Plan, Newport City Council (2010) 

8 

Newport Unitary Development Plan (1996 – 2011), Newport City Council, Adopted Plan (2006) 





9. Air Quality 

Introduction 

9.1. This Chapter assesses the effects of the proposed Development on air quality. In particular, it 

considers the effects of potential emissions from demolition and construction activities, as well as 

those from road traffic generated by the completed Development. 

9.2. This Chapter describes the methods used to assess the effects, the baseline conditions currently 

existing at the Site and in the surrounding areas. It then describes the potential direct and indirect 

effects of the Development arising from demolition and construction activities and road traffic, and 

the mitigation measures required to prevent, reduce or offset the effects and the residual effects. 

9.3. This Chapter has been written by Air Quality Consultants Ltd on behalf of Waterman, Energy, 

Environment & Design, and is supported by ‘Technical Appendices 9.1 and 9.2’ 

Legislation and Planning Policy Context 

National Air Quality Policy 

9.4. The Air Quality Strategy published by the Department for Environment, Food, and Rural Affairs 

(Defra) provides the policy framework for air quality management and assessment in the UK. It 

provides air quality standards and objectives for key air pollutants, which are designed to protect 

human health and the environment 1 . It also sets out how the different sectors: industry, transport 

and local government, can contribute to achieving the air quality objectives. Local authorities are 

seen to play a particularly important role. The strategy describes the Local Air Quality 

Management (LAQM) regime that has been established, whereby every authority has to carry out 

regular reviews and assessments of air quality in its area to identify whether the objectives have 

been, or will be, achieved at relevant locations, by the applicable date. If this is not the case, the 

authority must declare an Air Quality Management Area (AQMA), and prepare an action plan which 

identifies appropriate measures that will be introduced in pursuit of the objectives. 

Health Criteria 

9.5. The Government has established a set of air quality standards and objectives to protect human 

health. The ‘standards’ are set as concentrations below which effects are unlikely even in sensitive 

population groups, or below which risks to public health would be exceedingly small. They are 

based purely upon the scientific and medical evidence of the effects of an individual pollutant. The 

‘objectives’ set out the extent to which the Government expects the standards to be achieved by a 

certain date. They take account of economic efficiency, practicability, technical feasibility and 

timescale. The objectives for use by local authorities are prescribed within the Air Quality 

Regulations, 2000, Statutory Instrument 928 2 and the Air Quality (Wales) (Amendment) 

Regulations 2002, Statutory Instrument 3043 3 . 

9.6. The objectives for nitrogen dioxide and PM10 were to have been achieved by 2005 and 2004 

respectively, and continue to apply in all future years thereafter. In addition, the 2007 Air Quality 

Strategy introduced an exposure reduction approach for PM2.5, since ‘there is no recognised safe 

level for exposure to particulates (PM2.5)’. However, this is to be assessed at the national level, not 

the local level. 

9.7. The European Union has also set limit values for nitrogen dioxide and PM10. Achievement of these 

values is a national obligation rather than a local one 4 . The limit values for nitrogen dioxide are the 


Chapter 9: Air Quality - Page 1 

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same levels as the UK objectives, but applied from 2010 5 . The limit values for PM10 are also the 

same level as the UK statutory objectives, but applied from 2005. 

9.8. The relevant air quality criteria for this assessment are presented in Table 9.1. 

Table 9.1: National Air Quality Strategy Objectives for the Purposes of Local Air Quality 

Management 

Pollutant Concentration* Measured As a Objective Date 

Nitrogen Dioxide (NO2) 

Particles (PM10) 

200 µg/m 3 1 Hour Mean not to be exceeded more 

than 18 times per year 

31/12/2005 

40 µg/m 3 Annual mean 31/12/2005 

50 µg/m 3 

24-hour mean not to be exceeded 

more than 35 times per year 



31/12/2004 

40 µg/m 3 Annual mean 31/12/2004 

a How the objectives are to be measured is set out in the UK Air Quality (Wales) Regulations (2000). 


Planning Policy Wales (2011) 

9.9. Land-use planning policy in Wales is established within the policy document Planning Policy Wales 

(PPW) 6 and its updates which provide the strategic policy framework for the effective preparation of 

local planning authority development plans. PPW is supported by a series of Technical Advice 

Notes (TANs) and National Assembly for Wales Circulars. Local planning authorities have to take 

PPW, TANs and Circulars into account when developing Development Plans. 

9.10. With respect to planning policy guidance, TAN (Technical Advice Note) 18 on transport 7 makes 

reference to local air quality and the need for Air Quality Action Plans to be prepared for any Air 

Quality Management Areas declared. 


Adopted Newport Unitary Development Plan (UDP) 1996 - 2011 

9.11. The Adopted Newport Unitary Development Plan 1996 – 2011 (UDP) was formally adopted in May 

2006 8 . The UDP is based on three central themes, one of which is Environmental Quality. 

9.12. Changes to the planning legislation require the Council to replace the UDP with a Local 

Development Plan (LDP). This portfolio of planning documents will deliver the spatial development 

strategy for Newport City Council from 2011-2026. 

9.13. Newport City Council’s LDP is still under development and so the current UDP policies are still in 

force until the transition from the UDP to the LDP is complete. There are several polices that cover 

air quality within the UDP. These include: 

“SP12 Transport proposals will be favourably considered where they:……” 

viii) result in other environmental improvements including to air quality and noise reduction.…” 

“SP25 Development will not be permitted which would have an unacceptable effect in terms of 

risk to health or safety, or which would be unacceptably harmful to or have an unacceptably 

adverse effect on communities or the environment by way of atmospheric, water, noise or other 

forms of pollution…” 


“T9 Development proposals for transport operations involving goods vehicles or public service 

vehicles or related uses will be permitted where: 

iii) the general character of the area and local residential amenities would not be adversely 

affected due to excessive noise, traffic generation, road safety concerns, air or light 

pollution.…” 

“ED3 Proposals for alternative uses of employment land will be assessed against:… 

vii) the degree to which the site may be affected by ground, air or noise pollution and the extent 

to which alleviation measures may be effective.…” 



9.14. This air quality assessment has been undertaken using information from a variety of sources and 

has included: 

• A review of local air quality monitoring data in order to identify baseline conditions in the area; 

• Review of the local area to identify potentially sensitive receptor locations that could be affected 

by changes in air quality from demolition/construction associated with the development; 

• Traffic flow data provided by the project Transport Consultants, ARUP; 

• Scaled plans of the proposed Development; 

• Application of an atmospheric dispersion model (ADMS-Roads v3) to predict air pollutant 

concentrations for the baseline year and future year both with and without the Development in 

place, taking into account traffic; 

• Comparison of the predicted pollutant concentrations with the UK air quality objectives and 

relevant significance criteria; 

• A review of construction information, activities and environmental assessment controls likely to 

be employed during the demolition and construction phases of the works; and 

• Identification of mitigation measures, where appropriate. 

9.15. Construction phase dust effects cannot be easily quantified and therefore a more qualitative 

approach has been employed to predict potential effects from these works. The emphasis of this 

approach is the minimisation of potential dust effects at source through appropriate environmental 

controls relating to site management practices. 

9.16. Assessing air quality effects from vehicle emissions requires information on anticipated future 

vehicle flows, speeds and types on the local road network in both the absence and presence of the 

Development. Based on this information, ambient concentrations of nitrogen dioxide (NO2) and 

particulate matter (PM10), are predicted at selected receptor locations. In this way, changes in air 

quality that result from the Development can then be established and compared to the Air Quality 

Strategy objectives. 

Sensitive Receptor Locations 

9.17. Concentrations of nitrogen dioxide and PM10 have been predicted at a number of locations close to 

the proposed Development. Receptors have been identified to represent worst-case exposure 

within these locations. When selecting these receptors, particular attention has been paid to 

assessing effects close to junctions, where traffic may become congested, and where there is a 




combined effect of several road links. The receptors have been located on the façades of the 

properties closest to the sources. 

9.18. Eleven existing residential properties have been identified as receptors for the assessment. These 

locations are described in Table 9.2 and shown in Figure 9.1. In addition, concentrations have 

been modelled at the diffusion tube monitoring sites located at on Chepstow Road and Caerleon 

Road, in order to verify the modelled results (see Technical Appendix 9.1 for verification method). 

9.19. Due to the distant proximity of the sensitive receptors to the Development, it has not been deemed 

necessary to assess emissions from the bus station in detail. Emissions from buses using the bus 

station have been accounted for in the traffic flow data provided by ARUP, and in the background 

pollutant concentrations used in the assessment. None of the receptors are close enough to the 

bus station to be affected by significant local effects of bus station emissions, and therefore this 

source has not been included directly in the dispersion modelling. 

Table 9.2: Selected Receptor Locations 

Receptor 

Number 

Location of Receptor 

Receptor 

Height (m) 

1 First floor residence above commercial premesis on Clarence Place 4.5 

2 First floor residence above commercial premesis on Clarence Place 4.5 

3 Residential Property on Caerleon Road 1.5 

4 Residential Property on Corporation Road 1.5 

5 First floor residence above pub on Chepstow Road 4.5 

6 Residential Property on Chepstow Road 1.5 

7 Residential Property at junction between Cedar Road and Chepstow Road 1.5 

8 Residential Property at junction between Cedar Road and Chepstow Road 1.5 

9 Residential Property on Chepstow Road 1.5 

10 Residential Property on Emlyn Street 1.5 

11 Residential Property on Emlyn Street 1.5 

Assessment Scenarios 

9.20. Predictions of nitrogen dioxide, PM10 and PM2.5 concentrations have been carried out for a base 

year (2010), and the proposed year of opening (2015). For 2015, predictions have been made 

assuming both that the Development does proceed (With Scheme), and does not proceed (Without 

Scheme). A further 2015 sensitivity test has been carried out for nitrogen dioxide that involves 

assuming no reduction in emission factors for road traffic from the baseline year. This is to address 

the issue recently identified by Defra 9 that road traffic emissions have not been declining as 

expected (see later section on uncertainty). Nitrogen dioxide concentrations in 2015 with and 

without the scheme are thus presented for two scenarios: ‘With Emissions Reduction’ and ‘Without 

Emissions Reduction’. 

Modelling Methodology 

9.21. Concentrations have been predicted for the baseline and future years using the ADMS-Roads 

dispersion model. Details of the model inputs and the model verification are provided in Technical 

Appendix 9.1, together with the method used to derive current and future year baseline nitrogen 

dioxide concentrations. 






9.22. The assessment of demolition and construction effects has been based on a review of the sensitive 

uses in the area immediately surrounding the Site in relation to their distance and orientation. 

9.23. The significance of effects arising from dust generated by demolition and construction activities 

associated with the proposed Development has been based on professional judgement, taking into 

account the assessment criteria provided in Table 9.3 and Table 9.4. 

Table 9.3: Assessment Criteria for Dust from Demolition and Construction 

Source 

Potential Distance for Significant Effects 

(Distance from Source) 

Scale Description Soiling PM10 a Vegetation Effects 

Substantial 

Moderate 

Minor 

Substantial 

Moderate 

Minor 

No Mitigation 

Large construction sites, with high use 

of haul routes 

Moderate sized construction sites, 

with moderate use of haul routes 

Minor construction sites, with limited 

use of haul routes 

With Standard Mitigation 

Large construction sites, with high use 

of haul routes 

Moderate sized construction sites, 

with moderate use of haul routes 

Minor construction sites, with limited 

use of haul routes 

Table 9.4: Assessment Criteria for Dust from Construction Vehicles 

Source 

Scale 

No Mitigation 

Distance Along Roadways that 

Dust Might be Tracked 



500 m 100 m 100 m 

200 m 50 m 50 m 

100 m 25 m 25 m 

100 m 25 m 25 m 

50 m 15 m 15 m 

25 m 10 m 10 m 

Potential Distance from Roadways for 

Significant Effects 

(Distance from Edge of Road) 

Soiling PM10 a Vegetation Effects 

Substantial 1000 m 200 m 50 m 50 m 

Moderate 400 m 100 m 25 m 25 m 

Minor 100 m 50 m 15 m 15 m 

With Standard Mitigation 

Substantial 250 m 50 m 15 m 15 m 

Moderate 100 m 25 m 10 m 10 m 

Minor 25 m 15 m 5 m 5 m 



9.24. There is no official guidance in the UK on how to describe the nature of air quality effects nor to 

assess their significance. The approach developed by the Institute of Air Quality Management 10 , 

and incorporated in Environmental Protection UK’s guidance document on planning and air 

quality 11 , has therefore been used. This involves three distinct stages: the application of 

descriptors for magnitude of change; the description of the effect at each sensitive receptor; and 

then the assessment of overall significance of the scheme. 

9.25. The definition of effect magnitude is solely related to the degree of change in pollutant 

concentrations, expressed in microgrammes per cubic metre, but originally determined as a 

percentage of the air quality objective. Effect description takes account of the effect magnitude 

and of the absolute concentrations and how they relate to the air quality objectives or other relevant 

standards. The descriptors for the magnitude of change due to the scheme are set out in Table 9.5 

while Table 9.6 sets out the effect descriptors. These tables have been designed to assist with 

describing air quality effects at each specific receptor. They apply to the pollutants relevant to this 

scheme and the objectives against which they are being assessed. 

Table 9.5: Definition of Effect Magnitude for Changes in Ambient Pollutant Concentrations 

Magnitude of Change Annual Mean NO2/PM10 

Large 

Medium 

Small 

Imperceptible 

Increase/decrease 

≥4 µg/m 3 

Increase/decrease 

2 -

9.26. The IAQM guidance 10 is that the assessment of significance should be based on professional 

judgement, with the overall air quality effect of the scheme described as either, ‘insignificant’, 

‘minor’, ‘moderate’ or ‘major’. In drawing these conclusions, the factors set out in Table 9.7 should 

be taken into account. A summary of the professional experience of staff contributing to this 

assessment is provided in Technical Appendix 9.2. 

Table 9.7: Factors Taken into Account in Determining Air Quality Significance 

Factors 

Number of people affected by increases and/or decreases in concentrations and a judgement on the 

overall balance. 

The magnitude of the changes and the descriptions of the effects at the receptors using the criteria set out 

in Tables 9.5 and 9.6. 

Whether or not an exceedence of an objective or limit value is predicted to arise in the study area where 

none existed before or an exceedence area is substantially increased. 

Whether or not the study area exceeds an objective or limit value and this exceedence is removed or the 

exceedence area is reduced. 

Uncertainty, including the extent to which worst-case assumptions have been made 

The extent to which an objective or limit value is exceeded, e.g. an annual mean NO2 of 41 μg/m 3 should 

attract less significance than an annual mean of 51 μg/m 3 


Local Air Quality Management 

9.27. Newport City Council has investigated air quality within its area as part of its responsibilities under 

the LAQM regime. The Council has currently declared nine Air Quality Management Areas 

(AQMAs) for exceedences of the annual mean nitrogen dioxide objective, one of which is at 

Chepstow Road across the River Usk to the east of the Site 12 . The location of the Chepstow Road 

AQMA is shown in Figure 9.2. 

9.28. In 2008, the Council developed an Air Quality Action Plan (AQAP) which covers seven of the nine 

AQMAs 13 . The AQAP covers only seven AQMAs as these were declared at the time of writing. 

Two additional AQMAs, including the AQMA at Chepstow Road, were declared in September 2011. 

The AQAP sets out a number of measures designed to improve air quality in the AQMAs, which 

Newport City Council has been implementing, or assessing the feasibility of implementing, since 

2008. Newport City Council propose to incorporate the two new AQMAs (including Chepstow 

Road) into their AQAP as soon as possible 12 . 

9.29. In terms of PM10, Newport City Council has concluded that there are no exceedences of the 

objectives. It is therefore highly unlikely that existing PM10 levels will exceed the objectives within 

the study area 12 . 

Local Monitoring 

9.30. Newport City Council operates two automatic monitoring stations within its area. Neither of these is 

in close proximity to the proposed Development. The Council also operates a number of nitrogen 

dioxide diffusion tubes, prepared and analysed by Gradko International Ltd (using the 20% TEA in 

water method). These include seven deployed within the proposed Caerleon Road/Chepstow 

Road AQMA, to the east of the Site. Results for the previous three years are presented in Table 

9.8. 




Table 9.8: Chepstow Road AQMA Diffusion Tube Data 2008-2010 a 

Site ID Location 2008 2009 2010 

NCC1 Chepstow Rd 40.9 37.8 40.0 

NCC22 88 Chepstow Rd 41.5 40.4 40.0 

NCC10 97 Chepstow Road - - 31.1 b 

NCC24 Caerleon Rd (Swift LGV) 41.1 40.2 38.8 

NCC29 Maindee Library 29.9 30.5 32.0 

NCC46 148 Chepstow Rd - 46.7 45.8 

NCC50 9 Caerleon Rd 37.3 37.0 39.1 

a Exceedences shown in Bold 

b A full year data was not available and data has been annualised by the council 

9.31. The diffusion tube monitoring results at Caerleon Road and Chepstow Road indicate that the 

annual mean objective is being exceeded at a number of locations within the proposed AQMA. 

The results show no clear trends over the past 3 years. 

9.32. There are no monitors measuring PM10 or PM2.5 in Caerleon Road. Newport City Council currently 

monitors PM10 at St Julians School, where no exceedences of the annual mean or 24hr PM10 

objectives have been identified since its installation in 2003. Newport City Council does not 

currently predict any exceedences of the PM10 objectives in its area. 

Background Pollutant Concentrations 

9.33. In addition to these locally measured concentrations, estimated background concentrations in the 

study area have been obtained from the national maps for 2010 and the opening year 2015 (Table 

9.9). The study area covers a number of grid squares, therefore a range is presented. In the case 

of nitrogen dioxide, the 2010 backgrounds have been derived from the 2008 calibrated maps 

projected forwards to 2010 assuming no reduction in the traffic emissions. This recognises that 

emissions for new vehicles have not been declining as expected (see section on Uncertainty from 

paragraph 9.52). The background concentrations are all well below the objectives. 

Table 9.9: Estimated Annual Mean Background Pollutant Concentrations in 2010 and 2015 

(µg/m 3 ) 

Year NO2 PM10 

2010 24.8 – 25.9 16.2 – 16.4 

2015 – Without Reductions in Traffic Emissions a 23.5 – 24.8 n/a 

2015 – With Reductions in Traffic Emissions b 20.9 – 21.8 15.3 – 15.5 

Objectives 40 40 

n/a = not applicable 

a This assumes vehicle emission factors in 2015 remain the same as in 2010. 

b This assumes vehicle emission factors reduce into the future at the current ‘official’ rates. 

Baseline Pollutant Concentrations 

9.34. Baseline concentrations of nitrogen dioxide and PM10 have been modelled at each of the existing 

receptor locations (Figure 9.1 and Table 9.2). The results, which cover both existing (2010) and 

future year (2015) baseline (Without Development), are set out in Table 9.10 and Table 9.11. The 

future baseline for nitrogen dioxide covers the two scenarios: with the official reductions in vehicle 

emission factors and without these reductions. 




Table 9.10: Modelled Annual Mean Baseline Concentrations of Nitrogen Dioxide (µg/m 3 ) at 

Existing Receptors 

2015 Without Scheme 

Receptor 2010 



Without Emissions 

Reduction a 

With Emissions 

Reduction b 

1 57.0 60.3 48.3 

2 57.5 60.9 49.0 

3 44.6 46.5 37.3 

4 40.9 42.2 33.9 

5 35.6 36.1 29.4 

6 36.7 37.4 30.3 

7 36.1 36.7 30.0 

8 36.7 37.4 30.4 

9 37.4 38.3 30.9 

10 46.5 48.5 38.6 

11 45.8 47.7 37.9 

Objective 40 


b This assumes vehicle emission factors reduce into the future at the current ‘official’ rates. 

Table 9.11: Modelled Baseline Concentrations of PM10 at Existing Receptors 

Receptor 

2010 

Annual Mean (μg/m 3 ) No. Days >50 µg/m 3 

2015 Without 

Scheme 

2010 

2015 Without 

Scheme 

1 23.8 22.6 10 7 

2 23.1 21.7 8 6 

3 20.2 19.1 4 2 

4 19.3 18.1 3 2 

5 18.2 17.2 2 1 

6 18.5 17.5 2 1 

7 18.5 17.5 2 1 

8 18.6 17.6 2 1 

9 18.8 17.8 2 1 

1 20.4 19.2 4 2 

11 20.2 18.9 4 2 

Objective 40 40 35 35 

a The numbers of days with PM10 concentrations greater than 50 μg/m 3 have been estimated from the relationship with 

the annual mean concentration described in LAQM.TG(09) 14 

9.35. Baseline concentrations of nitrogen dioxide are predicted to exceed the annual mean objective at 

six receptor locations in 2010. Four of these locations are within the Chepstow Road AQMA, and 

the other two (Receptors 10 and 11) are on Emlyn Street. It should be noted that the ADMS-Roads 


model was verified using monitoring data in the Chepstow Road AQMA and the results for 

receptors at Emlyn Street, on the west side of the River Usk, may be exaggerated. This is 

discussed further in paragraph 9.52. 



9.36. The Site currently comprises a number of small buildings and the existing Newport bus station, 

which would be demolished prior to redevelopment. The greatest potential for construction effects 

is likely to be from the initial phase of demolition and site preparation, and from the passage of 

vehicles travelling across unpaved ground during periods of dry weather. There is also the 

potential for dust emissions during the handling of dusty materials and the cutting of 

stone/concrete. Dust may also be tracked out of the Site onto the adjoining road network. Any 

effects would be of a localised and temporary nature. 

9.37. Based upon the criteria defined in Table 9.3, the construction activities are judged to be ‘Moderate’ 

in scale. Without mitigation, significant dust-soiling effects may therefore occur within a distance 

up to 200m from the source, whilst PM10 effects may extend out to 50m. 

9.38. Dust can be tracked out of construction sites onto neighbouring roads. This can then be raised as 

airborne dust by passing vehicles. Without mitigation, it is considered that there is a potential for 

significant dust to be found along off-site roads up to 400m from the Site entrance, with dust-soiling 

effects potentially extending up to 100m and elevated PM10 effects potentially extending up to 25m, 

either side of these roads (see Table 9.3 and Table 9.4) 

9.39. The areas potentially at risk from dust and PM10 effects are presented in Figure 9.3 and Figure 9.4 

respectively. 

9.40. There are a substantial number of commercial premises within 200m of the Site boundary, 

including the Commercial Street shopping area, offices on Corn Street and Upper Dock Street, and 

the Riverfront development to the east of the Site. There are also a number of residential 

properties to the west of the Site at Charles Street and the south of the Site at Emlyn Street, which 

lie within 200m of the site boundary. These locations may therefore be at risk of dust soiling during 

construction. 

9.41. A number of the commercial premises, which lie within 50m of the Site boundary, may also be at 

risk from PM10 effects during construction. 

9.42. Trackout may lead to dust soiling and PM10 effects at commercial premises alongside Kingsway up 

to the Old Green Interchange, Queensway and the Clarence Place bridge, and south along 

Kingsway and Usk Road. 

9.43. There are no areas of sensitive vegetation within 50m of the Site boundary, and any significant 

effects can be discounted. 

9.44. The overall significance of effects of dust soiling and PM10 from demolition and construction 

activities without mitigation is judged to be moderate adverse. These effects would however be 

temporary. 

9.45. In light of the potential dust soiling and PM10 effects affecting numerous commercial properties in 

the vicinity of the proposed Development, mitigation measures must be considered for construction 

dust in order to minimise potential effects. 




9.46. Air quality effects from plant operating on the Site and construction vehicles entering and leaving 

the Site would be likely to be negligible in the context of local background concentrations or 

existing adjacent road traffic emissions. 


9.47. Potential effects once the Development has been completed would relate to emissions from 

additional traffic movements that are generated on the local road network. These have been 

assessed using the ADMS-Roads (v3) atmospheric dispersion model, utilising traffic data provided 

by ARUP. Details of the modelling methodology, including a summary of the traffic data provided 

for the assessment is included in Technical Appendix 9.1. 

9.48. Annual mean concentrations of nitrogen dioxide and PM10, as well as days with PM10 >50 µg/m 3 , 

predicted by the modelling, are set out in Table 9.12 and Table 9.13 for both the “Without 

Development” and “With Development” scenarios. These tables also describe the effects at each 

receptor using the effect descriptors given in Table 9.6. For nitrogen dioxide, results are presented 

for two scenarios to reflect current uncertainty in Defra’s future-year vehicle emission factors. 

9.49. Assuming no reduction in vehicle emissions between 2010 and 2015, the annual mean nitrogen 

dioxide concentrations are predicted to exceed the objective at four locations within the AQMA, and 

two locations outside of the AQMA (at Emlyn Street). The air quality effects are predicted to be 

minor adverse at all receptor locations. 

9.50. Assuming that vehicle emissions reduce between 2010 and 2015 in line with Defra predictions, the 

annual mean nitrogen dioxide concentrations are predicted to exceed the objective at two receptor 

locations only in 2015. Both of these receptors are within the Chepstow Road AQMA. The air 

quality effects are predicted to be minor adverse at four receptor locations, and negligible at the 

remaining seven receptors. 

9.51. In terms of PM10 (refer to Table 9.13), no exceedences of the objectives are predicted and all of the 

effects from the Development related traffic are negligible. 




Table 9.12: Predicted Effects on Annual Mean Nitrogen Dioxide Concentrations in 2015 

(µg/m 3 ) 

Receptor 

Without 

Development 

Without Emissions Reduction a With Emission Reduction b 

With 

Development 

Magnitude of 

Change 

1 60.3 61.3 Small 

2 60.9 61.9 Small 

3 46.5 47.3 Small 

4 42.2 42.9 Small 

5 36.1 36.7 Small 

6 37.4 38.0 Small 

7 36.7 37.2 Small 

8 37.4 37.9 Small 

9 38.3 38.8 Small 

10 48.5 49.1 Small 

11 47.7 48.1 Small 

Effect 

Descriptor 

Minor 

Adverse 

Minor 

Adverse 

Minor 

Adverse 

Minor 

Adverse 

Minor 

Adverse 

Minor 

Adverse 

Minor 

Adverse 

Minor 

Adverse 

Minor 

Adverse 

Minor 

Adverse 

Minor 

Adverse 

Without 

Development 



With 

Development 

Magnitude of 

Change 

48.3 49.1 Small 

49.0 49.8 Small 

37.3 37.9 Small 

Z:\Projects\E12300\100\Reports\Working Drafts\ES\Volume 1 - ES Main Document\Ch.09 Air Quality\Chapter 9 Air Quality_DRAFT_v2.1.docx 

Effect 

Descriptor 

Minor 

Adverse 

Minor 

Adverse 

Minor 

Adverse 

33.9 34.5 Small Negligible 



30.0 30.3 Imperceptible Negligible 



38.6 39.2 Small 

Minor 

Adverse 


Objective 40 - 40 - 


b This assumes vehicle emission factors reduce into the future at the current ‘official’ rates.

Table 9.13: Predicted PM10 Effects in 2015 (µg/m 3 ) 

Receptor 

Without 

Development 

With 

Development 

Annual Mean (µg/m 3 3 a 

) Days with PM10 > 50 μg/m 

Magnitude of 

Change 

Effect 

Descriptor 



Z:\Projects\E12300\100\Reports\Working Drafts\ES\Volume 1 - ES Main Document\Ch.09 Air Quality\Chapter 9 Air Quality_DRAFT_v2.1.docx 

Without 

Development 

With 

Development 

Magnitude of 

Change 

Effect 

Descriptor 

1 22.6 22.9 Imperceptible Negligible 7 8 Imperceptible Negligible 











Objective 40 - 35 - 

a The numbers of days with PM10 concentrations greater than 50 μg/m 3 have been estimated from the relationship with 

the annual mean concentration described in LAQM.TG(09) (Defra, 2009) 

Uncertainty in Road Traffic Modelling Predictions 

9.52. There are many components that contribute to the uncertainty of modelling predictions. The model 

used in this assessment is dependent upon the traffic data that have been input, which will have 

inherent uncertainties associated with them. There are then additional uncertainties, as the model 

is required to simplify real-world conditions into a series of algorithms. An important stage in the 

process is model verification, which involves comparing the model output with measured 

concentrations (see Technical Appendix 9.1). Because the model has been verified and adjusted, 

there can be reasonable confidence in the prediction of current year (2010) concentrations. 

However, confidence will be greatest at receptor locations close to the monitoring sites used for 

verification, in the case of this assessment, receptors within the Chepstow Road AQMA. There can 

be considerable local variation in roadside pollutant concentrations and therefore the model results 

at receptors to the west side of the Usk River, at Emlyn Street, may not be as reliable, as there is 

no local monitoring to the west of the Usk against which the model could be verified. As a 

precaution, the verification factor calculated for the Chepstow Road AQMA was used to adjust the 

model results at Emlyn Street (Receptors 10 and 11). 

9.53. Predicting pollutant concentrations in a future year will always be subject to greater uncertainty. 

For obvious reasons, the model cannot be verified in the future, and it is necessary to rely on a 

series of projections as to what will happen to traffic volumes, background pollutant concentrations, 

and vehicle emissions. Recently however, a disparity between the road transport emission 

projections and measured annual mean concentrations of nitrogen oxides and nitrogen dioxide has 

been identified by Defra 15 . This applies across the UK, although the effect appears to be greatest 

in inner London; there is also considerable inter-site variation. Whilst the emission projections

suggest that both annual mean nitrogen oxides and nitrogen dioxide concentrations should have 

fallen by around 15-25% over the past 6 to 8 years, at many monitoring sites levels have remained 

relatively stable, or have even shown a slight increase. 

9.54. The precise reason for this disparity is not known, but is thought to be related to the actual on-road 

performance of diesel vehicles when compared to the calculations based on the Euro standards. It 

may therefore be expected that nitrogen oxides and nitrogen dioxide concentrations will not fall as 

quickly in future years as the current projections indicate. However, at this stage, there is no robust 

evidence upon which to carry out any revised predictions. 

9.55. The implications for this assessment are that the absolute nitrogen dioxide concentrations 

predicted in 2015 may be higher than shown, when based on the official emissions reduction 

forecasts. To account for this uncertainty in the projections, a sensitivity test has been conducted 

assuming that the future (2015) road traffic emissions per vehicle are unchanged from 2010 values. 

The predictions within this sensitivity test are likely to be over-pessimistic, as new vehicles meeting 

more stringent standards will be on the road from 2013/14 15 . 

Significance of Air Quality Effects Without Mitigation 

9.56. The overall air quality effects of the Development relate traffic are judged to be minor adverse. 

9.57. This professional judgement is made in accordance with the methodology set out in paragraph 9.26 

taking into account the factors set out in Table 9.14, and also taking into account the uncertainty 

over future projections of traffic-related nitrogen dioxide concentrations, which may not decline as 

rapidly as currently projected (see paragraph 9.53). The latter has been addressed by giving 

consideration to both sets of modelled results for nitrogen dioxide; those with and without 

reductions in traffic emissions. It is to be expected that concentrations will fall in the range between 

the two sets of results. 

9.58. More specifically, the judgement that the air quality effects would be minor adverse takes account 

of the assessment that annual mean nitrogen dioxide concentrations are predicted to exceed the 

objective and experience minor adverse effects at a number of receptor locations, both within and 

outside the Chepstow Road AQMA, and that the PM10 effects are all negligible. 

Table 9.14: Factors Taken into Account in Determining the Overall Significance of the Scheme 

on Local Air Quality 

Factors Outcome of Assessment 

Number of people affected by increases and/or 

decreases in concentrations and a judgement on 

the overall balance. 

The magnitude of the changes and the 

descriptions of the effects at the receptors 

Whether or not an exceedence of an objective or 

limit value is predicted to arise in the study area 

where none existed before or an exceedence 

area is substantially increased. 

Uncertainty, including the extent to which worstcase 

assumptions have been made 

The extent to which an objective or limit value is 

exceeded 

A number of people within the Chepstow Road AQMA, and 

along Emlyn Street to the south of the Site are predicted to 

be exposed to a small increase in concentrations. 

The effects at the receptors range from negligible to minor 

adverse. 

No new areas of exceedence of the objective are predicted. 

The inclusion of the two scenarios for nitrogen dioxide covers 

the uncertainty over vehicle emission factors. The actual 

concentrations are likely to lie between the two scenarios. 

The annual mean nitrogen dioxide objective is exceeded by 

a substantial margin at two receptors within the Chepstow 

Road AQMA. The annual mean objective is also predicted to 

be exceeded at up to four additional receptors by a lesser 

margin. 




Mitigation Measures 


9.59. An Environmental Management Plan (EMP) would be implemented during the demolition and 

construction works. This would contain a range of environmental management controls, which will 

be developed with reference to the Building Research Establishment guidance ‘Controlling 

Particles, Vapour and Noise from Construction Sites’ 16 to minimise the release of dust entering the 

atmosphere and/or being deposited on nearby receptors. Such measures are routinely and 

successfully applied to construction projects throughout the UK, and are proven to reduce 

significantly the potential for adverse nuisance dust impacts associated with the various stages of 

demolition and construction work. 

9.60. Such measures would include: 

• Damping down surfaces during extended periods of dry weather; 

• Erection of appropriate hoarding and/or fencing to reduce dust dispersion and restrict public 

access, and sheeting of buildings, chutes, skips and vehicles removing demolition wastes; 

• Appropriate handling and storage of materials; 

• Restriction of drop heights onto lorries; 

• Use of ‘deconstruction’ demolition techniques, where appropriate; 

• Use of a wheel wash, limiting of vehicle speeds to 5 mph, avoidance of unnecessary idling of 

engines and routing of Site traffic as far from residential and commercial properties as possible; 

• Fitting all equipment (e.g. for cutting, grinding, crushing) with dust control measures such as 

water sprays wherever possible; 

• Prevention of dust-contaminated run-off water from the Site; 

• Use of gas powered generators rather than diesel if possible (these are also quieter) and 

ensuring that all plant and vehicles are well maintained so that exhaust emissions do not breach 

statutory emission limits; and 

• Ensuring that a road sweeper is available to clean mud etc. from hardstanding roads and 

footpaths. 


9.61. The assessment has demonstrated that the Development would not cause any exceedences of the 

air quality objectives in areas where they are not already currently exceeded. However, the 

Development may lead to minor adverse effects on air quality. Mitigation measures to reduce 

pollutant emissions from road traffic are principally being delivered in the longer term by the 

introduction of more stringent emissions standards, largely via European legislation, and through 

implementation of measures contained within Newport City Council’s Air Quality Action Plan 13 , 

which is due to be updated to include the new Chepstow Road AQMA. 

9.62. In addition to these measures, a Travel Plan would be implemented to encourage greener modes 

of transport and a reduction in private vehicle use. The Transport Assessment completed to 

support the planning application for the Site includes a Framework Travel Plan which would form 

the basis of a formal Travel Plan should the Development gain approval. The Framework Travel 

Plan contains the following outline measures to reduce traffic impacts of the Development: 

Walking and Cycling: 




• Network/way finding improvements; 

• Events/promotions; 

• Bicycle user group/walk buddies; 

• Cycle parking/storage/changing facilities. 

Public Transport: 

• Service/bus stop improvements; 

• Ticketing discounts; 

• Timetable displays/promotion. 

Private Vehicle Travel; 

• Car sharing database; 

• Preferential parking allocations; 

• Parking for powered two-wheelers. 

Travel Plan Marketing: 

• Launch event; 

• Newsletters/website/notice board. 

Operational Efficiencies: 

• Pool/fleet cars; 

• Video conferencing facilities; 

• Co-ordination of deliveries. 

9.63. The reduction in vehicle movements to and from the Development associated with effective 

implementation of the Travel Plan would lead to a reduction in vehicle emissions which in turn 

would lower the air quality effects associated with the Development. 



9.64. The implementation of an EMP for the Site would result in a significant reduction in the potential 

effects of dust soiling and PM10 during construction. With mitigation measures in use, the risk of 

dust soiling effects is reduced to within 50m of the dust generating activity and risks of PM10 effects 

are confined to within 30m of the dust generating activities. 

9.65. There remain a number of properties which exist within 50m of the Site boundary where dust 

soiling effects may occur during demolition and construction, even with mitigation measures in 

place. These properties are principally at the rear of the Site on Upper Dock Street. Austin Friars, 

Friars Lane and Llanarth Street. Extra precautions should therefore be taken when working close 

to the boundary of the Site to minimise the risk of effects at these locations. 

9.66. There are also properties, or portions of properties along these streets (in particular the rear of 

properties on Commercial Street), which lie within 15m of the Site boundary and which therefore 

would potentially be at risk from PM10 effects. 

9.67. With mitigation measures in place, dust and PM10 from trackout is not expected to affect any 

properties. 




9.68. The areas potentially at risk from dust and PM10 effects with mitigation in place are presented in 

Figure 9.5 and Figure 9.6 respectively. 

9.69. Routine environmental management control measures will be applied throughout the demolition 

and construction works at the Site (prescribed by the EMP) in order to prevent unacceptable effects 

from occurring. It is possible, however, that at worst, some minor, localised and temporary adverse 

effects may occur. Air quality effects from plant operating on the Site and construction vehicles 

entering and leaving the Site would be likely to be negligible in the context of local background 

concentrations or existing adjacent road traffic emissions. 

9.70. The overall significance of effects of dust soiling and PM10 from demolition and construction 

activities with mitigation measures in place is judged to be minor adverse. 

9.71. Any effects would be temporary and relatively short lived, and would only arise during dry weather 

with the wind blowing towards a receptor, at a time when dust is being generated and mitigation 

measures are not being fully effective. Such conditions would only arise occasionally during the 

construction period, further limiting the potential for any effects. 

9.72. Air quality effects from plant operating on the Site and construction vehicles entering and leaving 

the Site would be likely to be negligible in the context of local background concentrations or 

existing adjacent road traffic emissions. 


9.73. The assessment of effects associated with the completed Development has concluded that the air 

quality effects would be minor adverse. In light of this, mitigation measures to reduce the air 

quality effects of the scheme have been identified through three routes: 

• Introduction of more stringent emissions standards for road vehicles (Euro VI vehicles expected 

in 2013/2014); 

• Implementation of measures outlined in Newport City Council’s Air Quality Action Plan; and 

• Introduction of a Travel Plan for the proposed Development. 

9.74. It is not possible to quantify the benefit that any of these measures would have, but they would all 

lead to reductions in roadside pollutant concentrations, locally (Travel Plan), regionally (Newport 

CC AQAP) and nationally (Euro VI). 

9.75. Taking all of the mitigation measures listed in paragraphs 9.61 and 9.62 into consideration, 

including Travel Plan measures, reductions in vehicle emissions, and implementation of Newport 

City Council AQAP measures, the air quality of effects of the Development in 2015 are likely to be 

less significant than those outlined in paragraph 9.56, but overall, should still be described as 

minor adverse. 


9.76. A summary of the potential and residual air quality effects during both the demolition and 

construction phase and once the Development is complete, is presented in Table 9.15. 




Table 9.15: Summary of Potential and Residual Effects 



Dust emissions from 

demolition and 

construction activities. 

Emissions from plant 

and construction traffic 


Exposure toPM10 from 

road traffic generated by 

operation of the 

Development 

Exposure to nitrogen 

dioxide from road traffic 

generated by operation 

of the Development 

References 

Temporary, short to 

medium term effects of 

moderate adverse 

significance. 

Negligible 

Routine environmental 

management control 

measures to prevent 

and control dust and 

PM10. 

Routine measures to 

control construction 

traffic 




medium term effects 

of minor adverse 

significance in the 

worst case. 

Negligible 


Permanent, medium 

term effects of minor 

adverse significance. 

EU emissions 

standards, Newport CC 

AQAP measures and a 

Travel Plan for the 

Development to 

discourage private 

vehicle use. 



adverse significance 

in the worst-case. 

1 

Defra (2007) The Air Quality Strategy for England, Scotland, Wales and Northern Ireland, Defra. 

2 

HMSO (2000) The Air Quality Regulations, 2000, Statutory Instrument 928. 

3 

HMSO (2002) The Air Quality (Wales) (Amendment) Regulations, 2002, Statutory Instrument 3043. 

4 

European Parliament (2008) Directive 2008/50/EC of the European Parliament and of the Council. 

5 

HMSO (2010) The Air Quality Standards Regulations 2010 (No. 1001). 

6 

Welsh Assembly (2011) Planning Policy Wales, Edition 4. Available: 

http://wales.gov.uk/topics/planning/policy/ppw/?lang=en 

7 

Welsh Assembly (2007) Technical Advice Note (TAN) 18: Transport. Available: 

http://wales.gov.uk/topics/planning/policy/tans/tan18/?lang=en 

8 

Newport City Council (2006) Newport Unitary Development Plan1996-2011. Available: 

http://www.newport.gov.uk/_dc/index.cfm?fuseaction=planning.udp 

9 

Carslaw, D., Beevers, S., Westmoreland, E. and Williams, M. (2011) Trends in NOx and NO2 emissions and ambient 

measurements in the UK. Available: uk-air.defra.gov.uk/reports/cat05/1108251149_110718_AQ0724_Final_report.pdf. 

10 

Institute of Air Quality Management (2009) Position on the Description of Air Quality Impacts and the Assessment of their 

Significance, IAQM. 

11 

Environmental Protection UK (2010) Development Control: Planning for Air Quality, EPUK. 

12 

Newport City Council (2011) 2011 Air Quality Progress Report 

13 

Newport City Council (2008) Air Quality Action Plan for Newport. Available: 

http://www.newport.gov.uk/stellent/groups/public/documents/form/cont454907.pdf 

14 

Defra (2009) Review & Assessment: Technical Guidance LAQM.TG(09), Defra. 

15 

Carslaw, D., Beevers, S., Westmoreland, E. and Williams, M. (2011) Trends in NOx and NO2 emissions and ambient 

measurements in the UK. Available: uk-air.defra.gov.uk/reports/cat05/1108251149_110718_AQ0724_Final_report.pdf. 

16 

BRE (2003) Controlling particles, vapour and noise pollution from construction sites., London: BRE Bookshop. 


10. NNoise 

andd 

Vibratio on 

10.1. 

10.2. 

10.3. 

10.4. 

10.5. 

10.6. 

Inntroductioon 

Thhis 

Chapter, , written by Waterman Energy Env vironment & Design Limmited 

(Wate erman EED) ) 

asssesses 

the effect of the e Developmeent 

in terms of noise and d vibration onn, 

off Site re eceptors andd 

nooise 

levels at 

the Develo opment itself. . In particula ar, it conside ers the potenntial 

effects of o noise andd 

vibbration 

durinng 

the demo olition and coonstruction 

works, w and on completioon 

and oper ration of thee 

Deevelopment. 

Thhe 

Chapter describes the 

methodss 

used to assess 

the effects e and the baseline e conditionss 

cuurrently 

existting 

at the Site S and its surrounding gs. Potentia al direct andd 

indirect ef ffects of thee 

Deevelopment 

arising from m noise and vibration ar re identified, , together wwith 

mitigatio on measuress 

reequired 

to preevent, 

reduce 

or offset aany 

significan nt effects. The 

resulting residual effe ects are alsoo 

ideentified. 

Daata 

relating to the noise e and vibratiion 

assessm ment is conta ained within the followin ng Technicall 

Apppendices: 

• Technical AAppendix 

10.1: 

Descriptioon 

of Noise and a Vibration n Units; 


10.2: 

Noise Survey 

Procedures 

and Results; 

• Technical Appendix 10.3: 

Construuction 

Noise e and Vibration 

Assesssment 

Metho odology andd 

Significancce 

Criteria; an nd 


10.4: 

Road Traaffic 

Noise. 

Leegislationn, 

Planning g Policy CContext 

an nd Guidance 

Leegislation 

Coontrol 

of Polllution 

Act, 19 974 

Paart 

III of the Control of Pollution P Act 1974 (CoPA A) 

reegards 

to noise, 

it covers s constructionn 

sites; noise 

prractice; 

and BBest 

Practica able Means ( (BPM). 

1 is specifically 

concernned 

with pol llution. Withh 

e in the stree et; noise abaatement 

zones; 

codes off 

National 

Plaanning 

Poli icy 

Teechnical 

Advvice 

Note 11 ‘Noise’, 19977 

Teechnical 

Advvice 

Note 11 (TAN 11) 

the 

effect of nooise 

associa 

deevelopment, 

TAN 11 ad 

inffrastructure 

developmen 

noot 

place unjuustifiable 

ob 

reegeneration, 

employment 

2 iss 

the princip pal guidance adopted witthin 

Wales fo or assessingg 

ted with propposed 

develo opments. With W regard to o commercial or industriall 

dvises that wwhilst 

Local Planning Authorities A (LLPAs) 

must ensure thatt 

nts do not caause 

unacce eptable disturbance, 

the planning system 

shouldd 

stacles in thhe 

way of developments 

s which creaate 

significant 

long-termm 

t and social bbenefits. 

Planning 

Policcy 

Wales 201 11 

Planning 

Policcy 

Wales, 2011 2 

Goovernment 

(WWAG). 

Cha 

annd 

Pollution’ sets out the 

doocument 

requuires 

that Lo 

3 sets oout 

the land use plannin ng policies oof 

the Wels sh Assemblyy 

pter 13 of thhis 

document t ‘Minimising and Managging 

Environm mental Riskss 

e WAGs appproach 

to de ealing with no oise generatting 

developments. 

Thee 

ocal Planningg 

Authorities should adop pt policies to prevent pote entially noisyy 

Friars Walk, 

Newport 

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10: Noise and d Vibration - Pa age 1 

Z:\Projects\E12300\100\Reports\ 

\Working Drafts\EES\Volume 

1 - ES Main Document\C Ch.10 Noise and VVibration\Chapter 

r 10 Noise and 

Vibration_0 001.docx

10.7. 

10.8. 

10.9. 

deevelopments 

in areas wh hich have remmained 

relat tively undistu urbed by noisse. 

The doc cument goess 

onn 

to state thaat 

development 

plan policies 

should have regard d to any releevant 

Noise Action Plan, , 

inccluding 

the nneed 

to prote ect urban ‘quuiet 

areas’ ag gainst an incr rease in noisse. 

Thhe 

Environmental 

Noise (Wales) ( Reggulations 

200 06 

In 2002 the European Commissionn 

proposed a directive e relating too 

the asses 

management 

of Environm mental Noise. . The European 

Parliam ment and Coouncil 

have 

Asssessment 

aand 

Manage ement of Envvironmental 

Noise Direc ctive 2002/49/EC 

directive 

is to 

• To determine 

the noise 

exposure of the population 

throug gh noise ma 

• To make innformation 

available a on environmen ntal noise to the public; 

• To establish 

Action Plans P basedd 

on the ma apping resu ults, to redu 

necessaryy, 

and to pres serve enviroonmental 

no oise quality where w it is go 

4 ssment andd 

adopted thee 

. The e aim of thee 

apping; 

and 

uce noise le evels wheree 

ood. 

Thhe 

Directivee 

was transp posed into WWelsh 

legislation 

by the e National A 

WWelsh 

Statuttory 

Instrum ment 2006 No. 2629 (W.225) The 

Environ 

Reegulations 

22006 

(here after knownn 

as the 20 006 Regulations) 

seets 

out a reqquirement 

fo or the Welshh 

Governme ent to under 

deevelop 

Noisee 

Action Pla ans with the aim of redu ucing levels 

noo 

Noise Action 

Plans rel levant to thee 

proposed developmen 

d 

5 Assembly fo or Wales ass 

mental Noise 

(Wales) ) 

. Thiss 

guidance documentss 

rtake strateggic 

noise modeling 

andd 

of environmmental 

noise. 

There aree 

nt. 

RRegional 

annd 

Local Planning 

Poolicy 

Addopted 

Newpport 

Unitary Developmen 

D nt Plan (UDP) 

1996 - 2011 

Thhe 

Adopted Newport Un nitary Develoopment 

Plan n (UDP) 

arrea 

governedd 

by Newpor rt Council. AAlthough 

this 

peertain 

to noise, 

none are a relevant to the con 

Deevelopment. 

6 set t outs the deevelopment 

plan for thee 

s document contains a nnumber 

of po olicies whichh 

nstruction or r future opeeration 

of th he proposedd 

10.10. Neewport 

City CCouncil 

is in the process of creating a Local Deve elopment Plaan 

(LDP) which 

will guidee 

plaanning 

in Neewport 

to 20 026. Once addopted, 

this document will w replace thhe 

existing UDP U detailedd 

abbove. 

GGuidance 

Brritish 

Standard 

5228 - Co ode of Practicce 

for Noise and Vibratio on Control onn 

Constructio on and Open 

Sites, 

Part 1: 22009 

and Pa art 2: 2009 

10.11. BSS 

5228:20099 

Part 1 

annd 

vibration e 

levvels 

from co 

Thhe 

guidance 

asssessing 

the 

baasis. 

BS 5 

mitigation 

and 

7 and d BS 5228:22009 

Part 2 

effects during 

the redeve 

onstruction activities 

and 

does not de efine accept 

significance e of noise an 

5228 also provides 

guid 

the adoption n of Best Pra 

8 

provides gu uidance on tthe 

assessm ment of noisee 

elopment of a site, includ ding proceduures 

for estim mating noisee 

vibration att tributable to vibratory rollling 

and pilin ng activities. . 

table limits. However, it does providde 

potential methods forr 

d vibration effects e which should be ddefined 

on a site-specificc 

dance on minimising m po otential effeccts 

through the use off 

acticable Means 

(BPM). 

Friars Walk, 

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Brritish 

Standard 

4142 - Me ethod for Ratting 

Industria al Noise Affecting 

Mixed RResidential 

and a 

Industrial 

Areaas, 

1997 

10.12. TAAN11 

makess 

reference to o BS 4142 

opperations 

andd 

new buildi 

raating 

the likeelihood 

of co 

means 

of deteermining 

nois 

nooise 

levels thhat 

prevail on 

9 aas 

being app propriate guid dance for asssessing 

new w commerciall 

ng services plant noise. The standa ard provides an objective e method forr 

omplaint fromm 

industrial and commercial 

operatioons. 

It also o provides a 

se levels froom 

fixed build ding services 

plant instaallations 

and backgroundd 

n and aroundd 

the propose ed developm ment. 

AAssessmennt 

Methodology 

andd 

Significa ance Crite eria 

Assessment 

Methodology 

10.13. Thhe 

assessmeent 

of poten ntial noise aand 

vibration n effects aris sing from orr 

affecting th he proposedd 

Deevelopment 

wwas 

based on o the followiing: 

• Identifying potentially sensitive s existing 

and fu uture noise receptors 

on the Site an nd within thee 

surrounding 

area; 

• Establishinng 

baseline noise condditions 

curre ently existing g at the Sitte 

and near rby receptorr 

locations tthrough 

an attended a noisse 

survey; 

• Assessingg 

the suitability 

of the Site 

for the Development 

D t in terms off 

the prevailing 

baselinee 

noise condditions; 


likely noise and vibratioon 

levels gen nerated durin ng the constrruction 

works s associatedd 

with the Development; 

; 

• Establishinng 

design aims 

for plantt 

and service es to be loca ated on, or wwithin, 

the pr roposed neww 

buildings aat 

the Site; 


likely noise 

levels froom 

the oper ration of the e proposed Developme ent includingg 

changes inn 

traffic volum mes as a ressult 

of the de evelopment; 

• Formulatinng 

proposals s for mitigatioon, 

where ap ppropriate; an nd 


the significa ance of any rresidual 

effec cts. 

Iddentification 

oof 

Noise Sensitive 

Recepptors 

10.14. A desk-basedd 

study and site walkoveer 

was carrie ed out in Oc ctober 2011 to identify existing andd 

future 

noise seensitive 

rece eptors (NSRss) 

that could potentially be b affected bby 

noise aris sing from thee 

coonstruction 

wworks 

and operation oof 

the propo osed Develo opment. Pootential 

nois se sensitivee 

reeceptors 

are discussed in n the relevantt 

section belo ow. 

Baaseline 

Noisee 

Surveys 

10.15. Baaseline 

noisse 

surveys were originnally 

underta aken for an n earlier iter 

Deevelopment 

in June 20 005. Howevver, 

given the 

scheme changes an 

beetween 

the pprevious 

and d current appplications 

it was necessary 

to under 

monitoring. 

BBaseline 

nois se monitoringg 

was undertaken 

at loc cations repre 

Nooise 

Sensitivve 

Receptors s (NSRs) to tthe 

site boun ndary betwee en the 3 

deetails 

of the bbaseline 

nois se survey aree 

presented as Appendix 

rd ration of th 

nd the inter 

rtake additio 

esentative of 

annd 

4 

x 10.2. 

th he proposedd 

rvening timee 

nal baselinee 

f the closestt 

Octobe er 2011. Fulll 

Friars Walk, 

Newport 

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Coonstruction 

NNoise 

Assess sment Methoodology 

10.16. Too 

assess thee 

potential eff fects of consstruction 

nois se on existing g NSRs, ‘Thee 

ABC Method’ 

providedd 

in BS 5228-1: 2009 was us sed. Indicative 

construction 

noise le evels were caalculated 

on the basis off 

the 

outline cconstruction 

informationn 

provided within Chapter 

6: Devvelopment 

Programme, , 

Deemolition 

and 

Constructi ion. Calculaations 

were carried out in 

accordancce 

with the methodology 

m y 

prrescribed 

witthin 

BS 5228 8-1:2009 for each of the major stage es of construction, 

accounting 

for thee 

typical 

types oof 

plant and activities a exppected 

within the identified 

major stagges 

of work. 

10.17. Information 

onn 

construction 

traffic geneeration 

was provided p by Arup, A the traansport 

consu ultant for thee 

prroject. 

Consstruction 

traf ffic estimatess 

were also based on th he informatioon 

set out in n Chapter 6: : 

Deevelopment 

Programme, Demolition and Constru uction and Ch hapter 8: Traansportation 

and Access. 

10.18. Fuull 

details of the predictio ons and assuumptions 

of the t construct tion noise asssessment 

are 

containedd 

wiithin 

Techniccal 

Appendix 10.3. 

Coonstruction 

VVibration 

Ass sessment Meethodology 

10.19. Twwo 

aspects oof 

vibration were w considered: 

• The effectss 

on people or o equipmentt 

within build dings; and 

• The effectss 

on buildings s (or other sttructures) 

the emselves. 

10.20. Vibration 

effeccts 

generated d by the connstruction 

wo orks were ass sessed on thhe 

basis of th he indicativee 

coonstruction 

information 

provided p witthin 

Chapter r 6: Develop pment Progrramme, 

Dem molition andd 

Coonstruction. 

The assess sment was bbased 

on gu uidance prov vided in BS 55228-2:2009 

9, taking intoo 

acccount 

the foollowing 

facto ors: 

• The severitty 

of the effect; 

• Type and nnumber 

of pla ant/equipment; 

• Duration off 

the works; 

• The distancce 

between the t source aand 

receptor; 

• The numbeer 

of sensitive 

properties and structur res subject to o the vibratioon 

effects; an nd 

• The presennce 

of features 

of heritaage 

value, su uch as listed d buildings, aand 

their vulnerability 

too 

damage. 

10.21. Thhere 

are currently 

no British B Standdards 

that provide p a methodology 

m 

for predictin ng levels off 

vibbration 

fromm 

construction 

activities other than BS 5228:2009, 

which reelates 

to pe ercussive, orr 

vibbratory 

rollinng 

and piling only. Howeever, 

it is ge enerally acce epted that foor 

the majorit ty of people, , 

vibbration 

levels 

of approxim mately 0.14mmm/s 

peak particle p veloc city (ppv) aree 

just percep ptible. Whenn 

coonsidering 

thhe 

potential for f building ddamage 

to arise, a a limit of 10mm/s is commonly y adopted inn 

linne 

with the guidance pr rovided in BBS 

5228-2:2009. 

Based d on historiccal 

field measurements, 

, 

deetails 

the disstance 

at wh hich certain activities are e likely to give 

rise to juust 

perceptib ble levels off 

vibbration 

and levels 

which may give risse 

to structural 

damage. 

Friars Walk, 

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Taable 

10.1 

CConstruction 

Activity 

RRotary/Auger 

ppiling 

Impact 

Piling 

DDemolition 

CConcreting 

EEarth 

Moving 

Distances at which vibbration 

may ju ust be perceptible 

Asssessment 

oof 

Road Traff fic Noise 

10.22. Thhe 

Institute of Environm mental Manaagement 

and d Assessme ent’s (IEMA) ) Guidance Notes No.1 

10 

‘GGuidelines 

forr 

the Environ nmental Asseessment 

of Road R Traffic’ recommennds 

assessm ment of noisee 

whhere 

traffic fflows 

would increase byy 

more than 30% (or the e number of f Heavy Goo ods Vehicless 

(HHGVs) 

wouldd 

increase by b more thann 

30%), and d where spe ecifically sennsitive 

areas s experiencee 

traaffic 

flow inccreases 

of 10 0% or more. The guidan nce indicates s that projeccted 

changes s in traffic off 

lesss 

than 10% % create no discernible 

ennvironmental 

effects. 

10.23. Chhanges 

in nooise 

levels at ttributable too 

changes in road traffic flows f and voolumes 

result ting from thee 

prroposed 

Devvelopment 

were 

calculateed 

using traf ffic data provided 

by Aruup 

(see App pendix 10.4). . 

Trraffic 

flow daata 

were prov vided for thee 

‘with’ and ‘w without’ Deve elopment sceenarios 

for th he proposedd 

Opening 

Yearr 

of the sche eme (2015) aand 

a worst case future design yearr 

(2030). Th he scenarioss 

incclude 

traffic associated with w committted 

developm ments within the wider sttudy 

area. Further F detaill 

of f these developments 

is provided p in CChapter 

8: Tr ransport and Access. 

10.24. Baasic 

Noise Leevels 

(BNLs) 

were calculated 

for the road links co overed by the 

Transport Assessmentt 

(TTA) 

(see Apppendix 

10.4) ). The calcculations 

use ed the 18-ho our Annual Average We eekly Trafficc 

(AAAWT), 

HGVV 

composition ns and vehiccle 

speeds for 

each road link. 

10.25. Thhe 

BNLs weere 

calculate ed at positions 

10m from 

Caalculation 

of Road Traffic c Noise (CRRTN) 

weere 

evaluateed 

by conside eration of the 

the 

local highhway 

networ rk as a resu 

prroposed 

openning 

year of the scheme. 

11 m the road using the guuidance 

provided 

in thee 

. The potential eff fects of channges 

in road traffic noisee 

e estimated changes c in LA10,(18 L hour) rooad 

traffic noise 

levels onn 

ult of the operation 

of the proposeed 

Developm ment for thee 

. 

Asssessment 

oof 

Building Se ervices Plantt 

Noise 

Distance 

from Act tivity when 

Vibraation 

may just t be 

Perceeptible 

(metre es) 

10 to 15 5 

5 to 10 0 

5 to 10 0 

15 to 20 0 

20 to 30 0 

Distance froom 

Activity when w 

Vibration mmay 

give rise to t 

structural ddamage 

(metr res) 

10.26. Thhe 

guidance provided in BS 4142:19997 

was use ed to assess s whether nooise 

from so ources of ann 

inddustrial 

nature 

(e.g. fixed d plant) in coommercial 

pr remises would 

be likely to give rise to o complaintss 

reesidents 

of neearby 

dwellin ngs. 

10.27. Thhe 

standard sets out a methodologgy 

whereby the t likelihood 

of complaaints 

about an a industriall 

nooise 

source ccan 

be asses ssed. The mmeasured 

or predicted p noise 

level fromm 

the source e in question, , 

the 

‘specific nooise’ 

level, im mmediately ooutside 

of the 

dwellings is comparedd 

with ‘background 

noise’ ’ 

levvel. 

Where the noise co ontains a ‘disstinguishable 

e discrete continuous 

notte’ 

(whine, hi iss, screech, , 

huum, 

etc) or iff 

there are distinct d impullses 

in the noise 

(bangs, , clinks, clattters 

or thumps), 

or if thee 

nooise 

is sufficciently 

irregu ular as to atttract 

attention, 

then a correction of +5dB is added a to thee 

sppecific 

noise level to obta ain the ‘ratingg 

noise’ level l. The likelihood 

of noisee 

provoking complaints c iss 

asssessed 

by ssubtracting 

th he backgrounnd 

noise leve el from the ra ating noise leevel. 

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Vibration_0 001.docx 

Asssessment 

oof 

Delivery No oise 

10.28. In the absencee 

of guidelines 

for assesssing 

the effe ects of noise e generated by servicing (deliveries), , 

the 

potential nnoise 

effects were assesssed 

by calcu ulating the in ncrease in ammbient 

noise e levels fromm 

those 

currently 

experienced 

in the arrea 

of the proposed p Development. 

This was assessed a byy 

appplying 

profeessional 

judg gement to a review of the potentia al service yaard 

locations 

within thee 

Deevelopment, 

and historical 

field meassurements 

un ndertaken by y Waterman EED. 

Asssessment 

oof 

Car Parking 

Noise 

10.29. Thhere 

are currrently 

no guid delines in thee 

UK for the assessment t of noise froom 

car park activity. a Thee 

intteraction 

of ppotential 

nois se sources ssuch 

as engin nes operating 

at low speeeds, 

closing of car doorss 

annd 

other unqquantifiable 

noise (e.g. ppeople 

talkin ng) is, by its s nature, pooorly 

defined. 

However, , 

inddicative 

calcculations 

hav ve been undeertaken 

base ed on the number 

and loccation 

of par rking spacess 

in order to determine 

the potential p effeccts 

of car parking 

on both h proposed aand 

existing NSRs. 

Asssessment 

oof 

Proposed Uses U 

10.30. Thhe 

proposedd 

Developme ent includes for leisure uses as we ell as, retail and a repla acement buss 

staation. 

In thee 

absence of guidelines fo for assessing g the effects of noise gennerated 

by ac ctivities suchh 

ass 

the propossed 

uses, th he potential noise effects s were asse essed by caalculating 

the e anticipatedd 

chhange 

in ammbient 

noise levels fromm 

those currently 

experie enced in thee 

area of th he proposedd 

Deevelopment. 

Coompleted 

Deevelopment 

Vibration V Asssessment 

Me ethodology 

10.31. Thhe 

proposed Development 

would not t introduce ne ew sources of o vibration too 

the local area, 

with thee 

exxception 

of rooad 

traffic. Also, A given thhe 

current levels 

of traffic c within the vvicinity 

of the e Site, on thee 

baasis 

of profeessional 

judg gement it waas 

concluded d that the tra affic generatted 

by the Development 

D t 

woould 

not givee 

rise to a pe erceptible chaange 

in vibra ation at any receptor. r Thherefore, 

vibr ration arisingg 

froom 

the comppleted 

Develo opment was not consider red further. 

Significancee 

Criteria 

Deemolition 

andd 

Constructio on 

Coonstruction 

NNoise 

10.32. Too 

assess thee 

potential eff fects of consstruction 

nois se on existing g NSRs, ‘Thee 

ABC Method’ 

providedd 

in BS 5228-11:2009 

was used. Thhis 

method defines cat tegory thresshold 

values s which aree 

deetermined 

byy 

the time of o day and existing monitored 

amb bient noise levels. 

The noise levell 

geenerated 

by construction activities, coorrected 

to take 

account of existing mmonitored 

am mbient noisee 

levvels 

(the tottal 

noise leve el), is then ccompared 

with 

the ‘thres shold value’. . If the total 

noise levell 

exxceeds 

the ‘threshold 

value’, 

a significcant 

effect is s deemed to occur. 

10.33. Thhe 

criteria in Table 10.2 were w adopteed 

to provide transparenc cy in the defiinition 

of the significancee 

of f identified eeffects. 

Ful ll details of the BS 5228-1:2009 

significance 

s 

criteria are provided inn 

Teechnical 

Apppendix 

10.3. 

Taable 

10.2: 

EEffect 

Significcance 

Construction 

Noise Siggnificance 

Cr riteria 

Level L above thhreshold 

value v dB(A) 

Definition 

Friars Walk, 

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EEffect 

Significcance 

NNegligible 

MMinor 

adversee 

0.1 0 to 4.9 

MModerate 

adveerse 

5.0 5 to 9.9 

SSubstantial 

adverse 

> 10 

Coonstruction 

VVibration 

10.34. Deetermining 

tthe 

magnitud de of significance 

of vibration 

effec cts is complex 

owing to o the highlyy 

vaariable 

naturee 

and duratio on of vibratioon 

effects aris sing from construction 

woork. 

10.35. Att 

this stage inn 

the design process, inssufficient 

det tail is availab ble of the meethods 

and equipment e too 

bee 

used during 

the constr ruction workss. 

Therefore e, a detailed assessmennt 

cannot be undertaken. . 

Coonsequently, 

, the signific cance of vibbration 

effects 

from construction 

woork 

cannot be b assessedd 

quuantitatively 

and was the erefore deteermined 

using 

profession nal judgement 

based on n the factorss 

deetailed 

in the assessment 

methodologgy 

above. 

Rooad 

Traffic NNoise 

10.36. Nooise 

effects arising from m road traffic were asses ssed in acco ordance with the significa ance criteriaa 

deetailed 

in Tabble 

10.3. 

Taable 

10.3: 

EEffect 

Significcance 

SSubstantial 

beeneficial 

MModerate 

beneeficial 

MMinor 

beneficiaal 

NNegligible 

MMinor 

adversee 

MModerate 

adveerse 

SSubstantial 

adverse 

Level L above thhreshold 

value v dB(A) 

< 0 

Noise Cha ange Significance 

Criteria a 

Change inn 

noise 

levels ddB(A) 

> -10 

-9.9 to -5.0 

The e effect provides 

some gainn 

to the environ nment. 

-4.9 to -3.0 

-2.9 to +22.9 

3.0 to 4.99 

The e effect is undesirable 

but oof 

limited concern. 

5.0 to 9.99 

> 10 

Definition 

The effect is not of concerrn. 

The effect is undesirable bbut 

of limited concern. c 

The effect gives 

rise to soome 

concern but b is likely to 

be tolerable depending onn 

scale and duration. 

The effect gives rise too 

serious con ncern and it 

should be co onsidered unaccceptable. 

Def finition 

The e effect provides 

a significannt 

positive gain. 

The e effect is of o minor siggnificance 

but t has some 

env vironmental be enefit. 

The e effect is like ely to be impeerceptible 

and d is therefore 

not t of concern. 

The e effect gives rise to some concern but is i likely to be 

tole erable depending 

on scale aand 

duration. 

The e effect gives rise to seriouus 

concern an nd should be 

con nsidered unacceptable. 

10.37. Thhe 

traffic nooise 

significa ance criteria provided in n Table 10.3 3 were derivved 

by cons sidering howw 

chhanges 

in nooise 

levels ca an be categoorised 

by sign nificance bas sed on key bbenchmarks 

that t relate too 

huuman 

percepption 

of sound. 

For exammple, 

a change 

in noise levels 

of 3dBB 

is generally y consideredd 

to be the smaallest 

change e in noise whhich 

is perce eptible and a 10dB changge 

in noise represents r a 

dooubling 

or haalving 

of the noise n level. 

Buuilding 

Servicces 

Plant No oise 

10.38. BSS 

4142:19977 

states that a rating noisse 

level of +5 5dB above ba ackground iss 

of marginal significancee 

whhen 

assessing 

the likelihood 

of commplaints. 

The T general intent of thee 

planning system s is too 

Friars Walk, 

Newport 

Chapteer 







ennsure 

that thhe 

Developm ment does noot 

result in ‘ significant’ adverse a enviironmental 

effects. e Thiss 

inttent 

is judgeed 

to be equivalent 

to a BS 4142:1997 

marginal significancee 

criterion of backgroundd 

nooise 

level pluus 

5dB(A). However, following 

cons sultation with h Newport Ciity 

Council ( NCC) it wass 

aggreed 

that a more string gent design goal requir ring noise ge enerated byy 

plant to fall 

below thee 

monitored 

bacckground 

noise 

level shouuld 

be adopt ted. 

10.39. WWhen 

assessiing 

the poten ntial effects oof 

building services 

plant 

noise on nnearby 

NSRs s, the criteriaa 

prresented 

in Table 10.4 were used. These crit teria are bas sed on the likelihood of f complaintss 

crriteria 

as provvided 

in BS 4142:1997 4 and 

guidance e provided by y NCC. 

Taable 

10.4: 

DDifference 

in rating and ba ackground leevels 

( dB(A)) 

< >10 

Deelivery 

and SServicing 

Noise 

10.40. In the absencce 

of guidelines 

for assessing 

the effects of noise generrated 

by servicing 

(e.g. . 

deeliveries 

andd 

refuse collection), 

the significance e of the pote ential effectss 

on existing g NSRs wass 

baased 

on the ccriteria 

provid ded in Tablee 

10.3. 

Caar 

Park Noise 

10.41. In the absencee 

of guidelines 

for assesssing 

the effe ects of noise e generated by car parking 

activities, , 

the 

significancce 

of the po otential effectts 

on existin ng NSRs wa as based on the significa ance criteriaa 

prrovided 

in Taable 

10.3. 

Baseline 

Coonditions 

Exxisting 

and FFuture 

Noise Sensitive Reeceptors 

10.42. Thhe 

closest eexisting 

sens sitive receptoors 

to the Site S were ide entified followwing 

a walk kover on 3rdd 

Occtober 

2011. 

Existing sensitive s recceptors 

are id dentified in Figure 10.1 and are sum mmarised inn 

Taable 

10.5. 

Taable 

10.5 

NSR Description 

Plant Nois se Significancce 

Criteria 

Existing Noise 

Sensitivve 

Receptors s 

Significance e Criteria 

Negligible 

Minor advers se 

Moderate adv verse 

Substantial adverse a 

A Residential 

properties 

on Colnee 

Street approximately 

250m m from easternn 

site boundar ry. 

B Officces 

on Bristol Packet Wharff 

approximatel ly 45m from western w site booundary. 

C The Potters Public c House locatted 

immediately 

adjacent to the northern ssite 

boundary. 

D Residential 

Prope erties on Emlynn 

Street appro oximately 120m 

from the soouthern 

site bo oundary. 

E Univversity 

of Wale es Newport Caampus 

87m from 

western si ite boundary. 

F Jaclyn 

Dawson So olicitors John Frost Square, , Newport imm mediately adjaccent 

to site bo oundary 

G Winlllan 

Building im mmediately addjacent 

to site boundary 

H Monnmouthshire 

Building 

Societty 

immediately y adjacent to site s boundary 

Friars Walk, 

Newport 

Chapteer 







Baaseline 

Noisee 

Surveys 

Baaseline 

noisee 

surveys were w undertaken 

from the e 3 

weere 

selectedd 

to represe ent the propposed 

poten 

Deevelopment 

itself. 

10.43. . The adoptedd 

survey loca ations are preesented 

as F 

rd to 4 th October O 2011. 

Monitoring 

locationss 

ntially sensit tive receptoors 

within th he proposedd 

Figure 10.1 and a summarissed 

in Table e 10.6. 

10.44. Thhe 

monitoredd 

noise levels s are presennted 

in full as Appendix 10 0.2 and summmarised 

in Table T 10.7. 

Location 

(Figure 

10.1) 

N1 

N2 

N3 

N4 

N5 

Taable 

10.6: Noise Mon nitoring Locaations 

Monitoring 

DDescription 

Obser rvations and Predominant t Noise 

LLocation 

(Figure 

10.1) 

Sourc ces 

N1 RResidential 

pro operties on Coolne 

Street Noise climate dominnated 

by dista ant road 

aapproximately 

250m from eaastern 

site 

bboundary. 

traffic noise and locaal 

pedestrian traffic. 

N2 OOffices 

on Bris stol Packet Whharf 

Noise climate dominnated 

by road traffic noise 


45m from weestern 

site 

bboundary. 

from th he Kingsway. 

N3 TThe 

Potters Pu ublic House loocated 

Noise climate dominnated 


immmediately 

ad djacent to the northern site associ iated with taxi drop-offs and d the 

bboundary. 

adjace ent bus stationn. 

N4 RResidential 

Pro operties on Emmlyn 

Street Noise climate dominnated 

by road traffic 


120m from thhe 

southern sit te access sing the existing 

Kingsway Car park 

bboundary. 

and bu us movementss 

along dedica ated bus 

lane. 

N5 UUniversity 

of Wales W Newporrt 

Campus 87m m Noise climate dominnated 


ffrom 

western site s boundary. . 

from th he Kingsway. 

Taable 

10.7 

Monitored Baseline Nooise 

Levels 

Representattive 

Monitoring 

Period 

NSR 

LAeq,T* LA10, 

NSR A Daytime (07:00 – 

23:00) 

55 56 6 52 

Night-tim me (23:00 – 

07:00) 

48 49 9 40 

NSR B Daytime (07:00 – 

23:00) 

72 73 3 64 


07:00) 

- - - 

NSR C, F,G aand 

H 

Daytime (07:00 – 

23:00) 

62 65 5 59 


07:00) 

59 61 1 51 

NSR D Daytime (07:00 – 

23:00) 

67 66 6 53 


07:00) 

57 59 9 42 

NSR E Daytime (07:00 – 

23:00) 

73 76 6 64 


07:00) 

- - - 

Nootes: 

* Duringg 

the daytime, T is 1 hour. Durring 

the night-tim me, T is 30 minu utes 

# 

Maximmum 

monitored noise level durinng 

survey perio od 

Friars Walk, 

Newport 

Chapteer 







T* 

Average 

L 

LA90,T* 

Minimum + 

51 

37 

62 

- 

52 

49 

51 

41 

62 

- 

Maximum 

83 

61 

98 

- 

78 

80 

98 

75 

99 

- 

# 

LA Amax 

90 th 

Percentile ++ 

69 

59 

92 

- 

77 

77 

89 

74 

97 

-

+ Minim 

um monitored 1hr 1 LA90 during ddaytime, 

minimu um 5min LA90 du uring night-time 

++ th 

90 ppercentile 

of maximum 

monitoreed 

values to rem move statistical outliers 

- Recepptor 

closed durin ng night-time ass 

such night-time 

baseline not required. r 

10.45. Duuring 

the dayytime 

period monitored nnoise 

levels were w found to t range betwween 

55 and d 72dB LAeq,TT 

Thhe 

surveyor noted the dominant 

noisse 

sources in the area of the propoosed 

Development 

to bee 

rooad 

traffic. However, limited vehiicle 

noise associated a with w HGVs accessing the existingg 

coommercial 

prremises 

was also noted. 


the nigght-time 

period 

noise levvels 

were typ pically lower r (48dB LAeq, ,8hr to 59dB LAeq,8hr) thann 

those 

experiennced 

during the t daytime period as a result r of redu uced road annd 

rail traffic noise duringg 

this 

period. 

Potential 

Effects 

Demolition 

aand 

Constr ruction 

10.47. Ass 

set out in CChapter 

6: Development 

Programme, 

Constructio on and Demoolition, 

it is assumed 

thatt 

ann 

Environmental 

Manage ement Plan (EEMP) 

would be prepared d and implemmented 

for th he demolitionn 

annd 

constructtion 

phase of o the Deveelopment 

to manage an nd minimise adverse en nvironmentall 

efffects 

includinng 

noise and d vibration. 

Coonstruction 

NNoise 

10.48. Information 

onn 

the anticipated 

construuction 

phasin ng, type of plant p and equuipment 

to be b used andd 

hoours 

of opeeration 

is provided p in Chapter 6: 6 Developm ment Prograamme, 

Dem molition andd 

Coonstruction. 

This informa ation was used 

as the ba asis of this as ssessment. 

10.49. Caalculations 

wwere 

underta aken using tthe 

data and d procedures s set out in BS 5228-1:2 2009 for thee 

nooisiest 

consttruction 

phas ses to derivve 

indicative e noise levels 

at selecteed 

NSRs. The highestt 

coonstruction 

nnoise 

levels tend to bee 

associated 

with plant 

used duriing 

piling, earthmoving, 

e , 

cooncreting 

annd 

road pav vement connstruction. 

During fit-o out, construcction 

noise is typicallyy 

siggnificantly 

lower. 

10.50. Thhe 

constructiion 

noise calculations 

asssume 

that plant 

would be e operating aat 

the closest 

point to thee 

NSSR, 

i.e. the SSite 

boundar ry, and do noot 

take into account a any existing e or pproposed 

scre eening. Thee 

caalculated 

noisse 

levels are e presented iin 

Appendix 10.3 and the e effect signifficance 

is summarised 

inn 

Taable 

10.8. 

Friars Walk, 

Newport 

Chapterr 







Taable 

0.1 

RReceptor 

A 

B 

C 

D 

E 

F 

G 

H 

Demolition n and Constrruction 

Noise e Impact Sum mmary 

Activity A Impac ct 

Site Clearance and 

Demolition 

Negligible e Neegligible 


Substantia al 

Adverse e 



Substantia al 

Adverse e 

Substantia al 

Adverse e 

Substantia al 

Adverse e 

Surface Breakout and 

Ground 

Preparation 

Subbstantial 

Addverse 

Subbstantial 

Addverse 

Subbstantial 

Addverse 

Subbstantial 

Addverse 

10.51. Thhe 

worst case 

predicted noise n levels presented in n Appendix 10.3 

and summmarises 

in Table T 10.8. 

10.52. Taable 

10.8 inndicate 

that the threshoold 

levels (s see Table 10.2) 

would be exceede ed for thosee 

seensitive 

receptors 

closes st to the propposed 

works s in particular 

when conssidering 

thos se structuress 

whhich 

have cuurrent 

structu ural ties to tthe 

developm ment namely y Jaclyn Dawwson 

Solicito ors (NSR F), , 

Pootters 

Pub (NNSR 

D), Willam 

Building (NSR G), an nd Monmouthshire 

Buildiing 

Society ( NSR H). Alll 

woorks 

will be uundertaken 

under u strict ccontrols 

set out o in a site specific Envvironmental 

Management 

M t 

Plan, 

howeverr, 

in the abse ence of mitiggation, 

the as ssessment in ndicates thatt 

negligible to o substantiall 

addverse 

effectts 

would aris se during thee 

constructio on phase of the Developpment. 

Give en that somee 

suubstantial 

adverse 

effects s have been predicted mitigation m measures 

woulld 

be require ed. Potentiall 

mitigation 

meaasures 

are discussed 

in tthe 

relevant section s of thi is Chapter. 

Coonstruction 

TTraffic 

10.53. In addition to cconstruction 

plant operatting 

on the Site, S there wo ould be somee 

movement of materialss 

to and from the 

Site by roa ad. As set out 

in Chapter 

8: Transport 

and Accesss, 

a Constru uction Trafficc 

Management 

Plan would be b agreed wwith 

NCC to minimise m the e temporary and intermitt tent adversee 

efffects 

that cconstruction 

traffic can cause. Peak 

levels of noise orr 

vibration arising a fromm 

coonstruction 

vvehicles 

shou uld not be anny 

greater th han can pres sently arise ffrom 

existing g heavy dutyy 

veehicle 

movemments 

on the e existing roaads, 

and wou uld be less th han those froom 

the main constructionn 

woorks 

on the Site, such as a piling opeerations. 

As s such, it is considered that the potential 

noisee 

efffects 

of consstruction 

traff fic associated 

with the pr roposed Development 

woould 

be negligible. 

Main excavation to 

basement level 

ligible 

Piling Foundations and 

Slab 

Construction 

Negligible Neg 

Negligible Negligible 

Substantial l Subsstantial 

Adverse Advverse 









Main Building 

Construction 

Negligible 

Negligible 

Substantial S 

Adverse 

Negligible 

Negligible 

Substantial S 

Adverse 

Substantial S 

Adverse 

Substantial S 

Adverse 

Friars Walk, 

Newport 

Chapterr 







Coonstruction 

VVibration 

and d Structure-bbourne 

Noise e 

10.54. Deetails 

of pilinng 

locations, methods annd 

plant likely 

to be used 

during thee 

construction 

phase aree 

neecessarily 

inddicative 

at th his stage, annd 

would be likely to chan nge during thhe 

works. This T makes itt 

diffficult 

to accuurately 

predict 

the vibration 

levels. 

10.55. Duue 

to the nnature 

of the e ground coonditions 

it is anticipate ed that piledd 

foundation ns, such ass 

Coontinuous 

FFlight 

Auger (CFA) pilees, 

would be 

used for constructioon 

(refer to Chapter 6: : 

Deevelopment 

Programme, 

Demolition and Constr ruction). The e use of CFFA 

piling wou uld minimisee 

vibbration 

expoosure, 

reduc cing the likeelihood 

of cosmetic c damage 

and aadverse 

com mment fromm 

occcupiers 

of neighbouring 

buildings. HHowever, 

app propriate con ntrols to miniimise 

vibratio on would stilll 

bee 

required foor 

all works within w 30m off 

the vibratio on sensitive receptors. r GGiven 

that the 

majority off 

exxisting 

sensitive 

recepto ors are in eexcess 

of 30m 3 from the 

Site bouundary 

vibra ation effectss 

asssociated 

witth 

the propos sed works woould 

be on th hese recepto ors negligiblee. 

10.56. Hoowever, 

therre 

would be the potentiall 

for those se ensitive rece eptors closesst 

to the prop posed workss 

naamely 

Jaclynn 

Dawson So olicitors (NSSR 

F), Potter rs Pub (NSR R D), Winllann 

Building (N NSR G), andd 

Monmouthshirre 

Building Society S (NSRR 

H) to be exposed e to vibration whhich 

has und dergone littlee 

atttenuation 

ass 

a result of distance. It 

is currently y proposed that t where bbuildings 

are e structurallyy 

joined 

a separation 

cut would 

be unddertaken 

prio or to the com mmencementt 

of the main 

demolitionn 

woorks 

so as too 

minimise th he potential fo for the transm mission of str ructure-bournne 

noise and d vibration too 

arrise. 

Nonethheless, 

given n the proximity 

of the works 

to the se ensitive recepptors 

there would w be thee 

pootential 

for att 

worst mode erate adversse 

effects to remain. 

Completed 

Development 

Rooad 


10.57. Annalysis 

of the 

traffic data a provided bby 

Arup (see e Appendix 10.4) 1 indicatees 

that when n comparingg 

the 

‘without DDevelopmen 

nt’ scenario and the ‘w with Develop pment’ scennario 

for the e completedd 

Deevelopment 

year of open ning (2015) aand 

a worst case c design year 2030, tthere 

would be a changee 

in road traffic noise levels of between 0.4 and 0.9d dB on all modelled 

links wwith 

the exce eption of thee 

prroposed 

Site access. An n increase inn 

noise levels s of this mag gnitude would 

give rise to o negligiblee 

efffects 

at nearrby 

sensitive receptors. 

10.58. WWhen 

consideering 

the proposed 

site aaccess 

and with w reference 

to Table 10.3 

an increase 

in noisee 

levvels 

of 3.4dB 

has been predicted. An increase e in noise le evels of thiss 

magnitude would havee 

minor 

adversee 

effects, how wever, givenn 

that no sen nsitive recept tors are locatted 

along this 

link actuall 

efffects 

are connsidered 

to be b negligiblee. 

Fix ixed Mechannical 

Plant No oise 

10.59. Anny 

items of ffixed 

plant in nstalled as paart 

of the De evelopment would w have tthe 

potential to generatee 

nooise. 

Noisee 

limiting criteria 

determmined 

in line e with the criteria set out in Tabl le 10.4 andd 

baackground 

nnoise 

levels set out in TTable 

10.7 with w regards s to plant arre 

set out in n Table 0.2. . 

Addherence 

to these limiting g criteria wouuld 

ensure th hat negligible e effects arisse. 

Taable 

0.2: 

RReceptor 

A 

B 

Plant Noise 

Limiting Crriteria 

Period 

Daytimee 

(0700-2300) ) 

Night-timme 

(23:00-07: :00) 

Daytimee 

(0700-2300) ) 

Limiting Criteria (dB 

Friars Walk, 

Newport 

Chapterr 







51 

37 

52 

LAr,Tr)

10.60. 

RReceptor 

C 

D 

E 

F 

G 

H 

Att 

this stage in the design 

process thhe 

exact ma ake and mod del of plant tthat 

would be b present iss 

unnknown. 

Howwever, 

as a minimum m thee 

plant that would w be pres sent would innclude: 

• 

• 

• 

• 

Absorption chillers; 

Water cooled 

chillers; 

Air Handlinng 

Units; and 

Roof mounnted 

heat reje ection plant. 

10.61. Plant 

specification 

is suff ficiently flexxible 

to ensu ure that suit tably quiet, non-tonal plant p can bee 

prrocured 

and/ /or mitigation n options suuch 

as scree ening (e.g. acoustic 

louve vers) can be installed ass 

neecessary 

to ensure that t guideline nnoise 

criteria a are met. Furthermorre 

given the e interveningg 

disstance 

between 

the plan nt and nearbby 

NSRs and d screening provided by the propose ed structuress 

themselves 

mmechanical 

se ervices noisse 

would giv ve rise to ne egligible effeects 

to near rby sensitivee 

reeceptors. 

Deelivery 


Noi ise 

Period 

Daytimee 

(0700-2300) ) 

Night-timme 

(23:00-07: :00) 

Daytimee 

(0700-2300) ) 

Night-timme 

(23:00-07: :00) 

Daytimee 

(0700-2300) ) 

Daytimee 

(0700-2300) ) 

Daytimee 

(0700-2300) ) 

Daytimee 

(0700-2300) ) 

Limiting Criteria (dB 

10.62. Deelivery 

and sservicing 

for r the proposeed 

developm ment would take t place vvia 

covered service s bayss 

loccated 

at bassement 

level and accesssed 

via the existing e dedicated 

site aaccess 

locate ed off Emlynn 

Sttreet. 

The ppotential 

effects 

of vehiclles 

accessing 

the site ha as been asssessed 

in the e road trafficc 

nooise 

assessmment 

present ted above annd 

indicated negligible n effects. 

10.63. WWhen 

consideering 

deliverie es themselvees 

given that t the service bays would be covered and as suchh 

sccreened 

fromm 

adjacent nearby n sensiitive 

recepto ors, the potential 

effects of service and a deliveryy 

nooise 

would bbe 

negligible e. Nonethelless 

at this time t it is not 

possible too 

accurately quantify thee 

nuumber 

of delivery 

vehicle es that may bbe 

associated 

with the De evelopment as they are likely to varyy 

in accordancee 

with the future occcupants. 

However, H the e Developmment 

also in ncludes thee 

immplementation 

of a Delivery 

and Seervicing 

Management 

Plan P promotiing 

sustaina able deliveryy 

prractices 

and setting out how h the Serrvice 

Yard will 

be manag ged. The Deeveloper 

will prepare thee 

plaan 

which will 

be approve ed by Newport 

Council pr rior to occupa ation. The doocument 

will l cover: 

• Managing the deliverie es (includingg 

by courier) ) and servicing 

requiremments 

of offic ce and retaill 

tenants: 

• Hours of opperation 

of th he Service AArea; 

and 

• Refuse andd 

recycling collections. 

Friars Walk, 

Newport 

Chapterr 







52 

49 

51 

41 

62 

52 

52 

52 

LAr,Tr)

Caar 

Park Noisse 

10.64. Thhe 

proposed Developme ent includes ffor 

a total of f 360 parking g spaces whhich 

would be b located att 

grround 

floor leevel 

and accessed 

via thee 

main site access a off the 

Kingsway. . The potent tial effects off 

caars 

arriving aand 

departin ng from the Developmen nt have been n assessed in the road traffic noisee 

seection 

of this chapter and d negligible eeffects 

identified. 

10.65. WWhen 

consideering 

the mov vement of veehicles 

within n the car par rk, given thaat 

the car par rks would bee 

loccated 

at grouund 

floor level 

and wouldd 

be fully scre eened from nearby n existiing 

and prop posed NSRs, , 

neegligible 

effeects 

are pred dicted. Caree 

should how wever be taken 

to ensuree 

that the internal 

designn 

of f car parks mmitigates 

the e transmissioon 

of noise from f car par rks to sensittive 

spaces above. It iss 

unnderstood 

that 

the groun nd floor slab is to be 210 0mm thick concrete c whicch 

should be e more thann 

suufficient 

to mmitigate 

the tr ransmission of noise bet tween the ca ar park and sspaces 

abov ve to ensuree 

neegligible 

effeects 

remain. 

Nooise 

from Pro roposed Uses s 

10.66. Thhere 

are a number of proposed p usses 

associat ted with the completed, occupied Development 

D t 

whhich 

may gennerate 

noise, 

namely: 

• 

• 

• 

• 

• 

Retail usess 

(A1) to inclu ude a new anchor 

depart tment store on o three leveels 

at the nor rthern end off 

the site; 

Leisure (D22) 

to include a six screenn 

multi-screen 

cinema; 

Restaurantts 

and Café (A3) ( to includde 

the provis sion of seven n family restaaurants; 

Public Houuse 

Extension n (A4), an exxtension 

to th he Potters Pu ub to replacee 

the current t garden/rearr 

extension wwhich 

lies within 

the appllication 

site; and 

Bus Stationn, 

provision of o a new (repplacement) 

bus b station co omprising 155 

stands. 

10.67. Thhe 

exact nature 

of the re etail uses is nnot 

yet know wn because this 

is depenndent 

on occupiers 

beingg 

seecured. 

Hoowever, 

cons sideration wwould 

need to be given n to noise pprior 

to occupation 

andd 

opperation 

to ennsure 

that th he amenity off 

surrounding g uses is pro otected. 

10.68. Nooise 

break-out 

from any of thee 

proposed buildings, which maay 

include retail usess 

(bbars/cafes/resstaurants) 

and a the prooposed 

cinem ma, would be negligiblle 

because the façadee 

inssulation 

provvided 

by the e new constrruction 

would d be more th han adequatte 

to attenua ate internallyy 

geenerated 

noise 

to below w the existingg 

ambient no oise levels in 

the vicinityy 

of the Site e. Standardd 

coontrols, 

whichh 

could be secured s throuugh 

planning g conditions relating to oppening 

hours s and use off 

ouutside 

space, 

would also minimise thee 

potential no oise effects on o sensitive receptors. 

10.69. Foor 

any of thee 

proposed on-site usess 

appropriate e noise cond ditions couldd 

be used to o control thee 

pootential 

for nnoise 

emana ating from wwithin 

the Development, 

in order too 

prevent an nnoyance orr 

dissturbance 

too 

neighbourin ng premises on or off the Site. 

10.70. WWhen 

consideering 

the pro oposed replaacement 

bus station, the facilities proovided 

would d be smallerr 

than 

the existting 

bus stat tion and would 

be fully screened by y the propossed 

structure es, from thee 

cloosest 

nearbyy 

noise sensitive 

receptoors, 

namely The T Potters Public P Housee 

(NSR D). As A such, thee 

pootential 

effeccts 

associated d with noise from the bus s station wou uld be negliggible. 

10.71. Hoowever, 

in thhe 

absence of o mitigation it is conside ered that the e proposed uuses 


D t 

woould 

have thhe 

potential to give rise to at worst minor adve erse effects on nearby existing andd 

prroposed 

NSRRs. 

MMitigation 

Friars Walk, 

Newport 

Chapterr 







Demolition 

aand 


10.72. Diisturbance 

frrom 

construc ction activitiees 

can be de efined as a temporary t nuuisance 

to people p in thee 

arrea 

that can occur at an ny time betwween 

the sta art of demolition 

works and the ope ening of thee 

Deevelopment. 

A construction 

Enviroonmental 

Ma anagement Plan P (EMP) wwould 

be pr repared andd 

immplemented 

for the Site e to mitigatee 

and monitor 

environm mental effect cts, including g noise andd 

vibbration, 

during 

the dem molition and construction phase. In accordancee 

with stand dard workingg 

prractices, 

the principles of f ‘best practiccable 

means s’ (BPM), as defined in thhe 

CoPA 197 74, would bee 

ussed 

to reducce 

emissions s throughout the construction 

period. . This wouldd 

incorporate e the use off 

measures 

to ccontrol 

noise e and vibratioon 

that do not 

unreasonably 

inhibit tthe 

work, and 

the use off 

woorking 

methoods 

that resu ult in minimumm 

effects com mpatible with h best workinng 

practices. 

10.73. Nooise 

control measures, such as thee 

siting of fix xed plant aw way from NSSRs, 

the use e of properlyy 

sillenced 

plantt, 

and scree ening / encloosures 

wher re appropriat te, would ennsure 

that any a imposedd 

daaytime 

consttruction 

noise 

limit is noot 

exceeded at NSRs ad djacent to thhe 

Site. In practice, p thee 

deegree 

of noisse 

attenuatio on from screeening 

and ot ther measure es, such as separation distance d andd 

opperational 

timmes, 

would likely 

be greeater 

than 10 0dB, which would w reducee 

the constr ruction noisee 

levvels 

shown in Technica al Appendix 10.3 for the e earthmovin ng, piling annd 

concreting g phases too 

beelow 

the individual 

thres shold levels for each NS SR. Further analysis of the potentia al noise andd 

vibbration 

effeccts 

on local receptors r woould 

be carrie ed out during g the Develoopment's 

det tailed designn 

onnce 

more acccurate 

inform mation on connstruction 

methods 

and plant p is available, 

so that t appropriatee 

coontrols 

can bbe 

agreed with 

NCC’s Environmenta 

al Health Dep partment (EHHD) 

and imp plemented inn 

addvance 

of thee 

works. 

10.74. Apppropriate 

coonditions 

to minimise m noise 

and vibra ation would be b imposed oon 

the Contra actor as partt 

of f their contracct 

requireme ents. Controll 

measures would w be inco orporated intto 

the EMP, which wouldd 

bee 

drafted in aaccordance 

with w NCC’s rrequirements 

s and best pr ractice guidaance. 

The co ontent of thee 

EMMP 

would bee 

finalised prior p to the ccommencement 

of the works w throughh 

liaison wit th NCC, andd 

woould 

be likelyy 

to include the t following measures: 

• Selecting innherently 

quiet 

plant; 

• Using, wheere 

necessar ry and practiccable, 

enclos sures and sc creens arounnd 

any noisy fixed plant; 

• Limiting site 

work hours s, where posssible; 

and 

• Adhering too 

relevant Br ritish Standarrds. 

10.75. Prrovision 

wouuld 

also be made for sppecific 

noise and vibratio on criteria too 

be adhere ed to, wheree 

feasible, 

and for suitable 

plant annd 

working methods to 

be agreeed 

with NC CC prior too 

coommencemeent 

of works. On-site moonitoring 

of noise 

and / or r vibration wwould 

also be e carried out, , 

whhich 

would aassist 

in contr rolling levelss 

at specific NSRs. N 

10.76. ‘PPrior 

Consentt’ 

procedures s with NCC ( (under Section 

61 of CoP PA 1974) maay 

also be im mplemented. . 

Thhis 

would proovide 

NCC with w the neceessary 

details s relating to constructionn 

method statements 

andd 

coonstruction 

nnoise 

and / or o vibration eeffects, 

there eby enabling g NCC to check 

that BPM 

are beingg 

ussed 

and that the noise and 

vibration controls are effective. In 

authorisingg 

an applicat tion for Priorr 

Coonsent, 

NCCC 

can apply reasonable r cconditions 

wh here these ar re consideredd 

necessary y. 

10.77. In addition, ass 

described in 

Chapter 6: : Developme ent Programm me and Consstruction, 

a Construction 

C n 

Loogistics 

Plan would be developed 

to minimise the 

potential effects e from cconstruction 

traffic. Keyy 

coontrols 

wouldd 

include: 

• Provision too 

ensure tha at unloading iis 

carried out t on-site rath her than on thhe 

adjacent roads; r 

Friars Walk, 

Newport 

Chapterr 







• 

• 

Routing of construction n vehicles via 

designated d routes, wh hich would bbe 

agreed with 

NCC andd 

other relevant 

authoritie es; and 

Phasing off 

materials deliveries d whhich 

would be b controlled d on a 'just-in-time' 

basis, 

whereverr 

possible, mminimising 

tra avel time andd 

traffic cong gestion aroun nd the Site. 

10.78. Thhe 

EMP wouuld 

also includ de 

• Requiremeents 

for monit toring and reecord-keeping; 

• Mechanismms 

for third parties to rregister 

com mplaints and the proceddures 

for responding 

too 

complaints; 

• Provisions for reporting, 

public liaaison 

and pr rior notification, 

especiaally 

where dispensationss 

would be reequired; 

• Requiremeents 

for monit toring of noisse 

and / or vibration 

as well w as audit pprocedures. 

10.79. Thhe 

above coontrols 

are re egularly and successfully y applied to large scale construction n projects inn 

orrder 

to minimmise 

noise and a vibrationn 

effects on n local comm munities. Thhe 

applicatio on of similarr 

coontrol 

measuures 

during th he constructiion 

of the De evelopment would w likewisse 

ensure that 

the workss 

prroceed 

with tthe 

minimum m disturbancee 

to business ses, pedestria ans and locaal 

residents. 

Completed 

Development 

Rooad 


10.80. Ass 

negligible eeffects 

as a result of roaad 

traffic noi ise have bee en predicted no additional 

mitigationn 

measures 

wouuld 

be requir red. A Travvel 

Plan would 

however be b in place tto 

minimise travel to thee 

Site 

by car as far as possib ble. 

Buuilding 

Servicces 

Plant 

10.81. On 

the basis that quiet, non tonal pplant 

can be e procured and/or a additioonal 

mitigation 

such ass 

sccreening 

andd 

silencers can c be instaalled 

a neglig gible effect as a a result oof 

mechanic cal plant hass 

beeen 

predictedd. 

Deelivery 


Noise 

10.82. Ass 

negligible eeffects 

as a result of dellivery 

and se ervicing noise 

have beenn 

predicted no n additionall 

mitigation 

meaasures 

would d be requiredd. 

Caar 

Park Noise 

10.83. Given 

that the 

proposed car parks would be lo ocated at ba asement levvel, 

they wo ould be fullyy 

sccreened 

fromm 

nearby NSR Rs and addittional 

mitigat tion measure es would not be required. 

Nooise 

from Prooposed 

Uses s 

10.84. Thhe 

assessmeent 

results sh how that thee 

proposed la and uses within 

the Deveelopment 

wo ould give risee 

at t worst to minnor 

adverse effects on exxisting 

NSRs s and future NSRs. The use of adeq quate façadee 

deesign 

and sttandard 

con ntrols, which could be secured s thro ough planninng 

conditions s relating too 

oppening 

hourss 

and use of o outside sspace, 

would d further red duce the pootential 

noise e effects onn 

seensitive 

recepptors. 

Friars Walk, 

Newport 

Chapterr 







RResidual 

efffects 

and Conclusiions 

Demolition 

aand 


Coonstruction 

NNoise 

10.85. Apppropriate 

mmeasures 

to mitigate and 

control no oise from co onstruction wworks 

are av vailable andd 

woould 

be implemented 

in by means oof 

appropriat te planning conditions. c 

As a conseq quence, it iss 

ennvisaged 

thaat 

the const truction workks 

would pr roceed with the minimuum 

disturban nce to locall 

reesidents. 

Neevertheless, 

some s short-tterm 

disturba ance to sens sitive receptoors 

immediat tely adjacentt 

to the Site would 

be likely during the cconstruction 

works, w result ting in tempporary 

minor r adverse too 

neegligible 

effeects 

at all ex xisting and prroposed 

rece eptors on and d in the vicinnity 

of the Development. 

10.86. A Construction 

Traffic Ma anagement PPlan, 

including 

a constru uction trafficc 

routing plan, 

would bee 

aggreed 

with NNCC 

to minim mise the temmporary 

and intermittent effects thatt 

construction 

traffic cann 

caause. 

It is thherefore 

considered 

that there would d likely be a negligible rresidual 

effec ct on nearbyy 

exxisting 

and proposed 

pote entially NSRRs 

as a result t of construct tion traffic nooise 

and vibra ation. 

Coonstruction 

VVibration 

10.87. WWith 

regards to the poten ntial effects of construct tion-generate ed vibration on nearby existing andd 

prroposed 

poteentially 

sensitive 

receptoors, 

vibration n limits would 

be set to ensure com mpliance withh 

naational 

standdards 

and he ence, minimiise 

the risk of o complaint ts or buildingg 

damage. These limitss 

woould 

be conntrolled 

throu ugh the impplementation 

of an EMP P. Followingg 

the implem mentation off 

apppropriate 

mmitigation 

me easures, coonstruction-ge 

enerated vib bration woulld 

likely hav ve at worstt 

teemporary 

miinor 

adverse e residual eff ffects on future 

sensitive receptors. 

Completed 

Development 

Rooad 


10.88. Given 

that noo 

mitigation measures m arre 

considere ed necessary y, the likely residual effe ects of roadd 

traaffic 

noise onn 

nearby exis sting potentiaally 

sensitive e receptors would w be neggligible. 

Buuilding 

Servicces 

Plant 

10.89. Given 

the use of appropria ate fixed mecchanical 

plan nt, suitable lo ocations andd 

mitigation in n the form off 

accoustic 

encloosures 

and louvres, 

the likely residu ual effects of f fixed mechhanical 

and service s plantt 

nooise 

generateed 

as a result 

of the propposed 

Develo opment would 

be negligiible. 

Deelivery 


Noi ise 

10.90. Given 

that no mitigation measures m aree 

considered d necessary, the likely reesidual 

effect ts of deliveryy 

annd 

servicingg 

noise on nearby exissting 

and fu uture potent tially sensitivve 

receptors 

would bee 

neegligible. 

Caar 

Park Noisse 

10.91. Given 

that no mitigation measures m aree 

considered necessary, the likely ressidual 

effects s of car parkk 

nooise 

on nearbby 

existing and 

future potentially 

sens sitive recepto ors would bee 

negligible. 

Friars Walk, 

Newport 

Chapterr 







Nooise 

from Pro roposed Uses s 

10.92. Nooise 

generatted 

as a resu ult of the retaail, 

and leisure 

uses prop posed within the Develop pment wouldd 

likkely 

give rise to a negligi ible residual effect on ne earby sensitiv ve receptors. . 

Summary 

10.93. A summary off 

the potentia al effects, mitigation 

mea asures and resulting r resiidual 

effects (accountingg 

for 

mitigation) are summar rised in Tablee 

0.3. 

Taable 

0.3 

Summary Table 

Potential P Effecct 

/ 

Isssue 

Significance 

S 

DDemolition 

annd 

Construction 

CConstruction 

nnoise 

Temporary T Neegligible 

to 

Substantial S Ad Adverse 

TTraffic 

noise and 

Negligible N 

vvibration 

CConstruction 

vvibration 

Temporary T Mooderate 

Adverse A 

(E Effects on struuctures 

would w be negliggible) 

CCompleted 

Deevelopment 

TTraffic 

noise 

Negligible N 

FFixed 

plant and 

Negligible N 

mmechanical 

seervice 

nnoise 

DDelivery 


Negligible N 

NNoise 

CCar 

Park Noisee 

Negligible N 

PProposed 

Usees 

Minor M Adversee 


Implementatio on of Site 

specific EMP, 

including: 

Selecting inherently 

quiet 

plant; 

The use, whe ere necessary y 

and practicab ble, of 

enclosures an nd screens 

around noisy fixed plant; 

Limiting Site work w where 

possible to da aytime hours; 

and 

Adherence to o relevant Britiish 

Standards. 

Implementatio on of a 

Construction Logistics Plann 

Implementatio on of Site 

specific EMP, 

including: 

Selecting inherently 

low 

vibration plan nt; 

Limiting Site work w where 

possible to da aytime hours; 

and 

Adherence to o relevant Britiish 

Standards. 

None Require ed 

Procurement of quiet non 

tonal plant an nd use of 

screening wh here appropriaate. 

None Require ed 

None Require ed. 

Adequate faç çade design 

secured by way w of a suitabbly 

worded plann ning condition. . 

Controls on opening o hours 

and use of ou utside space. 

Residua al Effect / 

Signific cance 

Tempor rary 

negligib ble to Minor 

Adverse e 

Negligib ble 

Tempor rary Minor 

Adverse e 

(Effects on 

structure es would be 

negligibl le) 

Negligib ble 

Negligib ble 

Negligib ble 

Negligib ble 

Negligib ble 

Friars Walk, 

Newport 

Chapterr 







References 

1 The Stationery Office Limited (1974), Control of Pollution Act, Chapter 40, Part III, 1974 

2 The Welsh Government, 1997 ‘ Technical Advice Note 11 ‘Noise’’ 

3 The Welsh Assembly Government, 2011, Planning Policy Wales 

4 The European Parliament, 2002, ‘Assessment and Management of Environmental Noise Directive 2002/49/EC 

5 The National Assembly of Wales ‘ Welsh Statutory Instrument 2006 No. 2629 ‘The Environmental Noise (Wales) 

Regulations 2006. 

6 Newport City Council, The Adopted Unitary Development Plan 

7 British Standard Institute 2009, British Standard 5228:Part 1- Code of practice for noise and vibration control on 

construction and open sites, part 1:Noise. 

8 British Standard Institute 2009, British Standard 5228:Part 1- Code of practice for noise and vibration control on 

construction and open sites, part 2:Vibration. 

9 British Standards Institute, 1997, Method for Rating Industrial Noise Affecting Mixed Residential and Industrial Areas’. 

10 Institute of Environmental Managment and Assessment (IEMA) 1993: Guidance Note No.1 ‘Guidelines for the 

Environmental Assessment of Road Traffic’ IEMA 

11 Department of Transport (1988) ‘Calculation of Road Traffic Noise’, HMSO, London 


Chapter 10: Noise and Vibration - Page 19 

Z:\Projects\E12300\100\Reports\Working Drafts\ES\Volume 1 - ES Main Document\Ch.10 Noise and Vibration\Chapter 10 Noise and 

Vibration_001.docx

11. Ground Conditions and Contamination 

Introduction 

11.1. This Chapter, which was prepared by Waterman Energy, Environment & Design Ltd, presents an 

assessment of the likely significant impacts of the Development with respect to ground conditions 

and contamination at the Site. It provides an overview of relevant legislation and policy, together 

with a description of the methodology used for the assessment. This is followed by a description of 

baseline conditions and the potential direct and indirect impacts of the Development. Where 

necessary, mitigation measures required to prevent, reduce or offset any adverse impacts are 

described. 

11.2. The following reports have been used in the preparation of this chapter and are included in 

Appendices 11.1, 11.2 and 11.3 of the ES: 

• Geo-Environmental Investigation, Friars Walk, Newport; 

• Preliminary Environmental Risk Assessment, Friars Walk, Newport; 

• Draft Preliminary Remediation Strategy, Friars Walk, Newport. 


Legislation 

11.3. Land contamination is regulated under several regimes, including environmental protection, 

environmental permitting, waste management, planning and development control, and health and 

safety legislation. 

Environmental Protection Act: Part IIA 1990 and Contaminated Land (Wales) Regulations, 2006 

11.4. UK legislation on contaminated land is principally contained in Part IIA of the Environmental 

Protection Act (EPA) 1990 1 , which came into force in April 2000 through enaction of Section 57 of 

the Environment Act 1995 2 . Part IIA is implemented by the Contaminated Land (Wales) 

Regulations 2006 3 and associated statutory guidance (National Assembly for Wales Guidance on 

Remediation of Contaminated Land) 4 . These documents describe the risk assessment 

methodology that should be adopted in assessing whether a site is contaminated or suitable for 

use. Within the legislation, contaminated land is defined as: 

“...any land which appears to the local authority in whose area it is situated to be in such a 

condition, by reason of substances in, on or under the land, that: 

(i) significant harm is being caused or there is a significant possibility of such harm being caused; 

or 

(ii) pollution of controlled waters is being, or is likely to be, caused.” 

11.5. For actual harm to occur, a significant pollutant linkage must be demonstrated using a site-specific 

source-pathway-receptor conceptual model. The presence of all three elements must be 

established to accord with the definition of contaminated land. The elements of the conceptual 

model are as follows: 

(i) source – the key pollutant hazards associated with the site; 

(ii) receptor – the key targets at risk from the hazards identified e.g. people, environmental assets, 

surface water or groundwater; and 


Chapter 11: Ground Conditions and Contamination - Page 1

(iii) pathway – the means by which the contaminant can reach and impact the receptor. 

Water Resources Act 1991 (Amendment) (England and Wales), 2009 

11.6. The Water Resources Act, 2009 5 protects the quality of groundwater and surface water, collectively 

defined as ‘controlled waters’. 

11.7. The Act is of specific relevance to soil contamination in those cases where the nature, extent and 

mobility of contamination present a risk of pollution of controlled waters. In such cases, the 

landowner is committing an offence if the pollution of controlled waters is not prevented once the 

Site has been identified as being a source of contamination. 

11.8. Under Section 161 of the Water Resources Act, the Environment Agency can serve a Works Order 

on a person or persons who cause or knowingly permit pollution of controlled waters. 

The Environmental Protection (Duty of Care) Regulations, 1991 (as amended) 

11.9. The Environmental Protection Regulations, 1991 6 relate to the requirements on waste producers to 

prevent the escape of waste, environmental pollution or harm to human health during the transfer, 

treatment or disposal of waste. 

Building Regulations, 2000 

11.10. The Building Regulations 2000 7 and specifically Approved Document C, Site Preparation and 

Resistance to Contaminants and Moisture outlines an approach for the assessment of 

contamination and preparation of sites prior to development. 


11.11. Planning Policy Wales 2011 8 draws attention to the contaminated land regime contained within 

Part IIA, stating that local planning authorities should take into account the nature, scale and extent 

of contamination which may pose risks to health and the local environment. If investigations have 

found significant contamination to be present, local authorities should ensure that development 

does not take place without appropriate remediation. 



11.12. Policies SP1 (Sustainability), and SP17 (Urban Regeneration) of the Newport Unitary Development 

Plan (UDP) 9 encourage the redevelopment of brownfield sites. Policy U13 deals specifically with 

contaminated land and builds on the national policy. If a site is suspected to be contaminated then 

a comprehensive site assessment will be required to define the nature and extent of contamination 

present. Development will not be permitted unless measures are taken in order that: 

• The occupiers of the development, together with adjacent land users, are not exposed to 

unacceptable risks; 

• The structural integrity of any proposed or existing building on or adjoining the site is not 

threatened; and 

• The contamination of any watercourse, water body or aquifer does not occur. 

11.13. The quality and quantity of surface water and groundwater resources, including related nature 

conservation interests, are protected through Policy U5 Water Supply; development will not be 

permitted which has an unacceptable impact on these resources. 



11.14. Newport City Council is in the process of creating a Local Development Plan (LDP) which will guide 

planning in Newport to 2026. Once adopted, this document will replace the existing UDP detailed 

above. 



11.15. A detailed desk study has been completed for the Site, which includes a site-specific conceptual 

model, defining the potential contamination sources, pathways and receptors and key potential 

pollutant linkages. The study has been undertaken in accordance with current contaminated land 

assessment best practice, including the DEFRA contaminated land report series and has included 

consultations with Newport City Council and the Environment Agency together with a review of 

previous site investigation information relating to work previously undertaken on Site. The 

assessment has also followed the contaminated land guidance produced by Newport City Council. 


11.16. There is no specific methodology or guidance for the assessment of impacts on ground conditions 

and contamination for the purposes of EIA. Significance criteria were therefore developed based on 

professional judgement and relevant experience. The criteria are based on the potential magnitude 

and duration of the impact, the sensitivity of the receiving receptor and the likelihood of the impact 

occurring. An explanation of the significance criteria used in this Chapter is provided in Table 11.1. 

Table 11.1: Significance Criteria for Ground Conditions and Contamination Assessment 

Significance Criteria Description 

Adverse Impact of Substantial Significance 

Acute or severe chronic impacts on human health 

and/or animal/ plant populations predicted. Impact 

on a potable groundwater or surface water resource 

of regional importance e.g. Principal Aquifer, public 

water reservoir or inner protection zone of a public 

supply borehole. 

Adverse Impact of Moderate Significance 

Proven (or likely significant) pollutant linkages with 

human health and/or animal/plant populations, with 

harm from long-term exposure. Impact on a potable 

groundwater or surface water resource at a local 

level e.g. impact on an outer groundwater source 

protection zone. 

Adverse Impact of Minor Significance 

Potential pollutant linkages with human health and / 

or animal / plant populations identified. Reversible, 

localised reduction in the quality of groundwater or 

surface water resources used for commercial or 

industrial abstractions, Secondary Aquifer etc. 

Insignificant 

No appreciable impact on human, animal or plant 

health, groundwater or surface water resources. 

Beneficial Impact of Minor Significance 

Risks to human, animal or plant health are reduced 

to acceptable levels. Local scale improvement to 

the quality of groundwater or surface water 

resources used for commercial or industrial 

abstraction. 

Beneficial Impact of Moderate Significance 

Significant local improvement to the quality of 

potable groundwater or surface water resources. 

Significant improvement to the quality of 

groundwater or surface water resources used for 

public water supply. 



Significance Criteria Description 

Beneficial Impact of Substantial Significance 


Current Site Conditions 

On Site 


Chapter 11: Ground Conditions and Contamination - Page 4 

Major reduction in risks to human, animal or plant 

health. Significant regional scale improvement to 

the quality of potable groundwater or surface water 

resources. 

11.17. A detailed description of the Site and surrounding land uses is provided in Chapter 3: Site 

Description and Setting. 

11.18. Groundcover across the Site generally comprises areas of hardstanding and building footprints; 

there is very little permeable groundcover. The bus station is surfaced with concrete, roads are 

surfaced with tarmacadam, pavements and other external public areas are surfaced with a 

combination of brick blocks, paving slabs and tarmac. Hardstanding is predominantly in good 

condition. 

11.19. The topography of the Site generally slopes from east to west. The bus station area is located at a 

lower level, with John Frost Square forming a flat ‘terrace’ within the Site, below Commercial Street 

further to the west. Upper Dock Street slopes up from Corn Street towards John Frost Square. 

Existing local ground levels range from approximately 9.0m AOD in the riverside area to the east of 

the Site, to 14.3m AOD at Commercial Street to the west, although there are pockets of land within 

the Site at levels below 9.0m AOD. 

Surrounding Land Uses 

11.20. The Site is located in a predominately commercial area of Newport, with a variety of retail, office 

and leisure premises located to the north, south, east and west. Several residential properties are 

located above commercial premises to the north and west of the Site. 

Published Geology 

11.21. The geology beneath the site, summarised in Table 11.2 below, has been established from the 

British Geological Survey 1: 50,000 scale geological map of Newport, Sheet 249, solid and drift 

edition and from previous site investigations detailed in the desk study report. No geological faults 

cross or are located in proximity to the Site. 

Table 11.2: Geology beneath the Site 

Stratum 

Depth to top of 

stratum 

Estimated 

Thickness 

Hard Standing 0.0 0.1-1.0 

Sub-base 

material 

0.2 0.6-1.0 

Made Ground 0.0-4.2 0.25-4.2 

Typical Description 

Concrete slab encountered in 8No window sample 

boreholes and 6No cable percussion/rotary 

boreholes 

Medium dense coarse grey clayey, sandy gravel. 

Gravel of brick, concrete and stone 

Ranging from medium dense to very dense grey 

slightly clayey sandy gravel of brick, concrete and 

stone. Occasional large (cobble to boulder size) 

pieces of brick and concrete. Also soft to firm grey

Stratum 

Completely 

weathered 

bedrock/ 

Alluvium (recent 

esturine and 

marine 

deposits) 

Marl (St 

Maughans 

Group 

Devonian Red 

Marl) 

Mudstone/Siltsto 

ne (St 

Maughans 

Group Old Red 

Sandstone) 

Sandstone (St 

Maughans 

Group Old Red 

Sandstone) 

Depth to top of 

stratum 

Estimated 

Thickness 

0.7-1.8 0.2-0.7 

0.25-6.9 0.2-4.2 

1.0-6.3 Unproven 

2.0-4.5 Unproven 

Typical Description 

gravelly clay with occasional red brick 



Soft to firm red and grey/green gravelly clay or 

brown silty, sandy gravel of weathered mudstone 

and siltstone. Occasional cobbles of mudstone and 

siltstone. 

Firm red gravelly clay becoming stiff/hard red clay 

with grey mottling. Highly to completely weathered 

mudstone becoming less weathered with depth. 

Moderately weak thinly bedded red/grey mudstone 

interbedded with moderately weak to moderately 

strong thin to medium bedded red/grey siltstone with 

occasional mudstone bands. 

Discrete bands of very weak/moderately weak to 

moderately strong red sandstone. 

11.22. No obvious signs of contamination were noted during site visits for the desk study and EIA, 

however minor localised hydrocarbon staining was noted on the bus station hardstanding and 

within the multi-storey car park adjacent to John Frost Square. During the previous site 

investigations, no obvious signs of visual or olfactory contamination were recorded in the 

exploratory hole logs. 

Hydrogeology 

11.23. Given the hardstanding groundcover across the Site current infiltration rates are considered likely 

to be low. 

11.24. According to the Environment Agency groundwater vulnerability map, Sheet 36, Mid Glamorgan, 

the Sandstone underlying the site is classified as a Secondary (A) Aquifer of variable permeability. 

The aquifer status indicates the aquifer may contain significant amounts of water that are important 

for local supplies and for base flows to local rivers. 

11.25. Some perched groundwater may be present within the Made Ground. It is considered likely that 

locally groundwater flow will follow the local topography and dip of the geology i.e. flow in an 

easterly or south easterly direction towards the Usk. Groundwater is likely to be in hydraulic 

continuity with the river and may be subject to some tidal variations in levels. 

11.26. The Environment Agency’s indicative groundwater abstraction map does not identify any 

groundwater abstractions within 1km of the site, and the site is not located within a Groundwater 

Source Protection Zone.

Table 11.3: Summary of Hydrogeological Properties of the Main Geological Strata 

Stratum 

Environment Agency 

Classification 

Hydrogeological significance 

Made Ground Not classified May contain limited volumes of groundwater. 

Alluvium(recent and 

esturine marine 

deposits) 

St Maughans 

Formation 

Hydrology 

Unproductive Strata 

Secondary (A) aquifer 



These are rock layers or drift deposits with low 

permeability that have negligible significance for 

water supply or river base flow. 

These are permeable layers capable of supporting 

water supplies at a local rather than strategic 

scale, and in some cases forming an important 

source of base flow to rivers. These are generally 

aquifers formerly classified as minor aquifers. 

11.27. The Site is located in the lower catchment of the River Usk, and within the upper part of the Severn 

Estuary - the river is tidal in the Newport area. The Site is located, at its closest point, 

approximately 50m to the west of the Usk, which is designated a Site of Special Scientific Interest 

and a Special Area of Conservation, and is therefore a sensitive receptor. 

11.28. Town Pill is a culverted watercourse located approximately 10m to the north of the Site, which 

flows in an easterly direction into the River Usk. The Environment Agency does not keep any 

records on river water quality of this watercourse or the Usk in the area of the Site. However, water 

quality and sediment loads within the Usk are important due to its ecological status. 

11.29. The foul and surface water drainage network currently comprises a variety of separate and 

combined gravity systems across the Site. These historically discharged directly to the river via 

tidal flaps, but now discharge into a combined trunk sewer of large capacity, located beneath 

Kingsway / Usk Way. The combined flows are transferred to the Nash Treatment Works some 

distance to the south of the Site. There have been some recorded instances of flooding in the area 

due to the volumes of surface water in the sewer system. 

Historical Land Uses 

11.30. Available Ordnance Survey maps show that by 1883, the majority of the Site had been developed, 

with terraced housing across the southern half of the Site and across the northern boundary. 

Railway lines ran along the eastern site boundary in the approximate location of Kingsway /Usk 

Way. Sidings extended into the northern section of the Site supplying a timber yard (later labelled 

as the Austin Friars Saw Mills). A corporation yard was also located in the central area of the Site 

at this time (although was redeveloped by 1902). A number of wharfs are shown on the riverside, 

to the east of the railway, and iron foundries are located in proximity to both the north and south of 

the Site. 

11.31. Light industry rapidly developed across the northern half of the Site. By 1902 the housing in the 

northern area of the Site had been replaced with industrial units, and a large electricity works was 

located to the north of Llanarth Street. This was later to become an electricity board depot. The 

Emlyn Ironworks had also been developed adjacent to the southern site boundary. 

11.32. Two corporation yards were opened in the central area of the Site between 1937 and 1955. 

Kingsway had been constructed adjacent to the railway lines by 1937, with a large car park over 

the site of the Saw Mills. The bus station was initially developed within the car park area, but was 

subsequently remodelled and significantly expanded to its current layout through the 1970’s. 

Expansion of the bus station and construction of the Capitol Car Park required the clearance of the

corporation yards and the electricity board depot. John Frost Square (including retail premises) 

was developed by the early 1980’s. 

11.33. Outside the site boundary, development of the riverside continued through the 20 th Century, with a 

petroleum storage depot located to the east of the Site between the 1950s and 1970s. This area 

was then redeveloped as a sand and gravel yard. 

Table 11.4 Historical Land Uses of the Site and the Surroundings 

Source Site Surroundings 

OS Map 

1883 

The central portion of the site is indicated to 

be occupied by the remains of a friary, 

refectory, friary walls and friary field. A 

corporation yard is also located in this area of 

the site. 

Numerous small, unnamed buildings are 

located in the north and south of the site. 

Railway lines are present running north to 

south along the eastern site boundary. 

1902 An electricity works is located in the east of 

the site. 

Sawmills, served by railway sidings are now 

located in the central area. 

Part of a corn mill, which extends to the east 

of the site, is indicated in the northeast corner 

of the site. 

1920 A road, Friars Street, is now indicated to cross 

the east of the site. 

The remainder of the site appears largely as 

in the earlier edition. 

1937 The sawmill is no longer present and a car 

park is now indicated in the central portion of 

the site. 

The railway lines in the east of the site have 

been removed and replaced by the Kingsway 

road. 

1955 The car park area of the site is now indicated 

to include a bus station and an ambulance 

depot is also indicated in this area of the site. 

The corn mill in the northeast of the site is 

now shown to comprise a flour mill. 

A small engineering works and warehouse 

are shown in the north of the site. 

The electricity works is now labelled as an 

electricity substation. 

A warehouse and small, potentially 

residential properties are indicated in the 

southern area of the site. 



Numerous wharfs with associated railway 

sidings are present along the banks of the 

River Usk, present to the east of the site. 

Further railway lines are present adjacent to 

the east of the site boundary. 

Three foundries are located in the vicinity of 

the site (45m northwest, 170m southeast and 

220m east). 

Two sawmills are located 85m northeast and 

100m east. 

A burial ground is located 205m southwest. 

An ironworks is located adjacent to the south 

eastern corner of the site. 

The foundry to the east of the site is now 

indicated to comprise a shipyard and 

foundry. 

The shipyard to the east and foundry to the 

north are no longer shown. 

The burial yard to the southwest is now shown 

as disused. 

Two large tanks are indicated adjacent to the 

eastern site boundary. 

The foundry present to the southeast of the 

site is now indicated to comprise a tiled 

fireplace works. 

The tanks present to the east of the site 

boundary are now indicated to be associated 

with a petroleum storage depot. 

Several warehouses are indicated to occupy 

the wharfs to the east of the site and a sand 

and gravel depot is also indicated in this 

area (30m east of the site).

Source Site Surroundings 

1965 The bus station has been relocated and is 

now present in the north of the site and the 

ambulance depot is no longer shown. 

A multi-storey car park has been constructed 

in the centre of the site and the electricity 

substation has been renamed as an electricity 

board depot. 

The buildings in the south of the site have 

been cleared. 

1970 A cinema is now located in the west of the 

site. 

Some roads have been constructed in the 

south of the site. 

1977 The bus station has relocated again and is 

now shown to occupy the northern and 

eastern portions of the site. 

The cinema is no longer shown. 

1982 A large roundabout and additional roads have 

been constructed in the south of the site. 

Several small buildings have also been 

constructed in the southwest. 

1987 Upper Dock Street and several small buildings 

have been constructed in the northwest of the 

site. 

1993 The site appears largely as in the earlier 

edition. 

1996 The site is largely unchanged from the earlier 

edition. 

2006 The site appears largely as in the earlier 

edition. 

2011 The southern area of the site is now shown to 

be unoccupied, the roads and roundabout 

previously indicated are no longer shown. 

Intrusive Investigation and Recorded Contamination 

Additional Reports 



The flour mill to the east of the site has been 

demolished and the railway lines along the 

eastern site boundary are no longer shown. 

A second sand and gravel yard is now 

indicated 30m east of the site. 

The fire place works is no longer indicated, 

although two warehouses and a smaller 

unspecified works is now located in this 

area. 

A small engineering works has been 

constructed 140m southeast. 

The rest of the surrounding area remains 

largely as in the earlier edition. 

A multi-storey car park is now shown 

adjacent to the southern site boundary. 


largely unchanged. 

The petroleum storage depot is no longer 

present. 

A leisure centre has been constructed 

adjacent to the south eastern corner of the 

site. 

The sand and gravel yard to the southeast of 

the site is no longer shown and a car park 

has been constructed in this area. 

The sand and gravel yard to the east of the 

site is no longer shown. 

An unnamed building has now been 

constructed adjacent to the northeastern 

corner of the site. 


largely as in the earlier edition. 

The surrounding area remains largely as in 

the earlier edition. 

11.34. An interpretative geo-environmental report prepared by Waterman (Appendix 11.2) has been 

reviewed as part of this assessment. 

11.35. This report provided a preliminary assessment of the geotechnical and environmental conditions 

likely to be encountered beneath the site and was based on the findings of two phases of intrusive 

works, undertaken between February and August 2007. 

11.36. The scope of works undertaken across both phases of investigation comprised: 

17No cable percussion boreholes to a maximum depth of 6.90m below ground level; 

Rotary follow on in 12No boreholes, to depths of between 15m and 30m below ground level;

Groundwater and ground gas monitoring on six occasions; 

Geotechnical and environmental laboratory analysis; and 

Preparation of an interpretative report. 

11.37. The investigation undertaken was preliminary in nature because the site remains occupied by 

buildings and infrastructure and it has been acknowledged that further, post demolition 

investigation will be required at a later date. 

11.38. The ground conditions across the site were found to comprise made ground, present to depths of 

up to 4.2m below ground level, underlain by a thin layer of granular and cohesive deposits, 

considered to represent completely weathered bedrock or estuarine and marine soils. These were 

further underlain by Marl, relating to completely weathered bedrock. Weathered to intact rock, 

comprising sandstone, siltstone and mudstone was encountered at depths of between 1.0m and 

6.0m below ground level. 

11.39. A total of 55No samples of soil were subject to environmental analysis for a wide range of 

determinands. Comparison of the results of this against current Waterman Generic Assessment 

Criteria for human health (commercial/industrial land use) has indicated that only one determinand 

(Benzo(a)pyrene) was elevated in one location of the site. It was noted, however, that 

concentrations of Total Petroleum Hydrocarbons (TPH) of up to 2,500mg/kg were recorded in 

various locations. There is no assessment criterion for total TPH and at the time of the 

investigation, only very limited speciated TPH testing was undertaken. It is therefore possible that 

TPH may be present at concentrations potentially harmful to human health. 

11.40. Leachate testing did not record any elevated concentrations of contaminants when compared 

against the Environmental Quality Standards (EQS) or UK Drinking Water Standards, although 

elevated concentrations of copper, TPH and Benzo(a)pyrene were encountered within groundwater 

samples tested, indicating a potential risk to controlled waters. 

11.41. Ground gas monitoring recorded a maximum concentration of carbon dioxide of 3%v/v and 

maximum methane concentration of 0.8% v/v, with a peak flow of 4.3l/hour recorded. Using the 

guidance in CIRIA report C665 10 , this was calculated to represent Characteristic Situation CS2, 

requiring the use of low level passive gas protection measures within structures. 

11.42. The laboratory test results were also compared against the Water Regulatory Advisory Service 

threshold concentrations of the selection of water supply pipe materials at potentially contaminated 

sites. Elevated concentrations of metals, TPH and polycyclic aromatic hydrocarbons (PAH) 

indicated that protection measures for water supply pipes would likely be required as part of any 

future development. 

11.43. The report also included an assessment of the hazardous properties of the deposits present on 

site, to assess likely disposal options. This assessment indicated that, as a result of elevated TPH 

concentrations the soils on site may be classified as being hazardous. Waste Acceptance Criteria 

(WAC) testing indicated that the soils may be suitable for disposal as stable non-reactive 

hazardous waste within a non-hazardous landfill. 

Current Potential Pollution Linkages 

Sources 

11.44. Although the site walkover identified no obvious signs of contamination, there is a slight potential 

for Polychlorinated Biphenyls (PCBs) to have been contained in the sub-station transformers, and 

for spills and leakages of fuels and oils from the bus station and car parks. There was no evidence 



of chemical or fuel storage containers on-site during site visits for the EIA and desk study and, 

apart from waste bins, there was no evidence of bulk storage of waste. Historical sources of 

contamination within the Site include the electricity works, the corporation yards and timber yard. 

11.45. In relation to potential off-site sources of contamination, no current sources are considered to exist. 

There are no operational landfills within 250m of the Site; those that were previously operational 

were authorised to accept hardcore and rubble only and therefore are considered unlikely to 

present a risk in relation to ground gas or leachate generation and migration. 

11.46. Potential historical off-site sources of contamination primarily included the Petroleum Storage 

Depot to the east of the Site, but also the Emlyn Ironworks adjacent to the south of the Site, and a 

second ironworks located to the north of Corn Street. These sites have all been subject to some 

redevelopment. The ironworks to the north west of the Site was redeveloped as a cinema by 1920 

and again in the 1990s for a mix of use. The ironworks to the south was redeveloped first for 

warehouses and then as the Newport Leisure Centre. The petroleum storage depot was 

redeveloped as a sand and gravel yard. 

11.47. The site investigation undertaken in 2007 indicated that, within the areas of the Site investigated, 

only limited elevated concentrations of potential contaminants were encountered within the made 

ground beneath the site. Groundwater testing, did, however, record elevated concentrations of 

metals, Benzo(a)pyrene and Total Petroleum Hydrocarbons (TPH). 

Receptors and Exposure Pathways 

11.48. In relation to controlled waters, the River Usk and groundwater within the sandstone aquifer are the 

primary receptors. Given the surface water drainage connections that exist between the Site and 

the river there is a direct potential pollutant linkage. should a pollution incident occur. The 

sandstone comprises a Secondary (A) aquifer, but the Site is not located in a groundwater 

protection zone and the alluvial and Marl deposits overlying the sandstone are likely to act as an 

aquiclude, providing the aquifer with some degree of protection. Groundwater is likely to be in 

hydraulic continuity with the river therefore a second linkage exists between the Site and the 

watercourse. 

Human Health 

11.49. The principal human health receptors are considered to be: 

• Construction and maintenance workers; 

• Current users of the site and visitors; and 

• Users and visitors to adjacent retail areas and local residents. 

11.50. There are four key pathways by which humans can be exposed to any potential contaminants, as 

defined in the CLR guidance: 

• Ingestion of soils or dust; 

• Dermal contact with soils or dust; 

• Outdoor or indoor inhalation of dust and/or vapours; and 

• Consumption of home grown vegetables, with soils attached. 

11.51. Since no gardens currently exist within the Site the latter pathway can be discounted. The 

extensive hardstanding groundcover reduces risks to the current users of the Site and surrounding 

area from ingestion or dermal contact. Concentrations of TPH of up to 2,500mg/kg have been 



ecorded at various locations across the Site and the potential for vapour generation associated 

with these cannot be discounted. 

11.52. No significant sources of ground gas have been identified on or in the vicinity of the Site and 

therefore risks to human health from this source are considered to be low. 

Structures and Services 

11.53. The existing buildings may be or come into direct contact with potentially contaminated soils. No 

evidence of damage or degradation of existing building materials due to contact with the soils was 

noted during the site walkover. 

11.54. Laboratory testing undertaken to date has indicated that various potentially deleterious 

contaminants are present at concentrations that may prove harmful to plastic water supply pipes. 

The nature of the water supply pipes on site is unknown and as such, a potential pollutant linkage 

has been identified. 

11.55. In relation to risks to adjoining properties, the hydraulic gradient across the Site is considered likely 

to be to the east / south-east towards the River Usk and therefore lateral migration of any mobile 

contamination will be away from the main retail core of the city beneath the highways. Given the 

low potential for significant contamination sources on-site a significant pollutant linkage is 

considered unlikely to exist. 

Soft Landscaping 

11.56. The presence of potentially phytotoxic contaminants, including hydrocarbons, has been highlighted 

in the ground investigation undertaken to date. It is noted, however, that the trees currently present 

on-site appear to be healthy. 


11.57. Both the direct and indirect impacts of the Development have been considered for the following 

phases: 

• Short to medium term (construction and demolition works); and 

• Long term (completed development). 

11.58. Both the direct and indirect impacts of the proposed Development have been considered for the 

demolition and construction phases and for the operation of the completed Development. 


11.59. The detailed scope of construction works for the Development is yet to be finalised. A qualitative 

assessment of the potential impacts of the Development during the demolition and construction 

phases has therefore been completed, based on reasonable worst case assumptions, with 

individual impacts discussed in turn below. 

Construction Workers and the General Public 

11.60. The demolition and construction works have the potential to mobilise contaminated soils to air, with 

the subsequent potential impacts to construction workers and nearby sensitive receptors such as 

the public using the nearby commercial and residential properties. The potential for exposure would 

be greatest for demolition and construction workers, who may come into contact with contaminated 

soils, contaminated groundwater and ground gas during demolition, construction and earthworks, 

or may be exposed to contamination through inhalation of fugitive dust and/or vapours. Given the 



low levels of contamination identified on Site, such impacts in the absence of mitigation are 

considered to be, at worst temporary, local impacts of minor adverse significance. 

Soils, Surface Water and Groundwater 

11.61. The existing hardstanding would be removed as part of the excavation works, thereby creating the 

potential for rainwater infiltration and potential mobilisation of contamination to underlying 

secondary aquifers and increasing the potential for contaminants to migrate off-Site. The impact of 

removing hardstanding on soil and groundwater would be, at worst, temporary, local and of minor 


11.62. Potentially polluting substances and activities would be introduced to Site during construction. 

These include concrete pouring, the release of suspended sediments to surface waters, storage of 

fuels and chemicals within Site compounds and spills and leaks of fuels and oils from construction 

vehicles. In the absence of any mitigation, the risk of contamination of soil and groundwater 

occurring is considered to be, at worst, a temporary, local impact of minor adverse significance. 

11.63. The foundations of the proposed Development would be finalised during detailed design. However 

the development would require piled foundations and in the absence of effective mitigation, this 

could give rise to the formation of preferential pathways for the movements of contaminants from 

the surface to the underlying groundwater during the piling process. This would result in a 

temporary, local impact of minor to moderate adverse significance. 

Ground Gas 

11.64. Construction workers may come into contact with ground gas/hydrocarbon vapour within confined 

spaces where a build-up may have occurred. Whilst such exposure can be easily mitigated, without 

mitigation potential impacts to construction workers are considered to be, at worst, temporary, 

Site-wide and of moderate adverse significance. 

11.65. The majority of the potential impacts described above will, however, be reduced or avoided through 

the adoption of good design and site management practices, as discussed within the mitigation 

measures section of this Chapter. 


11.66. A qualitative assessment of potential impacts of the operational development on ground conditions 

and water resources has been completed, based on reasonable worst case assumptions. Potential 

impacts are as follows: 

Future Site Users and General Public 

11.67. The majority of the Site would be covered with buildings and hardstanding. These would act as a 

barrier between future users of the Site and any residual contaminants present in the soils and 

groundwater. Any proposed soft landscaping within the Site could potentially allow future Site 

users to come into contact with underlying contamination, creating a pollutant linkage. In the 

absence of any mitigation measures, potential impacts are considered to be, at worst, permanent, 

Site-wide and of minor adverse significance. 


11.68. The construction of the new Development would require the excavation of soil in order to create the 

building foundations. The total volume of excavated soil would be confirmed at the detailed design 

stage. The risk of residual contamination beneath the Site due to historic land uses currently 



cannot be ruled out. The built elements of the proposed Development would, however, largely 

comprise hardstanding ground cover which would ensure that the quantity of rainwater infiltration 

through the potentially contaminated soils remains small. Therefore, the potential for leaching of 

contaminants would not increase from the current situation and the potential impact on the 

underlying aquifers is therefore considered to be of negligible significance. 

11.69. In the absence of any mitigation measures, it is not possible to completely discount the possibility 

of spillages occurring associated with the storage of chemicals on-Site and from spills of fuels in 

areas of car parking and the bus station. However, limited amounts of chemicals are likely to be 

stored on Site and the presence of hardstanding across much of the Site is likely to minimise the 

potential for contaminant migration from above ground storage areas towards the underlying soils 

and groundwater. The potential impact of the operation of the proposed development is therefore 

considered to range from negligible to, at worst, permanent, local, minor adverse significance. 

Ground Gas 

11.70. Ground gas and hydrocarbon vapour can ingress into confined spaces and can affect the 

respiratory system of any persons in these confined spaces for a prolonged period of time (i.e. a 

few hours or more) ultimately causing asphyxiation if ventilation is inadequate. In poorly ventilated 

buildings or rooms, explosions from the accumulation of flammable gases and vapour are also a 

potential hazard. While no potentially significant sources of ground gas have been identified at the 

Site, there is a risk that hydrocarbon vapour is being generated. The presence of this would be 

determined during the post-demolition Site investigation and the results of monitoring would be 

used to inform an appropriate mitigation strategy to prevent the ingress of ground gas/vapour into 

the on-Site buildings as necessary. In the absence of mitigation, however, this would be at worst, a 

permanent, Site-wide impact of moderate adverse significance. 

Buried Structures and Services 

11.71. The site investigation work undertaken to date has indicated the presence of potentially degrading 

contaminants in the superficial deposits across the Site. These may have the potential to damage 

future buried services and structures. Potential impacts are therefore considered to be 

permanent, Site-wide and of moderate adverse significance. 

Mitigation Measures and Residual Impacts 

Pre-Demolition and Construction 

11.72. The ground investigations undertaken to date have identified several potential pollutant linkages, 

particularly relating to controlled waters. Furthermore, given that a large proportion of the site 

remains developed and in use, large areas of land remain uninvestigated. As such, further site 

investigation is considered necessary post-demolition. The investigation would include: 

• Intrusive works in the areas of the Site yet to be developed; 

• Further investigation of the groundwater regime at the site, including detailed quantitative risk 

assessment (DQRA) to fully assess the risk from elevated concentrations of metals and 

hydrocarbons within the groundwater to the River Usk; 

• Further assessment of the ground gas and vapour regime beneath the Site; and 

• Geotechnical testing to provide information on the nature of ground conditions, principally for 

foundation design. 



11.73. The ground investigation design will be submitted and agreed with Newport City Council and the 

Environment Agency Wales, prior to the works. The investigation will allow completion of a 

detailed risk assessment, assessing risks both to human health and controlled waters (groundwater 

and surface water, in particular the River Usk). The conceptual model produced in the Preliminary 

Environmental Risk Assessment can then be refined and the preliminary remediation strategy 

revised, if required, to ensure that the Site is suitable for use in accordance with the requirements 

of Part IIA of the Environmental Protection Act. 

11.74. A foundation risk assessment will be completed for the Development. The class of concrete 

required for the foundations will be selected using the ground investigation data and comparison to 

thresholds in BRE Special Digest 1. Based on the results of the monitoring undertaken to date, it is 

anticipated that the Site would be classified as Characteristic Situation 2, requiring the use of low 

level gas protection measures. 

11.75. In order to meet the requirements of the Building Regulations Part C, gas monitoring data from the 

ground investigation will be used to categorise the Site, in accordance with current standard best 

practice guidance. It will then be determined whether gas protection measures are required for the 

development. 

11.76. All material excavated would be subject to soil testing and hazardous property assessment in line 

with current legislative requirements. In addition, Waste Acceptance Criteria (WAC) tests would be 

carried out to obtain an indication of likely waste classification and to investigate opportunities for 

reuse. 



11.77. During demolition and construction, risks to the public would be minimised by restricting their 

access to construction zones and by sensitive working methods, including appropriate dust control 

and material stockpile placement. An Environmental management Plan (EMP) would be 

implemented during the demolition and construction works as a means of identifying and managing 

these potential impacts. The EMP would cover issues such as the dampening down of stockpiles 

to minimise mobilisation of potentially contaminated dust. 

11.78. As discussed above, construction workers are at greatest risk from exposure to contaminated soil 

and dust. Any potential exposure to contaminants during the demolition and construction phases 

would, however, be minimised through the adoption of standard health and safety procedures and 

working methods for construction staff. This would be likely to include the provision of Personal 

Protective Equipment (PPE), washing facilities, designated eating areas and careful control of 

excavation works to minimise dust generation, and would be enforced through the adopted EMP. 

11.79. The above measures would be carried out in accordance with the Health and Safety Executive 

(HSE) publication ‘Protection of Workers and the General Public During the Development of 

Contaminated Land’ 11 and CIRIA report 143 ‘A Guide for Safe Working on Contaminated Sites’ 12 . 


11.80. In order to minimise the area of permeable groundcover across the Site at any one time, existing 

areas of hardstanding would only be removed when necessary. In addition, stockpiles would be 

carefully placed, and Visqueen sheeting used where necessary to minimise the risk of 

contaminated run-off to groundwater or surface water. 



11.81. The EMP would require fuels and potentially polluting and hazardous materials (such as solvents 

and oils) to be stored on areas of hardstanding within appropriately designed bunds, in accordance 

with Environment Agency Wales Pollution Prevention Guidelines 13 . The EMP would also include 

general pollution prevention guidelines for the demolition and construction works, again based on 

EA Wales guidance, and would require spoil containing leachable contaminants to be identified and 

suitably contained by bunding or other containment measures. This would minimise the potential 

for the release of contaminated run-off to groundwater, drainage systems and soils. 

11.82. The implementation of design and control measures prescribed in the foundation works risk 

assessment would ensure a reduction of risk to groundwater contamination to an acceptable level 

during piling works. 

11.83. The results of the site investigations would be used to determine the precise scope of any 

remediation of contaminated soils prior to, or during the construction works. The implementation of 

the remediation design would make the Site suitable for use and would determine design measures 

for buildings, foundations, underground structures and utilities. 

11.84. Waste would be transported, treated and disposed of in accordance with the Environmental 

Protection (Duty of Care) Regulations. 

Ground Gas 

11.85. During the construction phase, ground gases and vapours would be expected to vent through the 

excavations undertaken for the foundations for the proposed structures. Safe procedures for entry 

into excavations and confined spaces would be developed in line with the HSE and CIRIA 

guidance discussed above. 


Site Users and General Public 

11.86. The proposed Development would be largely covered in buildings and hardstanding, which would 

act as a barrier between future Site users and any residual contaminants present in the soils and 

groundwater. Any soft landscaping is likely to comprise planted beds. Remedial measures for 

these, such as the use of imported clean material would be implemented to break any pollutant 

linkage between identified contaminants and gardening personnel/the general public and protect 

the health of the plants. 


11.87. Oil-water separators would be installed as part of the surface water drainage system, particularly 

within areas of car parking and the bus station, to minimize the potential for oils to enter surface 

water bodies or migrate into underlying aquifers. 

11.88. Any fuels or chemicals kept above ground on-site would be stored on areas of hardstanding away 

from open drains, where spillages can be contained. Storage areas outside buildings would be 

provided with an impermeable bund/secondary containment system, which would be capable of 

holding at least 110% or the volume of the largest tank, or 25% of the total volume to be stored, 

whichever is the greater. 

Buried Structures and Services 

11.89. The results of the intrusive investigations would be used to determine the precise mitigation 

measures required to protect buried services and structures from any potentially degrading 



contaminants. All buried concrete and water supply pipes would be designed accordingly to 

reduce the risk to an acceptable level. 

Ground Gas 

11.90. The results of the site investigations undertaken to date, together with the proposed postdemolition 

investigation would be used to design appropriate gas and vapour protection measures 

for the proposed structures. 




11.91. Appropriate working methods, including the adherence to an EMP, would minimise the risks 

associated with the introduction of new contamination, mobilisation of existing contamination and 

introduction of contamination pathways during construction, resulting in a residual impact of 

negligible significance to construction workers and the general public. 

Soils, Groundwater and Surface Water 

11.92. The appropriately timed removal of the existing hardstanding to reduce the potential for rainfall 

infiltration would result in, at worst, temporary, local residual impacts of minor adverse 

significance on soils and groundwater. 

11.93. An EMP would be implemented and best working practices observed, including for the storage and 

handling of fuels and chemicals and use of personal protective equipment. However, the risk of 

accidental spillages cannot be completely eliminated and, therefore, the likely residual impact is 

considered to be, at worst, a temporary, local impact of minor adverse significance. 

11.94. The selection of appropriate piling methodology through the completion of a foundation works risk 

assessment, together with the treatment or removal and disposal of any contaminated materials 

off-site, would result in a permanent, local residual impact of minor beneficial significance to 

soils and groundwater. 

Ground Gas 

11.95. The development of appropriate safe procedures for entry into excavations and confined spaces, 

informed by a ground gas risk assessment, would result in a residual impact of negligible 

significance to site workers. 


Future Site Users and the General Public 

11.96. The use of appropriate mitigation, such as the use of clean cover systems in landscaped areas, if 

necessary, would result in a likely residual impact of negligible significance to future Site users 

and the general public. 

Soil, Surface Water and Groundwater 

11.97. With the implementation of appropriate fuel and chemical storage facilities and the use of oil water 

interceptors as part of the surface drainage network, the residual impacts of the completed 



Development on ground conditions, soil and groundwater contamination are predicted to be of 


Ground Gas 

11.98. The inclusion of appropriate gas/vapour protection measures within the completed Development, 

where necessary, would result in a residual impact of negligible significance. 

Buried Services and Structures 

11.99. With the implementation of appropriate mitigation measures based on the intrusive site 

investigation results, building foundations and buried services such as water supply pipes would be 

appropriately designed and likely residual impacts to buried structures and services would be of 



11.100. A summary of potential effects, mitigation measures and resulting residual effects in relation to 

ground conditions are summarised below within Table 11.6. 

Table 11.6: Summary table 

Issue 


Contamination risks to 

construction personnel and 

general public 


controlled waters through 

removal of existing 

hardstanding 

Introduction of potentially 

polluting activities to Site 

Creation of preferential 

migration pathways for 

contaminants through use 

of piled foundations 

Migration and accumulation 

of ground gas and vapour 

within excavations 

Potential Effect / 

Significance 

Temporary, Site-wide 

impacts of minor adverse 

significance 

Temporary, local impact of 

minor adverse 

significance. 


minor adverse 

significance. 


minor to moderate 


Temporary, Site-wide 

impact of moderate 



Use of EMP to restrict 

access and control 

generation of dust. 

Use of basic hygiene 

measures and PPE 

Hardstanding only removed 

when necessary. 

All arising stored on 

Visqueen sheeting, when 

required 

Use of an EMP to ensure 

appropriate chemical and 

fuel storage 

Appropriate site 

investigation to fully assess 

for the presence of potential 

contaminants on Site 

Undertaking of a foundation 

works risk assessment. 

Removal or localised 

treatment of contaminated 

soils 

Ground gas risk 

assessment undertaken as 

part of future site 



Residual 

Effect / 

Significance 

Negligible 

Temporary, 

local impact of 

minor 

adverse 

significance. 

Negligible 

Permanent, 

local impact of 

minor 

beneficial 

significance. 

Negligible

Issue 



future users of the 

Development. 

Potential for contaminants 

to leach into the 

groundwater as a result of 


Contamination risks to soil 

and groundwater as a result 

of chemical and fuel 

storage on-site 

Migration of ground gas and 

vapour beneath structures 

and accumulation in 

confined spaces 

Risk to buried structures 

and services through direct 

contact with potentially 

degrading contaminants 


Significance 

Permanent, Site-wide 

impact of minor adverse 

significance. 


investigation works. 

Confined spaces risk 

assessment undertaken 

prior to any excavations 

being entered 

Hardstanding present 

across the majority of the 


acting as a barrier. 

Use of appropriate clean 

cover systems within any 

landscaped areas. 



Residual 

Effect / 

Significance 

Negligible 


Permanent, local impact of 

minor adverse 

significance. 







Minimal quantities of fuel 

and chemicals are 

anticipated but all fuels and 

chemicals would be stored 

in accordance with pollution 

prevention guidelines, in 

appropriate storage 

containers. 

Ground gas risk 

assessment to be 

undertaken to fully assess 

the scope of any gas 

protection measures 

required as part of the 

proposed Development. 

Site investigation used to 

assess the scope of any 

buried concrete/water 

supply pipe mitigation 

measures. 

Minor adverse 

Negligible 

Negligible

References 

1 

HMSO, 1990, ‘Environmental Protection Act 1990. HMSO 

2 

HMSO, 1995, ‘The Environment Act 1995’. HMSO 

3 

National Assembly for Wales, 2006, ‘Contaminated Land (Wales)Regulations 

4 

National Assembly for Wales, 2001, ‘Remediation of Contaminated Land-National Assembly for 

Wales guidance to enforcing authorities under Part IIA of the Environmental Protection Act 

1990’ 

5 

HMSO, 2009, ‘The Water Resources Act 1991 (Amendment) (England and Wales)’ TSO, London 

6 

HMSO, 2003, ‘The Environmental Protection (Duty of Care) Regulations, 1991 (as amended)’ 

7 

HMSO, 2000, ‘The Building Regulations’ 

8 

Welsh Assembly Government, 2010 ‘Planning Policy Wales’ 

9 

Newport City Council, 1996, ‘Newport Unitary Development Plan 1996-2011’ 

10 

CIRIA, 2007, ‘Report C665- Assessing Risks Posed by Hazardous Ground Gases to Buildings’, 

London, 2007 

11 

Health and Safety Executive, 1991, Guidance Note HS(G)66 ‘Protection of workers and the 

general public during the Development of contaminated land’ 

12 

CIRIA, 2002, Report 132: Good Practice Guidance For The Management of Contaminated Land. 

Safe Working Practices on Contaminated Sites. 

13 

Environment Agency, 2001-2011, Pollution Prevention Guidelines 1-29 



12. WWater 

Ressources 

and Floood 

Risk 

12.1. 

12.2. 

12.3. 

12.4. 

12.5. 

12.6. 

12.7. 

12.8. 

Inntroductioon 

Thhis 

Chapter, which was written by WWaterman 

En nergy & Des sign (Watermman 

EED), assesses a thee 

likkely 

significaant 

effects of o the propossed 

Develop pment on su urface waterr 

drainage, groundwater 

g r 

levvels 

and floows, 

and flo ood risk. Pootential 

effects 

were ide entified and assessed for f both thee 

coonstruction 

and 

operation nal phases off 

the Develop pment. 

Thhe 

Chapter ddescribes 

the e policy conttext, 

methods 

used to as ssess the effe fects of the Development 

D t 

annd 

the baseline 

condition ns currently existing at the t Site and those for thhe 

future ba aseline. Thee 

pootential 

effeccts 


are describ bed against the t baselinee 

and the lik kely residuall 

efffects 

assesssed, 

taking into 

account the measur res that would 

be adopteed 

to preven nt, reduce orr 

offfset 

adversee 

effects. 

Thhe 

effects onn 

ground conditions 

from potential con ntaminants on-Site o area assessed in Chapter 11: : 

Grround 

Condiitions 

and Co ontaminationn. 

Thhis 

Chapter ddraws 

on the e findings of the Flood Consequence 

C es Assessmeent 

(FCA) un ndertaken byy 

WWaterman 

Traansport 

and Developmen 

D nt (WTD), which 

is presen nted as Appeendix 

12.1. 

Leegislationn 

and Planning 

Policcy 

Contex xt 

National 

Leggislation 

WWater 

Framewwork 

Directive, 

2000/60/EEC 

Thhe 

Water Frramework 

Directive 

make 

sure theey 

are prote 

Although 

the WWater 

Frame 

noot 

contain anny 

specific fl 

deevelopers 

to protect and, 

1 appplies 

to all European E Un nion (EU) wwaterbodies 

and a aims too 

ected from harm, 

and that 

improvem ments in wateer 

quality ca an be made. . 

ework Directive 

discusses s ways to mitigate 

the immpacts 

of floo oding, it doess 

ood risk management 

objectives. 

In n general terrms 

there is an onus onn 

if possible, eenhance 

wat terbodies clo ose to propossed 

developm ments. 

Laand 

Drainagee 

Act, 1991 

Thhe 

Land Draainage 

Act 

(thhe 

Environm 

Internal 

Draina 

Acct, 

the EAW 

Riivers 

and O 

landowner 

thro 

2 sets s out the responsibilit ties and pow wers of the NNational 

Rive ers Authority 

ment Agency y Wales (EAAW) 

from 19 995, as defin ned in the EEnvironment 

Act 1995 

age Boards, Local Plannning 

Authorit ties (LPAs) and a riparian landowners 

W and LPAs have discreetionary 

pow wers of mana agement andd 

maintenan 

Ordinary Wa atercourses respectively. 

However, 

it is the rriparian 

own 

ough which the t watercouurse 

flows, who w is ultimately 

responsibble 

for its ma 

3 y 

), , 

. Under thee 

nce for Mainn 

ner, i.e. thee 

aintenance. 

WWater 

Resources 

Act, 199 91 

Thhe 

Water Reesources 

Act t 

the 

Act, whichh 

are relevan 

mitigation 

and controlling d 

4 relates to the control of o the water environmennt. 

The main n aspects off 

t to the Deveelopment, 

include 

provisions 

concernning 

land dra ainage, floodd 

discharges too 

watercours ses to preven nt water polluution. 

In respect of land drainag ge and flood risk, the relevant 

parts of the Wateer 

Resources s Act are ass 

follows: 

• The consent 

of the EA AW is requireed 

for any works w affectin ng, or withinn 

16m of, an ny tidal floodd 

defence strructures; 

FFriars 

Walk, New wport 

Cha apter 12: Waterr 

Resources an nd Flood Risk - Page 1

12.9. 

• 

• 

The consent 

of the EA AW is requireed 

for structu ures constructed 

across a ‘Main Riv ver’, which iss 

any waterccourse 

identified 

as a ‘main 

river’ held 

on maps by the EAW W and the Department 

forr 

the Environnment, 

Food and Rural AAffairs 

(DEFR RA); and 

In order too 

discharge surface runooff 

to a main 

river or tid dal water, laand 

drainage e consent iss 

required for 

the outfall. 

WWater 

Industryy 

Act, 1991 

Thhe 

Water Inddustry 

Act 

must 

follow. T 

whhich 

the priv 

efffluent 

to the 

unndertaker 

(i.e 

the 

effluent, th 

the 

effluent is 

5 covers c a widde 

range of provisions th hat the privaatised 

Water r Companiess 

The main re elevant provissions 

relate to trade efflu uent discharrges 

made to o sewers forr 

vatised companies 

act aas 

the regulatory 

author rities. Undeer 

this Act, discharge d off 

e public sewe er can only take place with w the agre eement or cconsent 

of th he seweragee 

e. the water company). The water companies c co ontrol the naature 

and composition 

off 

he maximum m daily volumme 

allowed, the 

maximum m flow rate aand 

the sewe er into whichh 

discharged. 

WWater 

Act, 20003 

12.10. Thhe 

Water Actt 

brrings 

about 

orrganisation 

a 

coompanies 

to 

6 amends th he Water Resources 

Act 1991 and th he Water Industry 

Act 1991. 

The Actt 

a number of changess 

including streamlining g arrangemeents 

for flo ood defencee 

and funding; changes to tthe 

types of abstraction licences; l andd 

places a duty 

on waterr 

conserve wa ater and preppare 

for drou ught. 

Flood 

and Water 

Managem ment Act, 2010 

12.11. Thhe 

Flood annd 

Water Ma anagement AAct 

(2010) 

puublic 

sewerss 

and places s the onus o 

Drrainage 

Sysstems 

(SuDS S). Second 

Management 

Act, which is anticipate 

coompanies 

currently 

consider 

the requ 

7 

removes the e automatic right of con nnection intoo 

on the local planning au uthority to aadopt 

Sustain nable Urbann 

dary legislati ion is requir red to enacct 

the Flood and Waterr 

ed to come into force in n 2013. Howwever, 

LPAs s and waterr 

irements of this t Act when n consideringg 

planning applications. 

National 

Plaanning 

Poli icy 

Planning 

Policcy 

Wales 201 11 

12.12. Planning 

Policcy 

Wales’ 

in Wales. Ch 

suustainable 

de 

8 (P PPW) is the ooverarching 

policy docum ment that deaals 

with planning 

matterss 

apter 4 of PPW 

confirmss 

the Welsh Assembly Government’s 

G s (WAG) com mmitment too 

evelopment and a the docuument 

states that: 

“Sustainabble 

developm ment in Waless 

means enh hancing the economic, ssocial 

and en nvironmentall 

well-being of people an nd communitties, 

achievin ng a better quality q of life for our own generationss 

in ways whhich 

promote e social justicce 

and equa ality of oppor rtunity; and eenhance 

the e natural andd 

cultural environment 

an nd respect it its limits – us sing only ou ur fair share of the earth’s 

resourcess 

and sustainning 

our cultu ural legacy.” 

12.13. Thhere 

is a ggeneral 

requ uirement to achieve su ustainability through thee 

developme ent process. . 

Chhapter 

12 off 

PPW deals with infrastrructure 

and Para 12.1.1 explains thaat 

adequate and efficientt 

inffrastructure 

is crucial fo or the econoomic, 

social and environ nmental susttainability 

of f all parts off 

WWales. 

This aagain 

is a ge eneral objecttive 

which re equires local interpretatioon 

to ensure e compliancee 

wiith 

the sustaiinability 

objectives. 

12.14. PPPW 

and its aassociated 

Technical T Addvice 

Note (T TAN) 15 req quires that coonsideration 

be given too 

anny 

potential ffor 

flooding fr rom surface water emana ating from the 

developedd 

Site. 

FFriars 




Teechnical 

Advvice 

Note 15 

12.15. TAAN15 

De 

ar 

co 

9 aims to direct new w developmeent 

away fro om areas at a high risk off 

flooding in line with thee 

evelopment Advice Map ps (DAM). WWhere 

deve elopment has 

to be connsidered 

with hin high riskk 

reas, policy only allows developmeent 

that can be justified in relation to its locat tion and thee 

onsequencess 

of flooding. 

12.16. Thhese 

maps aare 

split into different d zones, 

as descr ribed below: 

• Zone A - CConsidered 

to o be at little too 

no risk of fluvial f or tidal 

/ coastal floooding; 

• Zone B - AAreas 

known n to have beeen 

flooded in the past evidenced bby 

sedimenta ary deposits; ; 

and 

• Zone C - BBased 

on EA AW extremee 

flood outlin ne, equal to or greater thhan 

0.1% (r river, tidal orr 

costal). 

12.17. TAAN 

15 providdes 

guideline es for assesssing 

tidal flo ood risk and requires thaat 

any new development 

d t 

shhould 

be asssessed 

again nst tides of 00.5% 

(T200) and 0.1% ( T1000) probbabilities. 

Th he T200 tidee 

levvel 

is recommmended 

as a thresholdd 

level above e which floo or slabs of aall 

coastal de evelopmentss 

shhould 

be siteed. 

The T10 000 tide leveel 

represents s the ‘extrem me’ flood the consequenc ces of whichh 

haave 

to be asssessed 

in the e event of thee 

threshold levels 

being exceeded. e 

Loocal 

Planning 

Policy 

Neewport 

Unitaary 

Developm ment Plan (19996 

-2011) Adopted A Plan n (2006), Newwport 

City Co 

12.18. Poolicy 

U4 of tthe 

adopted Newport Unnitary 

Develo opment Plan (UDP) statees 

that SuDS 

should bee 

inccorporated 

innto 

new deve elopments wwherever 

possible. 

12.19. Thhe 

quality and 

quantity of surface wwater 

and groundwater 

g 

resources, including related 

naturee 

coonservation 

interests, 

are e protected tthrough 

Polic cy U5 Water r Supply; dev evelopment would w not bee 

peermitted 

whicch 

has an un nacceptable iimpact 

on the ese resource es. 


SP24, Flood Risk, states that ddevelopment 

will not be permitted wwhich 

would result in ann 

unnacceptable 

risk of flooding, 

either wwithin 

or outside 

the site. Policy U6, Developmen nt and Floodd 

Riisk, 

goes onn 

to state th hat if the deevelopment 

could increa ase the risk of flooding through ann 

inccrease 

in ssurface 

wate er runoff, thhen 

approp priate and environmenta 

e ally sensitive 

mitigationn 

measures 

musst 

be include ed in the scheeme. 

12.21. Neewport 

City Council (NC CC) has prooduced 

a Su upplementar 

Flood 

Risk and 

Sustaina able Urban Drainage Sy ystems 

asssessment 

reequired 

and possible mittigation 

mea 

wiill 

not be advversely 

affec cted by floodiing 

or which 

at t unacceptabble 

risk. 

11 y Planning Guidance document 

onn 

. This T providees 

further detail 

on thee 

sures to ens sure that anyy 

proposed development 

d t 

will worsen flood risk to o third parties s or put livess 

Thhe 

Local Deevelopment 

t Plan for Neewport: 

Pre eferred Strat tegy (Januaary 

2010) 

12.22. Thhe 

Local Devvelopment 

Plan 

(LDP) 

annd 

spatial policy 

framewo 

12 , once formally 

adopted, will w provide thhe 

developm ment strategyy 

ork for the Coounty 

Boroug gh over the period p to 20226. 


SP2, Flood 

Risk, states, 

that thhe 

Plan will seek to dire ect developmment 

away fr rom areas off 

floood 

risk. WWhere 

risk is identified ass 

a constraint, 

developm ment will onlly 

be permitt ted where a 

deetailed 

technical 

assessm ment in accorrdance 

with National Guidance 

is proovided 

to ens sure that thee 

deevelopment 

is 

designed to t cope with the threat an nd consequences 

of floodding 

over its lifetime. 

FFriars 



Resources an nd Flood Risk - Page 3 

ouncil 10


SP3, Water Res sources, staates 

that development 

d 

proposals should reduce 

waterr 

coonsumption 

and result in no net iincrease 

in surface wa ater runoff tthrough 

the sustainablee 

management 

oof 

water reso ources by: 

• The usse 

of sustain nable drainagge 

systems; 

• The reeuse 

of wate er and reduction 

of surf face water runoff 

througgh 

high quality 

designedd 

develoopments; 

and d 

• Carefuul 

consideration 

of the iimpact 

upon n finite water 

resources, particularly in terms off 

increaased 

pressures 

on abstraaction 

and the e impact of climate c changge. 

12.25. Thhe 

Developmment 

accord ds with bothh 

national an nd local plan 

policies, aas 

demonstrated 

in thee 

following 

asseessment. 

AAssessmennt 

Methodology 

andd 

Significa ance Crite eria 

Assessment 

Methodology 

12.26. Thhe 

baseline cconditions 

of f the Site and 

surroundin ngs were est tablished using 

the follow wing sourcess 

of f information: : 

• A Site visit to examine the water feaatures 

and to opography of f the area annd 

the locality y; 

• Indicative ffloodplain 

ma aps published 

by EAW; 

• Ordnance Survey map ps, topograpphical 

survey ys, British Geological G Soociety 

(BGS S) maps andd 

borehole data, 

historica al maps, and groundwate er vulnerabilit ty maps; 

• Water quallity 

informatio on, drainagee 

data and hydraulic 

data a, and flood levels obtain ned from thee 

EAW; 

• A review off 

sewer records; 

and 

• A Landmarrk 

Enviroche eck report forr 

the Site (re efer to Chapt ter 11: Grounnd 

Condition ns for furtherr 

details). 

Flood 

Risk 

12.27. Given 

the Sitee’s 

proximity y to the Riveer 

Usk, flood d risks were considered in accordan nce with thee 

reequirements 

of TAN 15. The findinggs 

of the FCA A were used d in conjuncttion 

with the e Preliminaryy 

Ennvironmental 

Risk Assessment 

(PERA) 

(Appen ndix 11.1) to o assess pottential 

impac cts to waterr 

reesources. 

Suurface 

Wateer 

Drainage 

12.28. Ass 

part of a FCCA, 

TAN 15 requires thaat 

consideration 

be given to any potenntial 

for flood ding to occurr 

froom 

surface wwater 

emana ating from thhe 

developed d site. TAN N 15 recommmends 

that betterment b iss 

acchieved 

throuugh 

the redevelopment 

oof 

such sites. 

12.29. Suurface 

water 

runoff was 

therefore investigated d in the FC CA to deterrmine 

the effect e of thee 

Deevelopment 

on surface water w resourcces 

and the potential p risk of flooding eelsewhere. 

Groundwaterr 

and Hydrol logy 

12.30. Thhe 

assessmeent 

of potent tial effects on 

water quality 

and grou undwater flowws 

during the 

demolitionn 

annd 

construction 

phase was w based oon 

an unders standing of existing e grouund 

conditions 

identifiedd 

ussing 

geologiccal 

a hydroge eological datta 

presented d in the PERA A. This PERRA 

included consultationn 

FFriars 




wiith 

relevant bodies to obtain o informmation 

regar rding the Si ite, a revieww 

of historic c maps andd 

Ennvirocheck 

LLandmark 

sea arch. 

Significancee 

Criteria 

12.31. In accordancee 

with Chapte er 2: EIA Meethodology, 

the t relative significance 

s 

of potential and residuall 

suurface 

waterr 

drainage and a flood rrisk 

issues is outlined in Table 122.1 

below, based b uponn 

prrofessional 

experience 

an nd judgemennt. 

Taable 

12.1 

SSignificance 

CCriteria 

Description D 

off 

Criteria 

SSubstantial 

beeneficial 

MModerate 

beneeficial 

MMinor 

beneficiaal 

NNegligible 

MMinor 

adversee 

MModerate 

adveerse 

SSubstantial 

adverse 

Significanc ce Criteria foor 

Surface Water W Effects and Flood RRisk 

Significant S locaal 

scale / moderate 

to significant 

regional scale reductio on in flood 

ri isk. 

Major M permaneent 

improveme ent in water qu uality leading tto 

upward rec classification 

of o water qualityy 

according to o national criteria. 

Major M increasee 

in capacity of 

foul drainage e, and potablee 

water supply y. 

Moderate M locall 

scale reducti ion in flood risk. 

Minor M permaneent 

improveme ent to the wate er quality but nnot 

leading to upward 

re eclassificationn 

of water quality 

according to national criiteria. 

Moderate M increease 

in capaci ity of foul drain nage, and pota table water supply. 

Minor M local scaale 

reduction in 

localised flood 

risk. 

Minor M temporaary 

local scale improvement to the quality of surface wa ater 

re esources. 

Minor M increasee 

in capacity of 

foul drainage e, and potablee 

water supply y. 

Development D 

wwould 

result in n no appreciab ble effect on floood 

risk. 

No N appreciablee 

effect on hum mans or surface 

water resources. 

Demand D for fouul 

drainage, and 

potable wa ater supply cann 

be met within 

existing 

capacity. c 

A slightly increeased 

risk of flo ooding and minor 

local scalle 

change in groundwater 

g 

flow. 

Moderate M tempporary 

local sc cale reduction in the quality of surface wa ater, 

re eversible with time. 

Minor M increasee 

in demand fo or foul drainage, 

and potablee 

water supply y above 

capacity c of serrvices. 

Minor M to moderate 

local scal le increase in flood risk. Seevere 

tempora ary flooding 

or o change to floow 

characteris stics of waterc courses. Minoor 

to moderate e local scale 

change c in flow w of groundwat ter. 

Severe S temporrary 

reduction or minor perm manent reducttion 

in the qua ality of the 

surface 

water rresource 

that does not affec ct the classificcation 

of water r quality 

according a to naational 

criteria a. 

Moderate M increease 

in deman nd for foul drai inage, and pot otable water su upply above 

capacity c of serrvices. 

Moderate M to seevere 

increase e in flood risk. Permanent fl flooding or cha ange to flow 

characteristics 

c 

of watercours ses. Moderate e to severe loccal 

scale chan nge in flow of 

groundwater g 

underneath 

the e Site and / or modest changges 

in off-Site e 

groundwater g 

floow. 

Permanent P redduction 

in the quality q of the surface s water resource that t causes 

downward d reclassification 

of f water quality according to national criter ria. 

Substantial S inccrease 

in dema and for foul dr rainage, and ppotable 

water supply s 

above a capacityy 

of services. 

FFriars 




Baseline 

Coonditions 

Toopography 

12.32. A topographiccal 

survey of f the Site waas 

carried out o and levels 

are shownn 

on the Extreme 

Floodd 

Exxtents 

Plan iincluded 

with hin the FCA. . The record ded data ind dicate that thhe 

existing ground 

levelss 

geenerally 

rangge 

from arou und 9.0m AOOD 

near the river to 14.3m 

AOD at CCommercial 

Street S to thee 

weest. 

The eexisting 

dev velopment bbetween 

Commercial 

St treet and thhe 

river is terraced too 

acccommodatee 

the differen nce in groundd 

levels. Ho owever, there 

are severaal 

pockets of 

land withinn 

the 

Site area wwhich 

are seen 

from the ttopographica 

al survey to be b lower thann 

9.0m AOD. 

Geeology 

12.33. Thhe 

geology bbeneath 

the Site S was esttablished 

from m the British h Geological Survey (BGS) 

1: 10,0000 

sccale 

Geological 

Map, Sheet S ST288NE, 

Soil and 

Drift Ed dition, and ffrom 

the previous 

sitee 

invvestigation 

wworks 

undert taken on Sitee 

as referred d to in the PERA P (Appenndix 

11.1). The findingss 

arre 

summariseed 

in Table 12.2 1 below. 

Taable 

12.2. 

SStratum 

HHard 

Standingg 

0.0 0 

SSub-base 

mmaterial 

MMade 

Ground 

CCompletely 

wweathered 

bbedrock 

/ 

AAlluvium 

(receent 

eestuarine 

and 

mmarine 

deposits) 

MMarl 

(St 

MMaughans 

GGroup 

Devoniaan 

RRed 

Marl) 

MMudstone 

/ 

SSiltstone 

(St 

MMaughans 

GGroup 

Old Redd 

SSandstone) 

SSandstone 

(Stt 

MMaughans 

GGroup 

Old Redd 

SSandstone) 

Hyydrogeologyy 

Site Geolo ogy 

Depth to top of Estimated 

stratum 

TThickness 

0.2 0 

0.0 to 4.2 

0.7 to 1.8 

0.25 5 to 6.9 

1.0 to 6.3 

2.0 to 4.5 

0.1 to 1.0 

0.6 to 1.0 

0.25 to 4.2 

0.2 to 0.7 

0.2 to 4.2 

Unproven 

Unproven 

Typical Desc cription 

12.34. Acccording 

to the 

EAW online 

groundwaater 

map, the e strata f und derlying the SSite 

are clas ssified as perr 

Taable 

12.3 bellow: 

FFriars 




Concrete slab b encounteredd 

in 8No windo ow sample 

boreholes and 

6No cable ppercussion 

/ ro otary 

boreholes 

Medium dens se coarse greyy 

clayey, sand dy gravel. 

Gravel of bric ck, concrete annd 

stone 

Ranging from m medium dennse 

to very den nse grey 

slightly clayey y sandy graveel 

of brick, con ncrete and 

stone. Occasional 

large (coobble 

to bould der size) 

pieces of bric ck and concrette. 

Also soft to o firm grey 

gravelly clay with occasionnal 

red brick 

Soft to firm re ed and grey / ggreen 

gravelly y clay or 

brown silty, sandy 

gravel oof 

weathered mudstone m 

and siltstone. Occasional ccobbles 

of mud dstone and 

siltstone. 

Firm red grav velly clay becooming 

stiff / ha ard red clay 

with grey mot ttling. Highly too 

completely weathered w 

mudstone becoming 

less wweathered 

with h depth. 

Moderately weak w thinly beddded 

red / gre ey 

mudstone interbedded 

withh 

moderately weak w to 

moderately st trong thin to mmedium 

bedde ed red / 

grey siltstone e with occasionnal 

mudstone bands. 

Discrete band ds of very weaak 

/ moderately 

weak to 

moderately st trong red sanddstone.

Taable 

12.3 

SStratum 

MMade 

Ground 

CCompletely 

weeathered 

rock 

/ Alluvium(receent 

and 

eestuarine 

marine 

deposits) 

SSt 

Maughans FFormation 

12.35. Thhe 

Site is noot 

located within w a grouundwater 

Source 

Protect tion Zone. According to o the PERAA 

(AAppendix 

11. 1) it is antic cipated that ggroundwater 

r flow is in an 

easterly ddirection. 

Th he Landmarkk 

Ennvirocheck 

rreport 

identif fies that therre 

are no re ecorded grou undwater abbstractions 

within w a 1kmm 

raadius 

of the Site, and th hat there aree 

no recorde ed details of f pollution inncidents 

to groundwater. 

g . 

Ovverall 

the data 

suggest th hat underlyinng 

groundwater 

quality is likely to be oof 

moderate quality. 

Suurface 

Wateercourses 

an nd Water Boodies 

12.36. Thhe 

nearest suurface 

water r body is the Town Pill, which w is located 

10m to thhe 

north of th he Site. Thiss 

is a culverted water featur re and it flowws 

eastwards s into the Riv ver Usk, whicch 

is located d 50m north- 

eaast 

of the Site, 

flowing south-east. s 

The River Usk U is design nated as a SSite 

of Spec cial Scientificc 

Interest 

(SSSI) 

and a Spec cial Area of CConservation 

n (SAC). 

Fooul 

and Surfface 

Water Drainage D 

12.37. Thhe 

existing ffoul 

and surf face water iss 

drained via a a combine ed system which 

dischar rges into thee 

tunnel 

sewer oon 

the south h side of Kinngsway. 

The e existing fou ul drainage nnetwork 

in th he locality iss 

shhown 

in Appeendix 

12.1. 

Tidal 

and Fluvvial 

Flood Risk R 

Summary of Hydrogeoological 

Properties 

of the Main Geologgical 

Strata 

EAW Classsification 

Hydrogeo ological Signnificance 

Not cclassified 

Unproduuctive 

Strata 

Secondarry 

(A) Aquifer 

12.38. Thhe 

EAW Flood 

Maps ind dicate that thhe 

Site is no ot at risk from m fluvial or ttidal 

flooding g. However, , 

TAAN 

15 Devellopment 

Adv vice Maps (DDAM) 

indicate e that the Sit te lies within flood Zone B, describedd 

ass 

‘areas knowwn 

to have been b floodedd 

in the past’ . TAN 15 ris sk designatioon 

requires that 

the floodd 

levvel 

of an eextreme 

(0. 1%) flood eevent 

should d be compared 

with aactual 

site levels as a 

prrecautionary 

approach. If the Site leevels 

are found 

to be greater 

than the flood lev vels used too 

deefine 

adjacennt 

extreme flo ood outlines, , there is no need to cons sider flood rissk 

further. 

12.39. Thhere 

are twoo 

potential flo ooding mechaanisms 

whic ch may affect t the Site. FFlooding 

coul ld potentiallyy 

occcur 

as fluviaal 

flooding from 

the Riveer 

Usk or from m tidal inund dation. In thiss 

case EAW W has agreedd 

that 

the criticaal 

mode of flooding woould 

be tidal. 

The T100 00 (0.1% prrobability 

fluv vial) level iss 

geenerally 

below 

the west bank b level in this area. 

12.40. Thhe 

flood leveels 

for the 0.5% 0 and 0.11% 

probabili ity tidal even nts in 2073 (assumed lif fetime of 600 

yeears) 

are esstimated 

to be b 9.04m AOOD 

and 9.3 32m AOD re espectively. These were 

calculatedd 

baased 

on Prouudman 

Ocea anographic LLaboratory 

(P P.O.L) Internal 

Documentt 

No. 112 (se ee Appendixx 

122.1). 

12.41. Too 

assess thee 

potential extent e of the T1000 even nt, the 9.32m m AOD (extrreme 

tidal le evel) contourr 

waas 

plotted oonto 

the topo ographic surrvey. 

The resultant r floo odplain is inddicated 

on the t Extremee 

Flood 

Extents Plan. The areas a where the existing levels are below b the T10000 

tide leve el (i.e. beloww 

FFriars 




May conta ain limited voluumes 

of groun ndwater 

These are e rock layers oor 

drift deposit ts with low 

permeability 

that have nnegligible 

sign nificance for 

water sup pply or river baase 

flow 

These are e permeable laayers 

capable e of 

supporting g water suppliies 

at a local rather r than 

strategic scale, s and in ssome 

cases fo orming an 

important source of basse 

flow to rivers. 

These 

are gener rally aquifers fo formerly classified 

as 

minor aqu uifers

9. 32m AOD) aare 

shaded in blue. It ccan 

be seen that the ext tent of the eextreme 

(T10 000) flood iss 

grreater 

than inndicated 

on either e the EAAW’s 

Flood Maps M or the TAN T 15 DAMM. 

12.42. Flood 

defencees 

in the gen neral vicinity of the Site comprise wa all or banks, with the lan nd inside thee 

deefences 

geneerally 

raised to provide aadditional 

protection 

from m tidal inunddation. 

It is evident e fromm 

the 

Extreme FFlood 

Events s Plan (see AAppendix 

12 2.1) that King gsway West and Usk Wa ay provide a 

reeasonably 

higgh 

level of pr rotection, whhich 

generally y excludes extreme e floodds 

from the area. a To thee 

soouth 

of the Site, 

the level of Usk Way is lower than 

the T200 and a T1000 leevels 

and this s could alloww 

flooodwater 

to eenter 

the Sit te during botth 

a T200 an nd a T1000 flood f event. The resultin ng floodplainn 

exxtends 

througgh 

the servic ce road that serves the Kingsway K Shopping 

Centtre 

and into the t southernn 

paart 

of the Sitee. 

12.43. Similarly 

at the 

northern extremity e of tthe 

Site the level of Kingsway 

Westt 

is lower tha an the T2000 

levvel, 

but highher 

intervenin ng land preveents 

the T20 00 flood encr roaching oveerland 

into th he Site. Thee 

T11000 

flood inn 

2073, howe ever, has thee 

potential to overtop the Kingsway annd 

spill into a depressionn 

crreated 

by lower 

ground levels in CCorn 

Street. The result ting flood coould 

affect the t northernn 

margins 

of thee 

Site. 

12.44. Owwing 

to the ttidal 

nature of o flooding, rraising 

groun nd levels to facilitate 

deveelopment 

wo ould not givee 

risse 

to adverse 

flooding ef ffects. The existing serv vice area to the south off 

the Site is at a level off 

arround 

7.50m AOD, i.e. so ome 1,820mmm 

below the e T1000 leve el. Due to thhe 

fact that th he proposedd 

Seervice 

Yard aalso 

has to be b at this levvel 

as it is co onnected to the existing service road d that servess 

the 

Kingsway Shopping Centre C at thiss 

level, the proposed p Se ervice Yard levels 

were set at 7.4 too 

7. 6m AOD. 

12.45. WWithin 

the Sitte 

there is an a isolated aarea 

where the t existing ground leveels 

are below w the T10000 

levvel. 

The lowwest 

level wit thin this smaall 

pocket is 9.2m 9 AOD an nd therefore only has the e potential too 

bee 

marginally affected (i.e e. approx. 1000mm) 

by floodwater 

ba acking up thrrough 

the be elow groundd 

drrainage 

systeems. 

12.46. Thhe 

isolated loow 

lying area a is protecteed 

by the sur rrounding hig gher ground and in this case c there iss 

noo 

reason whyy 

the area ca annot be raissed 

to facilitate 

developm ment. 

12.47. WWith 

regard too 

the propos sed developmment 

levels, EAW would normally recommend 

th hat minimumm 

flooor 

slab leveels 

should be e at least as high as the T200 thresh hold level ass 

projected 60 6 years intoo 

the 

future (i.e. 2073), as re ecommendedd 

in TAN 15. In this case e, the minimuum 

level wou uld be 9.04mm 

AOOD. 

Howeveer, 

any development 

propposals 

would d need to be compatible with existing g access andd 

seervicing 

levels. 

As such h, it may nott 

be practica able to satisf fy the recommmended 

thr reshold levell 

crriterion 

for flooor 

slabs in all a cases. 

12.48. It is also recommmended 

th hat the maximmum 

depth of o flooding should s not exxceed 

600mm 

within thee 

Site. 

Any devvelopment 

pr roposals wouuld 

however need to be compatible wwith 

existing access andd 

seervicing 

levells 

and as su uch it may noot 

be possible 

in practica al terms to ssatisfy 

the recommendedd 

crriteria 

in all caases. 

12.49. Thhe 

depth of flooding in the t proposedd 

service ya ard, could reach 

1.92m. Although th his does nott 

coomply 

with thhe 

recommendations 

of TTAN15, 

an exception e ma ay be made where it is necessary n too 

tiee 

in with adjaacent 

levels, in this case the existing off-Site serv vice road, annd 

hence the e level of thee 

seervice 

yard could 

not be raised r any higher. 

It is proposed p to elevate e the fiinal 

floor leve els (FFLs) off 

the 

plant areaas 

within the service yardd 

to the T200 

tidal level, which wouldd 

then comp ply with TANN 

155. 

The preddictable 

nature 

of tidal fllood 

events would mean n ample timee 

to evacuate 

persons / 

veehicles 

from the service yard and as such the inundation 

of this t external area I unlik kely to causee 

annything 

otherr 

than a shor rt term disrupption. 

FFriars 




Plluvial 

Flood Risk 

12.50. Pluvial 

flooding 

occurs when 

natural annd 

engineere ed drainage systems havve 

insufficien nt capacity too 

deeal 

with the vvolume 

of rai infall. Theree 

are no reco orded inciden nts of pluvial flooding in the 

vicinity off 

the 

Site. 

WWater 

Resourrces 

and Po otable Waterr 

Supply 

12.51. Thhe 

Site is cuurrently 

occu upied by commmercial 

pro operties, mainly 

in a retaail 

use. The ese buildingss 

annd 

those in thhe 

surrounding 

area are supplied by y a number of o water mainns. 

The curr rent levels off 

waater 

consumption 

on the Site are unkknown. 

How wever, the cur rrent demandd 

is anticipat ted to be loww 

annd 

off peak, aas 

is typical for f retail premmises, 

where e the principa al demand iss 

for welfare facilities. 

Predicted 

Impacts 

du uring Connstruction 

12.52. Thhe 

Developmment 

would in nvolve the deemolition 

and d replacemen nt of all existting 

buildings s on Site. 

FFriars 




Suurface 

Wateer 

Flooding 

12.53. Coonstruction 

wworks, 

includ ding earthworks 

and temporary 

Site drainage, d woould 

have the e potential too 

givve 

rise to chhanges 

in the e surface waater 

runoff re egimes durin ng rainfall evvents. 

In the e absence off 

mitigation, 

thee 

risk of surface 

water flooding fro om overland d sources co could increas se, becausee 

disscharge 

ratees 

would not t be controlleed 

and surfa ace water runoff 

could ppotentially 

be e diverted byy 

the 

works. A temporary change 

in surrface 

water drainage d reg gimes could ggive 

rise to a temporary, , 

loccal 

risk or ovverland 

flooding, 

of minoor 

adverse si ignificance. 

Groundwaterr 

Flooding 

12.54. Significant 

volumes 

of gro oundwater aare 

not know wn to be present 

close to the surfa ace and thee 

coonstruction 

wworks 

would not include deep excav vations. The erefore, theree 

would be a negligiblee 

efffect 

on grounndwater 

flow ws across thee 

Site during the construc ction phase. 

12.55. Anny 

dewaterinng 

activities required duuring 

constru uction would d use standaard 

techniqu ues such ass 

suumps 

and puumps. 

Pumping 

of grouundwater 

cou uld create a temporary ‘ddrawdown’ 

effect e on thee 

suurrounding 

groundwater 

levels. l Howwever, 

as loca al abstraction 

is not expeected 

to be from f shalloww 

grroundwater 

resources, 

the 

effect on thhe 

local grou undwater abs straction wouuld 

be neglig gible. 

Coontaminatioon 

of Surface 

Water andd 

Groundwa ater 

12.56. Anny 

potential piling could d introduce new pathw ways for any y contaminants 

to migra ate into thee 

grroundwater. 

12.57. A Piling Risk AAssessment 

would ensurre 

that any piling 

would be b conductedd 

in a way tha at minimisess 

the 

introductioon 

of pathways 

to the grooundwater, 

and a groundwater 

quality wwould 

also be b monitoredd 

duuring 

the woorks. 

The adoption 

of these 

measu ures is intrinsic 

to the design 

and therefore 

nott 

coonsidered 

furrther 

within the 

mitigationn 

section. Th his would ensure 

that riskks 

to ground dwater wouldd 

bee 

negligible. . 


the coonstruction 

phase, 

surfacce 

water run noff and groundwater 

reemoved 

from m dewateringg 

opperations 

couuld 

contain new n sourcess 

of contaminants 

such as a oil. If thiss 

was discharged 

to thee 

seewer 

in the aabsence 

of appropriate mitigation measures, m a local, tempoorary, 

adver rse effect off 

mminor 

significcance 

could arise in termms 

of water quality. q 

Predicted 

Impacts 

du uring Opeeration 

Groundwaterr 

Flooding 


volumes 




Deevelopment 

does not propose p the inclusion of o any deep p excavationns. 

There are a also noo 

prroposals 

to aabstract 

grou undwater othher 

than pos ssibly during g foundation excavation. Therefore, , 

there 

would bee 

a negligible 

effect on ggroundwater 

levels acros ss the Site. 

Suurface 

Wateer 

Drainage 

12.60. Thhe 

existing Site area comprises c paaved 

develo opment and it is envisaaged 

that th he proposedd 

deevelopment 

wwill 

comprise e a similar paaved 

area an nd as such th he future surf rface water ru un-off will bee 

simmilar 

to that which occurs 

at presennt. 

The build ding levels will w also be ssimilar 

to exis sting groundd 

levvels 

and in thhis 

case the existing outffall 

arrangem ments will be used as mucch 

as possib ble. 

12.61. TAAN 

15 recommmends 

however 

that bettterment 

is achieved a thro ough the redeevelopment 

of o such sitess 

annd 

that SuDss 

should be implementedd 

wherever possible in all a new deveelopment 

pro oposals. Thee 

Site 

may be cllassed 

as ‘Brownfield’ 

ass 

it has been previously developed d uppon 

and it is unlikely thatt 

Sooakaways 

wwill 

be proposed 

due to underlying ground g cond ditions comppounded 

by high groundd 

FFriars 


Chapter 

12: Water Resources an nd Flood Risk - Page 10

waater 

levels innfluenced 

by fluvial or tidal 

conditions s in the adjac cent river. Inn 

this case it is proposedd 

to reduce the rate of disch harge, via a conventiona al drainage system, 

to thee 

receiving system, s thuss 

immproving 

the status quo and a achievingg 

betterment t in terms of surface s wateer 

run-off volu ume. 

12.62. Thhe 

scale of the propose ed developmment 

is such 

that the existing e draiinage 

system ms must bee 

raationalised 

too 

accommod date the formm 

of the proposed 

development. 

Maany 

of the existing e sub- 

syystems 

will bbe 

de-commissioned 

andd 

new systems 

will take their place. . The draina age strategyy 

waas 

agreed with 

Dŵr Cymru 

Welsh Waater 

(DCWW W). 

12.63. A dual pipe syystem 

under r the proposeed 

developm ment access from the caar 

park is pro oposed. Thee 

duual 

system wwill 

give Wel lsh Water a backup system 

for main ntenance annd 

failures, and a will takee 

acccount 

of thhe 

restricted access. TThis 

system will collect the existingg 

combined flows fromm 

Coommercial 

SStreet, 

throug gh Llanarth SStreet, 

Friars s walk and Austin A Friarss, 

and will dis scharge intoo 

the 

existing coombined 

sew wer in Corn SStreet. 

12.64. Fooul 

and surfaace 

water fr rom the deveelopment 

wi ill be drained d separatelyy. 

Foul drainage 

will bee 

disscharged 

intto 

the existi ing combineed 

sewer in Kingsway, and a to the mmanhole 

at the easternn 

(loower) 

end of f Corn Street t. Surface waater 

collected d via the exis sting connecction 

from the e bus stationn 

wiill 

be attenuaated 

and also o drained intto 

the combined 

sewer in n Kingsway. Surface wa ater from thee 

buus 

station areeas 

will pass s through a ppetrol 

intercep ptor. 

12.65. All 

foul and ssurface 

water 

will ultimattely 

discharg ge directly in nto the tunnnel 

sewer an nd the Nashh 

Trreatment 

Woorks, 

except during high rainfall even nts when surf face water wwill 

discharge e to the riverr 

viaa 

the overfloow. 

It is unde erstood that it is the inte ention of Wel lsh Water, thhat 

in the fut ture, surfacee 

waater 

will be ddiverted 

to the 

River Usk. 

12.66. Thhe 

surface wwater 

draina age system proposed would 

result in a similar drainage re egime to thee 

exxisting 

condittions. 

As the 

volume of f discharge would w also re emain the saame, 

surface e runoff fromm 

the 

Development 

would giv ve rise to a nnegligible 

ef ffect. 

Suurface 

Wateer 

Quality 


waterr 

runoff would 

be dischaarged 

from th he Site in lin ne with legisslative 

requir rements andd 

cuurrent 

guidannce. 

The inc corporation oof 

SuDS mea asures, wher re practicablee, 

would furt ther assist inn 

immproving 

the quality of su urface runoff from the De evelopment. In addition, all relevant areas wouldd 

haave 

silt trapss 

and hydroc carbon intercceptors 

installed 

within th he drainage infrastructur re. As such, , 

the 

Development 

would result 

in a neggligible 

effec ct on surface water quality ty within the sewer. s 

Tidal 

and Fluvvial 

Flood Risk R 

12.68. WWith 

regard too 

the risks as ssociated witth 

fluvial floo oding EAW has h advised tthat 

the Site e is not liablee 

to flooding in tthe 

event of an extreme ffluvial 

event (i.e. a 0.1% probability eevent). 

Ther refore, fluviall 

floooding 

wouldd 

give rise to negligible eeffects 

on the e Developme ent. 

12.69. WWith 

regard too 

the risks associated wwith 

tidal flo ooding the flood f levels for the 0.5% % and 0.1% % 

prrobability 

tidaal 

events in 2073 are esstimated 

to be b 9.04m AO OD and 9.322m 

AOD resp pectively. A 

coomparison 

off 

the flood lev vels with thee 

actual topography 

of the e existing Sitte 

demonstrates 

that thee 

Site 

could be partly affect ted by an exxtreme 

flooding 

event. Proposed P flooor 

slab leve els within thee 

Deevelopment 

are at or above 

the threeshold 

level advised a in TA AN 15 (i.e. tthe 

0.5% pro obability tidall 

floood 

level for the Site in 20 073, which iss 

9.04m AOD D). 

12.70. Thhe 

extreme ttidal 

flood ev vents in 2073 

are of suff ficient magnitude 

to spilll 

over Usk Way W and intoo 

the 

Site. Gennerally, 

deve elopment levvels 

would be b in the ord der of 9.0m AOD and therefore 

thee 

deepth 

of floodding 

would be b no greateer 

than 300m mm, well with hin the allowwances 

recom mmended inn 

TAAN 

15. The Service Yar rd is, howeveer, 

to be set t at a level of o 7.4 to 7.6mm 

AOD, because 

it mustt 

FFriars 


Chapter 


coonnect 

with the existing 

services road that serves s the Kingsway SShopping 

Centre 

Plant. . 

Prroposed 

substation 

infras structure in tthe 

Service Yard Y would be b set at thee 

same level as the storee 

(i. e. 9.04m AO OD). In this case, the reequirements 

of TAN 15 would w be saatisfied 

in all parts of thee 

Site 

expect forr 

the externa al areas of thhe 

service ya ard. In the absence 

of mmitigation, 

it is s consideredd 

that 

as a ressult 

of the potential p floood 

risk to the 

Service Yard Y there iss 

an advers se effect off 

mmoderate 

significance 

with 

respect oof 

flood risk. 

Pootable 

Wateer 

Supply 

12.71. Thhe 

proposalss 

comprise predominant 

p tly retail and d leisure unit ts, largely siimilar 

to thos se presentlyy 

exxisting. 

It is anticipated that water uuse 

would predominantly 

p 

y be limited to welfare facilities f andd 

kittchen 

use, generally 

outs side of the peeak 

demand periods. Th here are a nuumber 

conne ections in thee 

arrea, 

and thee 

development 

will be prroviding 

wat ter through a boosted mmain 

fed from m a storagee 

brreak 

tank, thhereby 

reduc cing direct mmains 

impact t. However, owing to thhe 

increased quantum off 

deevelopment 

it 

is consider red that, as a worst case, 

this would result in an aadverse 

effe ect of minorr 

significance. 

Fooul 

Drainagee 

12.72. Fooul 

drainage from the De evelopment wwould 

be con nnected to th he combined trunk sewer r. Whilst thee 

Deevelopment 

comprises uses u that arre 

largely th he same as those on tthe 

Site at present, thee 

addditional 

quaantum 

of dev velopment wwould 

result in additional volumes off 

discharge from f welfaree 

facilities 

and kkitchens. 

In the absencee 

of mitigatio on, it is cons sidered that the Develop pment wouldd 

givve 

rise to an adverse eff fect of minoor 

significance 

with respect 

to foul seewerage. 

Proposed 

MMitigation 

during Coonstructio 

on 

Suurface 

Wateer 

Flooding 

12.73. Ass 

identified aabove, 

tempo orary changees 

to the sur rface water drainage d reggime 

could give g rise to a 

temporary 

loccal 

risk of ov verland floodding, 

of minor 

adverse significance. . Temporar ry measuress 

woould 

thereforre 

be put in place as paart 

of the Environmental 

Managemennt 

Plan (EMP P) to controll 

suurface 

water runoff from the t Site. Runoff 

would be 

collected, where w approopriate 

and discharged 

too 

exxisting 

conneections 

to the e sewer. 

12.74. Coonstruction 

of the drain nage systemm 

would be e designed and manag 

60031:2009 

‘Thhe 

British St tandard Codde 

of Practic ce for Earthw works’ 

shhould 

be considered 

for the 

general ccontrol 

of drainage 

on con 

13 ged to comp ply with BSS 

, whiich 

details methods m thatt 

nstruction sittes. 

12.75. Diischarge 

ratees 

and volum mes of water discharged would be ag greed with EAAW 

and DCW WW. Wheree 

apppropriate, 

ccut-off 

draina age would bbe 

provided around the Site during the constru uction phasee 

whhen 

there is no on-Site drainage 

netwwork 

in place e. 

Groundwaterr 

Flooding 

12.76. Noo 

adverse efffects 

are ide entified in respect 

of dew watering. Th herefore, no mitigation measures m aree 

coonsidered 

neecessary. 


of Surface 

Water andd 

Groundwa ater 


construuction, 

surfac ce water runoff 

and wate er pumped fro om the excaavations, 

or draining d fromm 

the 

Site, couldd 

contain co ontaminants such as sed diments, oil or chemicalss. 

Surface water runofff 

woould 

be careefully 

controlled 

during thhe 

construct tion works to o minimise thhe 

risk of co ontaminationn 

paathways 

beinng 

created. Prior to discharging 

wate ers from the Site it wouldd 

be subject to treatmentt 

viaa 

sedimentaation 

traps / sedimentatioon 

tanks and d hydrocarbo on interceptoors. 

These controls c andd 

treeatment 

facilities 

would be prescribbed 

by the EMP, which 

would refflect 

relevan nt legislativee 

FFriars 


Chapter 


eequirements 

aand 

best pra actice guidannce. 

With res spect to Site drainage thee 

EMP would d include thee 

following 

proviisions: 

• Careful siting 

and bund ding of fuel sstorage 

facilit ties and area as used for tthe 

storage of o potentiallyy 

hazardous materials. Bunding B wouuld 

be specif fied as a min nimum of 110% 

of the vo olume of thee 

largest tankk 

within the bund. b Tankss 

would be placed 

on imp permeable baases; 

• Managemeent 

of draina age on the SSite 

to preve ent sediment-laden 

and / or contaminated 

runofff 

entering thhe 

land, wate ercourses orr 

the surface e water drainage 

netwoork 

surroundi ing the Site. . 

Full records 

would be kept k of inspeections, 

main ntenance wor rks, drainagee 

network an nd measuress 

undertakenn 

to maintai in equipmennt 

performan nce. These e provisions s would ens sure that noo 

significant effects would 

occur to eeither 

surface e or groundw water qualityy. 

The use of o settlementt 

facilities woould 

aid the removal of any potentia ally contamin nated material 

that might 

be derivedd 

from constrruction 

activities; 

and 

• An emergeency 

plan to be b followed iin 

the event of any accide ents involvinng 

spillages of o hazardouss 

or potentiaally 

hazardou us materials, , including th he notificatio on of EAW, DCWW and d emergencyy 

services. Spill kits wo ould be locatted 

adjacent t to all chem mical or oil sttorage 

facilit ties and Sitee 

staff would be trained in n their use. 

Prroposed 

Mittigation 

duri ing Operatioon 

Suurface 

Wateer 

Drainage 

12.78. Atttenuated 

suurface 

water runoff from the propose ed Developm ment would bbe 

discharge ed directly too 

the 

tunnel sewwer 

located to 

the south oof 

Kingsway y. The design 

of the draiinage 

system m, which hass 

beeen 

agreed wwith 

DCWW, , would ensuure 

that the discharge d to the sewer wwould 

be no greater thann 

that 

which disccharges 

at present. 

Tidal 

and Fluvvial 

Flood Risk R 

12.79. Thhe 

emergenccy 

access / egress e routess 

for all area as, apart from m the servicee 

yard, satisf fy the criteriaa 

addvised 

by TAAN 

15; in tha at the maximmum 

depth of o flooding during 

a 0.1% % probability y flood eventt 

woould 

not excceed 

600mm m. Emergenccy 

access fo or pedestrian ns would be readily available 

via thee 

higgh 

ground addjacent 

to the 

Developmeent 

to the we est. 

12.80. It is recommennded 

that the e Developmeent 

operator and tenants sign up to EEAW’s 

Floodline 

Service, , 

whhich 

would pprovide 

early y warning off 

potential storm s events that could result in floo oding of thee 

Deevelopment. 

This should d provide suffficient 

time to evacuate vehicles fromm 

the Servic ce Yard priorr 

to the onset oof 

any floodin ng. Therefoore, 

the risk of tidal flood ding is considdered 

accep ptable in thiss 

sittuation. 

Pootable 

Wateer 

Supply an nd General WWater 

Use 

12.81. Thhe 

Developmment 

is requir red to achievve 

BREEAM Very Good under u PPW. As part of th he BREEAMM 

prre-assessmeent, 

submitte ed as an AAppendix 

to the Sustainability 

Stattement, 

stat tes that thee 

Deevelopment 

would includ de low waterr 

use fittings and efficiency 

measuress 

that would significantlyy 

reeduce 

the usee 

of potable water. w 

Fooul 

Water 

12.82. Fooul 

water disscharge 

would 

be minimised 

by the incorporation n of low wateer 

use fitting gs and waterr 

effficiency 

meaasures, 

because 

the majoority 

of waste 

water flows 

would be aas 

a result of 

the welfaree 

facilities. 

Furtther 

consulta ation would be required with DCCW W to confirm the capacity y of the foull 

drrainage 

systeem 

and upgrades 

would bbe 

required to t service the e Developmeent 

as neces ssary. 

FFriars 


Chapter 


RResidual 

Efffects 

Reesidual 

Effeects 

during Constructio 

C on 

Suurface 

Wateer 

Flooding 

12.83. Diischarge 

ratees 

and volum mes of waterr 

discharges s would be agreed a with EEAW 

and DC CWW in linee 

wiith 

the EMP. 

The new and / or temmporary 

drainage 

system ms provided during the constructionn 

phhase 

would bbe 

subject to o standard bbest 

practice e and manda atory regulatoory 

controls. . Therefore, , 

likkely 

negligibble 

residual construction- 

c -related effects 

in relatio on to surfacee 

water flood d risk can bee 

exxpected 

for thhese 

works. 

Groundwaterr 

Flooding 


volumes 




coonstruction 

wworks 

would d not include 

deep exc cavations. Therefore, T tthere 

would likely be a 

neegligible 

efffect 

on gro oundwater floows 

across the Site during d the cconstruction 

phase andd 

grroundwater 

fllooding 

woul ld be unlikelyy. 


of Surface 

Water andd 

Groundwa ater 

12.85. Anny 

piling proccedures 

wou uld be conduucted 

in a wa ay that minim mises the intrroduction 

of pathways too 

the 

groundwater, 

and gro oundwater quuality 

would be monitore ed during thee 

works in line l with thee 

EMMP. 

The addoption 

of th hese measures 

would ensure 

that the 

likely ressidual 

risks to t controlledd 

waaters 

would bbe 

negligible. 


the connstruction 

ph hase, surfacee 

water runo off would be appropriately 

a y managed using u a suitee 

of f treatments, prior to disc charge in acccordance 

with 

environmental 

legislaation. 

Where e necessary, , 

waaste 

waters may require e to be dischharged 

to fou ul sewer with h the consennt 

of DCWW or tankeredd 

offf 

Site. Folloowing 

appro opriate mitigaation 

the lik kely residual 

effects of waste water r dischargess 

woould 

be neglligible. 

Reesidual 

Effeects 

during Operation O 

Groundwaterr 

Flooding 


volumes 




coonstruction 

wworks 

would not n include ddeep 

excavations 

out with 

the extent of previous excavations. 

e . 

Thherefore, 

theere 

would lik kely be a neegligible 

res sidual effect t of the commpleted 

Deve elopment onn 

grroundwater 

fllows 

across the Site. 

Suurface 

Wateer 

Drainage 

12.88. Atttenuated 

suurface 

water runoff from the propose ed Developm ment would bbe 

discharge ed directly too 

the 

tunnel sewwer 

located to 

the south oof 

Kingsway y. The design 

of the draiinage 

system m, which hass 

beeen 

agreed wwith 

DCWW, , would ensuure 

that the discharge d to the sewer wwould 

be no greater thann 

that 

which disscharges 

at present. Therefore, 

the e likely resid dual effects of the Deve elopment onn 

suurface 

water drainage wo ould be negliigible. 

Suurface 

Wateer 

Quality 


waterr 

runoff would 

be dischaarged 

from the t Site in a manner thaat 

accords with w relevantt 

guuidance. 

The 

incorporation 

of approopriate 

treatm ment prior to discharge wwould 

assist in improvingg 

the 

water quallity 

of the run noff from the Development. 

As such, 

the Developpment 

would d likely resultt 

in a negligiblee 

effect on su urface water r quality withi in the sewer. . 

FFriars 


Chapter 


Tidal 

and Fluvvial 

Flood Risk R 

12.90. WWith 

regard too 

the risks as ssociated witth 

fluvial floo oding EAW has h advised tthat 

the Site e is not liablee 

to flooding in tthe 

event of an extreme ffluvial 

event (i.e. a 0.1% probability eevent). 

Likely 

negligiblee 

efffects 

from fluuvial 

flooding g would thereefore 

be anticipated 

within 

the Develoopment. 

12.91. WWith 

regard too 

the risks associated wwith 

tidal flo ooding the flood f levels for the 0.5% % and 0.1% % 

prrobability 

tidaal 

events in 2073 are esstimated 

to be b 9.04m AO OD and 9.322m 

AOD resp pectively. A 

coomparison 

off 

the flood lev vels with thee 

actual topography 

of the e existing Sitte 

demonstrates 

that thee 

Deevelopment 

could be partly 

affected by an extreme 

flooding event. . Prroposed 

floo or slab levelss 

wiithin 

the Development 

are a at or abbove 

the threshold 

level advised in TAN 15 (i. e. the 0.5% % 

prrobability 

tidaal 

flood level for the Site in 2073, wh hich is 9.04m m AOD).Extreeme 

tidal flood 

events inn 

20073 

would bee 

of sufficien nt magnitudee 

to spill ove er the Public c Highway addjacent 

to th he River andd 

intto 

the Development. 

Ge enerally, Devvelopment 

le evels are in the 

order of 99.0m 

AOD and a thereforee 

the 

depth of floooding 

would d be minimall 

(max 300m mm) and well within the allowances 

recommendedd 

in TAN 15. However, th he Service YYard 

is to be 

set at a level 

of 7.4 to 7.6m AO OD. This iss 

neecessary 

beccause 

it con nnects to thee 

existing se ervice road th hat serves thhe 

existing Site S and thee 

Kingsway 

Shoopping 

Centre. 

The plantt 

and substation 

infrastru ucture that is proposed in n the Servicee 

Yaard 

would bee 

set at the same s level aas 

the store (i.e. ( 9.04m AOD). A In thiss 

case, the requirements 

r s 

of f TAN 15 woould 

be satisfied 

in all paarts 


D 

except for tthe 

external areas of thee 

Seervice 

Yard. 

12.92. Thherefore, 

thee 

likely resid dual risk of ttidal 

flooding g to the Serv vice Yard woould 

be adv verse and off 

mminor 

significaance. 

Pootable 

Wateer 

12.93. Thhe 

Developmment 

would include loww 

water use e fittings an nd efficiencyy 

measures that wouldd 

siggnificantly 

reeduce 

the us se of potablee 

water. The erefore, the li ikely residuaal 

effects ass sociated withh 

pootable 

water supply arisin ng from the DDevelopment 

t would be negligible. 

Fooul 

Drainagee 

12.94. Thhe 

Developmment 

would be connecteed 

to the combined 

trunk 

sewer. WWater-saving 

appliances, , 

inccluding 

instaalled 

low flus sh WCs, loww 

flush WCs s, low flow taps t and shoowers, 

and low flush orr 

prresence-deteector 

urinals would be sppecified, 

whi ich would reduce 

peak fflow. 

The lik kely residuall 

efffect 


on foul seweerage 

is therefore 

assess sed as beingg 

negligible. 

Summary 

aand 

Conclusion 

12.95. Thhe 

potential eeffects, 

mitig gation measuures 

and likely 

residual ef ffects of consstruction 

and d operationall 

usse 

of the Devvelopment 

on n water resouurces 

and flo ood risk are summarised 

s 

in Table 12. 4 below. 

Taable 

12.4: Summary of Potential Effects, Mitig gation and Residual 

Effeccts 

DDescription 

oof 

Effect 

DDemolition 

Potentiall 

Effect / 

Significance 

Mitig gation 

Implementation 

of a 

Likely Res sidual Effect 

/ Signi ificance 

SSurface 

Waterr 

Flooding 

Minor aadverse 

significcance 

EMP and maintenance 

of surface water w 

drainage flows 

and 

connections s. 

Negligible 

GGroundwater 

FFlooding 

Negliggible 

None required 

Negligible 

FFriars 


Chapter 


Description of Effect 

Contamination of 

Surface Water and 

Groundwater 



Significance 

Minor adverse 

significance 

Mitigation 



of surface water 

drainage flows and 

connections. 


Chapter 12: Water Resources and Flood Risk - Page 16 

Likely Residual Effect 

/ Significance 

Negligible 

Groundwater Flooding Negligible None required. Negligible 

Surface Water Drainage Negligible 

Agreement of drainage 

design with DCWW. 

Negligible 

Surface Water Quality Negligible None required. Negligible 

Fluvial Flood Risk Negligible None required Negligible 

Tidal Flood Risk 

Potable Water Supply 

Foul Drainage 

Moderate adverse 

significance 

Minor adverse 

significance 

Minor adverse 

significance 

Provision of emergency 

access / egress. 

Connection to EAW’s 

Floodline Service. 

Installation of low water 

fittings and water 

efficiency measures 




Minor adverse 

significance 

Negligible 

Negligible

References 

1 

European Commission, 2000. Water Framework Directive, (2000/60/EC). OOPEC. 

2 

Her Majesties Stationary office (HMSO), 1991. Land Drainage Act. HMSO, Norwich. 

3 

Her Majesties Stationary Office (HMSO), 1995. The Environment Act, HMSO, Norwich 

4 

Her Majesties Stationary office (HMSO), 1991. The Water Resources Act. HMSO, Norwich. 

5 

Her Majesties Stationary office (HMSO), 1991. The Water Act. HMSO, Norwich. 

6 

Her Majesties Stationary offices (HMSO), 2003. Water Act, HMSO, Norwich 

7 

Her Majesties Stationary office (HMSO), 2010. Flood and Water Management Act. HMSO, Norwich. 

8 

Welsh Assembly Government, 2011. Planning Policy Wales 

9 

Welsh Assembly Government, July 2004. Technical Advice Note 15: Development and Flood Risk 

10 

Newport Unitary Development Plan (1996 – 2011), Adopted Plan (2006) 

11 

Newport Supplementary Planning Guidance ‘Flood Risk and Sustainable Drainage Systems’ (2005) 

12 Local Development Plan, Newport City Council (2010) 

13 British Standard BS 6031: 1981 ‘Code of practice for earthworks’. 


Chapter 12: Water Resources and Flood Risk - Page 17

13. Townscape and Visual Effects 

Introduction 

13.1. This Chapter identifies and evaluates the townscape and visual context of the Site and the 

surrounding area and considers the likely significant effects of the Development both during the 

construction phase and following completion. 

13.2. The Chapter summarises relevant policy and guidance concerning townscape and visual matters, 

describes the methodology used to assess the baseline conditions of the Site and its environs, and 

identifies and assesses the potential effects as a result of the proposed Development to the 

townscape and visual amenity. The Chapter then sets out mitigation that may be required with the 

aim of preventing, reducing or offsetting any likely significant negative effects arising from the 

Development and assesses the resulting residual effects. 


13.3. This section outlines relevant townscape and visual related aspects of national, strategic and local 

planning policies in relation to the Site. This section should be read in conjunction with Figure 13.1: 

Townscape Planning Policy Context which illustrates the location and extents of policies detailed. 


Technical Advice Note (TAN) 12: Design (2009) 

13.4. TAN 12 i provides overarching guidance for the design of new development and commits the Welsh 

Assembly Government to delivery of good design which fosters environmental sustainability, 

economic development and social inclusion at every scale throughout Wales. In relation to 

townscape issues, an appreciation of the landscape context and character of the environment is 

specifically highlighted as being integral to the delivery of good design. 

Technical Advice Note (TAN) 4: Retailing and town centres (1996) 

13.5. TAN 4 ii addresses retailing and town centres. The guidance stipulates the need for Environmental 

Impact Assessment (EIA) for proposals that are situated in sensitive areas and calls for a number 

of considerations to that should be considered in order to create successful and vibrant retail and 

town centres. 

Planning Policy Wales, 2011 iii 

13.6. This document provides strategic guiding principles for planning within Wales. Of pertinence in 

townscape and visual matters is the hierarchy of landscape designations from National Parks and 

Areas of Outstanding Natural Beauty to non-statutory designations such as Special Landscape 

Areas and their role to protect landscapes of value within Wales. The use of Countryside Council 

for Wales’ LANDMAP information system is advocated. 

13.7. Chapter 6 considers the conservation of the historic environment and notes the important 

contribution made by historic assets, including conservation areas and listed buildings, within the 

townscape. Chapter 10 addresses retailing and town centres, the principal aims being to create 

secure, accessible, vibrant, attractive and successful retail and town centre hubs. 


Chapter 13: Townscape and Visual Effects - Page 1


Adopted Newport Unitary Development Plan (UDP) 1996 - 2011 iv 

13.8. Until the formal adoption of Newport’s Local Development Plan, which is currently in formulation, 

the Newport Unitary Development Plan (UDP) is the main planning policy guidance document for 

development within the City. Policies relevant to townscape and visual amenity are summarised 

below. Reference should also be made to Figure 13.1 Townscape Planning Policy Context. 

13.9. Strategic policies SP1 to SP9 provide overarching principles for development and the environment. 

These policies seek to promote sustainable development, encourage high quality design and 

protect and enhance both the natural and built environment. 

13.10. Policy CE4 relates to soft landscape schemes for new developments and encourages the retention 

of existing landscape features, such as ponds, hedges or trees, of value within development 

proposals. 

13.11. Trees and hedgerows within development sites are protected under Policy CE13, which seeks 

replacement planting for those lost as a result of the development. 

13.12. Listed buildings and their settings are protected under Policy CA15. The accompanying text notes 

that “listed buildings play a significant role in the townscape and architectural heritage of the area” 

and the Council attaches the utmost importance to their preservation. 

13.13. Development neighbouring conservation areas is considered in Policy CE20. Development will 

only be permitted provided that it preserves or enhances the architectural or historical character or 

appearance of the conservation area, including their setting. 

13.14. Urban regeneration within Newport is encouraged within Policy CE30, particularly those which 

result in “the protection and enhancement of the built and natural environment, townscape qualities 

and the condition and appearance of buildings, especially in the Usk riverfront corridor…” 

13.15. Policy CE30 is supported by Policy CE32 which advocates the protection and enhancement of 

important routeways and transport corridors, including the A4042 Usk Way, by undertaking 

environmental improvement measures. 

13.16. Policy CE33 allows the allocation of ‘environmental spaces’ within the City. These are areas 

identified for their importance in terms of their visual, wildlife or recreational and amenity qualities. 

Development that adversely affects the designation’s attributes will not be permitted. 

13.17. Policy CE38 champions good design and notes the importance of development proposals to 

respond sensitively to both the Site and its context in terms of character, scale, form, materials and 

detailing. 

13.18. The creation of long distance cycle routes is facilitated under Policy T14 although the protection of 

and recreational experience from is not considered. 

Supplementary Planning Guidance 

Newport 2020 Unlimited Vision, April 2004 v 

13.19. This document sets out a vision for the future management and regeneration of Newport. Included 

in the vision is a masterplan for regeneration and design guidance principles to inform development 

proposals. 



Newport Public Realm Strategy, July 2006 vi 

13.20. The Newport Public Realm Strategy sets out strategic guidance for the creation and management 

of the public realm within Newport. A number of recommendations are proposed with the aim of 

creating “an attractive, safe and clean pedestrian environment”. 

Usk River Strategy, July 2009 vii 

13.21. The Usk River Strategy provides guidelines and principles for the management of the river Usk 

corridor. The document recommends the protection and enhancement of the visual amenity and 

character of the river corridor and encourages development that contributes positively to the 

existing character and uniqueness of the river edge. 

Draft Supplementary Planning Guidance – Newport City Centre Masterplan 

(2004) viii 

13.22. Although not formally adopted, Newport City Council’s draft SPG provides an indication of 

emerging policy for the area. Of note in relation to townscape and visual issues is the production of 

a draft masterplan for Newport City Centre which sets out an indicative vision for new development 

in the City Centre. 

Statutory Designations 

Tree Preservation Orders 

13.23. There are no Tree Preservation Orders (TPOs) within the Site. 

Conservation Areas 

13.24. The western ends of Friar’s Walk, Austin Friar’s and Llanarth Street are located within the Town 

Centre Conservation Area. In the absence of full planning permission, notification needs to be 

made to the Council for any works to trees within the Conservation Area. The location of all 

conservation areas within the vicinity, namely the Town Centre Conservation Area, Lower Dock 

Street Conservation Area and St Woolos Conservation Area further south is shown within Figure 

13.1. 

Registered Parks and Gardens 

13.25. There are no registered historic parks and gardens within the Site. The closest is the Grade II 

listed Bellevue Park, approximately 800m to the southwest. 

Listed Buildings 

13.26. There are no listed buildings within the Site. Details of the nearest to the Site are provided in 

Chapter 14: Archaeology and Built Heritage. 



13.27. The assessment methodology for the townscape and visual assessment is based on the following 

guidance, with assessment principles within the documents applying to both townscape and visual 

contexts. 



‘Guidelines for Landscape and Visual Impact Assessment’, Landscape Institute (LI) and Institute 

of Environmental Management and Assessment (IEMA) 2002 (Second Edition) ix ; and 

‘Townscape Character Assessment’ x , the Countryside Agency and Scottish Natural Heritage 

(SNH) 2002. 

13.28. The townscape and visual assessment consists of two separate, but inter-linked issues as follows: 

Townscape Effects: The effects of the development on the physical and cultural characteristics 

of the Site and its surroundings and on the townscape character of the study area; and 

Visual Effects: The effects of the development on views from visual receptors and on the 

amenity value of these views. 

13.29. The assessment methodology adopted for townscape and visual matters comprises a combination 

of desktop and field studies including the following: 

An overview of statutory plans and other data regarding relevant designations and planning 

polices for the area; 

An analysis of the Countryside Council for Wales’s LANDMAP data for the Site and its 

surrounds; 

GIS analysis using Ordnance Survey profile data to calculate the topography of the area and 

establish a Zone of Theoretical Visibility (ZTV) (refer to Figure 13.2); 

A site visit to inform the assessment of the townscape character of the Site, together with the 

sensitivity of the townscape to change. This includes the classification of the townscape into 

units of distinct and recognisable character; 

Identification of viewpoints and classifications of sensitivity; 

Production of fully verified wireline Accurate Visual Representations (AVRs) to inform the 

assessment and support this chapter; 

Identification and assessment of the potential townscape and visual effects of the Development 

and their significance; and 

The preparation of mitigation proposals with the aim where possible, of avoiding or reducing 

significant adverse townscape or visual effects, determined during the course of the 

assessment. 

13.30. The visual assessment is based on views from external spaces within the public domain and not 

from inside buildings or private spaces. However, assessment of private dwellings is made where 

appropriate. Site visits were undertaken in October 2011and November 2011. This time period 

represents optimum conditions for visual assessment due to the absence of deciduous vegetation 

cover. Photographs were taken from selected viewpoints using a digital camera with a 50mm focal 

length lens at eye level (1600mm) from the ground. The camera location and details of each 

viewpoint were recorded. Photograph locations were selected and agreed in consultation with 

Newport City Council (NCC). 

13.31. The townscape and visual assessment has been informed by other studies, including Chapter 14: 

Archaeology and Built Heritage and the Arboricultural Report which is included as Technical 

Appendix 3.1 should be read in conjunction with the chapter. 


13.32. The significance of townscape and visual effects are determined by assessing: 

The sensitivity of the affected townscape; 



The sensitivity of the visual receptor; and 

The magnitude of the potential change that will occur. 

13.33. This is illustrated graphically as ‘significance matrices’ for both townscape character and visual 

effects, as contained within Figures 13.3 and 13.4. 

13.34. The assessment process aims to be objective and quantify effects as far as possible. However, it 

is recognised that subjective judgement is appropriate, if it is based upon training and experience, 

supported by clear evidence, reasoned argument and informed opinion. Whilst changes to a view 

can be factually defined, the evaluation of townscape character and visual effect does require 

qualitative judgements to be made. The conclusions of this assessment therefore combine 

systematic observation and measurement with informed professional interpretation. Waterman has 

obtained the EIA Quality Mark from the Institute of Environmental Management and Assessment 

(IEMA) and has experience in assessing the visual effects for various development schemes in a 

variety of scenarios. 

13.35. The assessment of the nature of townscape and visual effects depends on the degree to which the 

Development: 

Complements, respects and fits into the existing scale, landform and pattern of townscape 

context; 

Enables enhancement, restoration or retention of the townscape character and visual amenity; 

and 

Affects strategic and important views in addition to the visual context of receptors. 

13.36. Based upon the significance matrices contained within Figures 13.3 and 13.4, the assessment of 

potential and residual townscape and visual effects can be described as being: 

Very High Beneficial: The Development would fit in extremely well with the scale, landform 

and existing pattern of the townscape, and bring substantial enhancements. The development 

would create a very significant improvement in views; 

High Beneficial: The Development would fit very well with the scale, landform and existing 

pattern of the townscape, and bring considerable enhancements. The Development would 

create a significant improvement in views; 

Moderate Beneficial: The Development would fit well with the scale, landform and existing 

pattern of the townscape, and maintain and/or enhance the existing townscape character. The 

Development would create a noticeable but improved change in the views; 

Minor Beneficial: The Development would complement the scale, landform and pattern of the 

townscape, whilst maintaining the existing character. The Development would result in minor 

improvements to the views; 

Negligible: The Development would cause very limited changes to the townscape and/or 

views, but creates no significant effects; 

No effect: There will be no perceptible effect as a result of the Development on either the 

townscape character or the visual amenity of the built environment; 

Minor Adverse: The Development would cause minor permanent and/or temporary loss or 

alteration to one or more key elements of the townscape. This includes the introduction of 

elements, which may not be uncharacteristic of the existing townscape. The Development 

would cause limited visual intrusion; 

Moderate Adverse: The Development would cause considerable permanent loss or alteration 

to one or more key elements of the townscape, to include the introduction of elements that are 



prominent but may not be substantially uncharacteristic of the townscape. The Development 

would be visually intrusive and would adversely affect upon the townscape; 

High Adverse: The Development would cause substantial permanent loss or alteration to one 

or more key elements of the townscape, to include the introduction of elements that are 

prominent and uncharacteristic of the townscape. The Development would be visually intrusive 

and would adversely affect the townscape; and 

Very High Adverse: The Development would cause total permanent loss or major alteration to 

key elements and features of the townscape, to include the introduction of elements totally 

uncharacteristic of the surrounding townscape. The Development would be very visually 

intrusive and would disrupt fine and valued views both into and across the area. 

Assumptions and Limitations 

13.37. No assumptions or limitations have been identified as part of the townscape and visual 

assessment. 


Site Description and Context 

13.38. The Site is approximately 4ha in area and centred on National Grid Reference 831273, 188005. A 

detailed description of the existing site can be found in Chapter 3: Site Description. 

13.39. The extant townscape of the Site comprises Newport bus station and associated bus bay area, 

adjoining multi-storey car park, retail units, John Frost Square and pedestrian routes. Built form 

dates from the 1960s and displays many characteristics of modernist architecture synonymous with 

the period including clean architectural forms and lines, covered walkways, minimal façade 

detailing and a preponderance of concrete and brick. As such, the Site appears somewhat dated, 

although does not exhibit the dilapidation and neglect often associated with other city and town 

centres of a similar period. 

13.40. Amongst the recent mid-20 th century built form of the city centre are a number of Victorian and 

Edwardian buildings, notably the Newport Market and the elegant suburbs of St Woolos, visible 

manifestations of the wealth generated by the industrial heritage of the city. To the east of the Site, 

the regeneration of the riverside has progressed apace with an assortment of futuristic buildings 

jostling for attention on the water front. 

Topography 

13.41. The Site lies at approximately 9m AOD. To the east of the Site, the land falls to the River Usk 

which forms a prominent and expansive physical feature within the townscape. To the west the 

terrain rises to approximately 109m AOD at the Ridgeway, which affords panoramic views over 

Newport to the Severn Estuary and expansive countryside to the west. 

Landcover 

13.42. The Site is completely surrounded by built form, comprising commercial, retail and residential uses. 

To the east, areas of landscape planting associated with the realignment of the Kingsway soften 

the highway corridor, whilst a number of mature trees are present within pedestrian areas 

neighbouring the Site. The River Usk forms a prominent and attractive natural feature, cutting 

through the built form and opening up the townscape. 



Townscape Character 

National Character – Countryside Council for Wales - LANDMAP 

13.43. The Countryside Council for Wales LANDMAP provides a detailed analysis and categorisation of 

the landscapes of Wales from a number of landscape aspects. These are: 

Geological Landscape: this is the study of the geology, geomorphology and hydrology of the 

area; 

Landscape Habitats: looks at the distribution of vegetation and habitats and the basis for 

landscape ecology; 

Visual & Sensory: this aspect identifies those landscape qualities that are perceived through 

the senses. It deals with the individual physical attributes of landform and land cover, as well as 

their visual patterns of distribution and sensory characteristics, and the relationships between 

them in a particular area; 

Historic Landscape: focuses on how archaeological and historical sites relate to each other 

and to the surrounding landscape; 

Cultural Landscape: this considers the relationship that exists between people and places; 

how people have given meaning to places, how the landscape has shaped their actions and 

their actions have shaped the landscape. 

13.44. The LANDMAP aspects are divided into a hierarchical system of established geomorphological 

classification based on scale, from Level 1 (general landscape character) to Level 4 (small scale 

landform). 

Geological Landscape 

13.45. CCW’s LANDMAP classifies the Site within the Newport (Pilgwenlly-Crindau) area described as 

Man-made/Engineered features and reclaimed / infilled land (unique area code NWPRTGL002) in 

terms of geological landscape. The accompanying descriptive text adds: 

“Intensively developed area of former coastal flat and flood plain occupying a ''promontory'' of 

land between the Usk and Ebbw (now heavily modified as dockyards). Also includes the low 

area of central Newport on the west side of the Usk as far north as Crindau. Includes a 

bypassed former meander of the Ebbw and the developed lowest part of the Malpas Brook flood 

plain, close to its confluence with the Usk. Mainly underlain by estuarine deposits (Quaternary: 

Holocene).” 

13.46. Notable Level 4 components include flood plain and coastal defence works, reclaimed land, urban 

and industrial development and engineered topography. 

13.47. The value of this area is low (intensively developed with few or no natural features remaining), 

whilst its condition is poor in a constant trend. The principal management recommendations are 

stated as: 

“Although intensively developed at surface, former coastal deposits exist at depth. Recording 

such deposits by drill coring prior to development can provide important information not only on 

the development of the coastal flats, but also on late to post glacial climate change.” 

Landscape Habitat 

13.48. The Site is classified as Dry (Relatively) Terrestrial Habitats/Built Up Areas/Industrial as part of the 

landscape habitat assessment (unique area code NWPRTLH039). Habitats recorded within this 

area include broad leafed woodland, intertidal mud mud/sand, buildings and amenity grassland. 



The descriptive text adds “This is a large industrial area adjacent to the River Usk. There is some 

green space in the north of the area which is also common land and which is mainly amenity 

grassland. There is an inter-tidal river which may support native species.” 

13.49. The value of this area is assessed as low although it is noted the intertidal habitats and areas of 

green space within the built form do have the potential to support native species. The condition 

and trend of this landscape habitat area has not been assessed. Principal management 

recommendations are to enhance the network of green spaces and improve biodiversity within 

them. 

Visual and Sensory 

13.50. The Site is included within Newport West area (unique area reference NWPRTVS056), which 

essentially covers the whole of Newport city and suburbs, and is described as Development/Built 

Land/Urban at Level 3. The summary description adds: 

“West Newport - part of the city on the western side of the Usk running from hills at 109 m AOD 

at the Ridgeway to 10m AOD on the flat valley floor and levels. The area includes the Victorian 

retail centre of Newport, close to the Usk, with vibrant main street and relatively new mall. The 

Portland stone art deco Civic Centre is dominant on a hill overlooking the city and visible from 

the station and railway. Stow Hill to the south with the church of St Woolos is the other main 

landmark of note. The most affluent houses, detached and semi-detached, lie north of the civic 

centre on the higher ground, some with views to the countryside to the north on the Ridgeway. 

Victorian development of terraces lie to the south towards the docks. To the west there is 

expansion of estates, some council, which form the eastern margins of the built up area and are 

visible from the M4 above the Gaer fort. Stow Park and Bellevue Park are important formal 

open spaces. The A4042 cuts a strong swathe into the town centre, with traffic dominating this 

area.” 

13.51. The metadata records underline the preponderance of a diverse range of built form, often found in 

a discordant arrangement. Views of the Ridgeway are noted as important whilst views of existing 

built form and dual carriageways are noted as detractors. The sensory and visual value of the area 

is assessed as low, the accompanying text stating “Despite a few highlights, the urban form has 

many detractors and is relatively incoherent so the overall value is low” before adding “Despite high 

points of St Woolos/Stow Hill, Civic centre and High street and parks, the city has relatively 

incoherent urban form with some urban elements in poor-moderate condition.” 

13.52. However both scenic quality and character is considered to be moderate, with the principal 

management recommendations being to “improve main road corridors and commercial areas 

where possible, improve green network and maximise screening on edges from peripheral roads.” 

Historic Landscape 

13.53. The historical landscape of the Site is identified as Newport Historic Centre, described as Built 

Environment/Settlement/Nucleated Settlement/Planned Settlement - Medieval at Level 4 (unique 

area code NWPRTHL023). The historical pattern is identified as Water & Wetland, 

Nucleated Settlement Processing/Manufacturing Communications and Military at Level 3 and 

Planned Settlement Mediaeval to 20th century, Water Industry, Factory, Distribution and Retail 

Services, Canal Harbour/Port/Dock and Medieval Military at Level 4, with regional vernacular 

prevalent architecturally. 

13.54. The area is considered to be of high value, although in poor condition, the justification text noting: 



“The historic urban core of Newport owes its present appearance and architectural character to 

mid to late 19th century development, which has largely obscured evidence of the pre-19th 

century topography, with the exception of the castle, cathedral and an early 17th century 

merchant's house. The reorganisation of the road system in the 1970s has significantly 

detracted from the coherence of the urban landscape along the riverfront.” 

13.55. The current historic management of the area is generally considered to be acceptable and the 

principal management recommendation is stated as being to “mitigate the impact of new urban 

developments on the archaeological record by adhering to current legislation.” 

Cultural Landscape 

13.56. The Site is included within the City of Newport (unique area reference NWPRTCL025) identified by 

Influences/Material expressions/Urban/Other Urban at Level 4. The dominant cultural context is 

recorded as Industrial Urban, Infrastructure, Institutions, Customs, Artistic and Media with 

particularly significant cultural landscape aspects at Level 4 identified as Sense of Place, Famous 

People, Land Holdings, Land Divisions, Religions & Beliefs, Politics, Educational Movements, 

Leisure/Recreation, Social Events and Institutions, Art, Literature, Music, Press, TV and Radio. 

13.57. The value of the cultural landscape is assessed as outstanding and in good condition with an 

improving trend. The existing management is considered to be appropriate with principal 

management aim of balancing ambition with the needs of those who live in multiple deprivation 

communities. 

Local Character 

13.58. In order to understand the effects to character of the Site and surrounding area at the detailed 

level, Waterman has undertaken an assessment of townscape character at the local level. A 

summary of the townscape context is provided from which character areas have been identified 

and illustrated within Figure 13.5: Townscape Character Areas, which should be referred to when 

reading this section. 

Local Character 

13.59. The local character of the Site is dominated by modernist architect synonymous with the mid-20 th 

Century. The muscular forms of multi-storey car parks and office blocks made of concrete and 

brick have imposed themselves on the existing townscape and now occupy the main retail area of 

the city centre. Buildings dating from this post-war planning phase include the Bus Station and its 

adjoining multi-storey car park, as well as Chartist Tower and Olympia House, which form notable 

landmarks within the townscape. 

13.60. The older fabric of the town also survives in places, as attested by the designation of the Town 

Centre Conservation Area, albeit overshadowed by the bulky forms of post war development. 

Notable examples include Newport Market in the French Renaissance, St Woolos County Primary 

School, and the frontage of Commercial Street, which provides an attractive continuous 

thoroughfare through the main retail centre. 

13.61. More recently, the regeneration of the west bank of the River Usk has seen the creation of a 

distinct area of contemporary, even futuristic, architecture in the guise of the Riverfront Theatre and 

University of Wales Newport campus as well as the newly constructed footbridge. 

13.62. Consequently, the townscape of Newport is a diverse range of styles and eras reflective of the 

period in which buildings were constructed. The eclectic mix, creates diversity providing an overall 



vibrant, authentic townscape although does not lend itself to coherency or legibility. In order to 

assess the effects to the townscape the following townscape areas have been identified. 

TCA1: City Centre Retail Core 

13.63. TCA1 comprises the Site and other mid-20 th Century development of the city centre. The character 

area can be identified by its modernist architecture which include brick and concrete as a building 

material, muscular, bulky forms and clean architectural lines with minimal façade detailing. Notable 

paragons include Chartist Tower, Olympia House and the multi-storey car parks of the bus station 

and Kingsway Centre. This TCA is very much introspective, turning inwards on John Frost Square 

and the bus station, and as such does not openly engage with the surrounding townscape. 

13.64. Key characteristics of TCA1 include: 

Mid-20 th century modernist buildings; 

Large bulk and form; and 

Preponderance of concrete as a building material. 

13.65. As this TCA does not contain any townscape designations it is assessed as being of low (local) 

sensitivity. 

TCA2: Commercial Street Historic Core 

13.66. TCA2 abuts the Site to the west and is centred on the primary shopping high street of Commercial 

Street, which forms the main conduit through the city centre. This TCA contains the many 

buildings from the Georgian period, identified by their classical architecture and large, white 

fenestrations, and in combination with its tree lined streets, retains much of its regency charm. 

Consequently, much of TCA2 is designated as the Town Centre Conservation Area, protecting the 

integrity of the TCA2’s built form. 


Historic Georgian core of the city identified by classical architecture styles; 

Main retail high street of the city centre with bustling flow of pedestrians; 

Number of listed buildings and tree lined streets. 

13.68. As the TCA is designated within the Towns Centre Conservation Area and contains a number of 

listed buildings it is assessed as being of high (local) sensitivity. 

TCA3: Riverside Regeneration 

13.69. TCA3 abuts the Site to the east. It has a distinct character from that of the surrounding built form as 

a result of the contemporary buildings that jostle on the waterfront for attention. Flagship buildings, 

such as the Riverfront Theatre and Arts Centre and University of Wales Newport campus building 

comprise futuristic forms with angular lines and colourful cladding, wood and glass. That is not to 

say that this townscape is incoherent, and both buildings, along with the dynamic structure of the 

footbridge, combine to create a striking and engaging waterfront scene. Recent landscape planting 

around the buildings and the Kingsway has softened the interface between built form and knits the 

TCA together although, as a result of the intervening built form of TCA1, the area feels slightly 

detached from the main bustling core of the city. 


Striking post modernist architecture creating a diverse and engaging waterfront; 

Utilisation of contemporary materials including glass, coloured cladding and wood; and 

Recent landscape planting softening built form; 



13.71. Although only of recent origin, the character of TCA3 contains many locally valued townscape 

components. It is therefore considered to be of moderate (local) sensitivity. 

TCA4: Stow Hill and St Woolos Suburbs 

13.72. The residential suburbs to the west of the Site are classified within TCA4. Situated on Stow Hill 

overlooking the City, the elegant Georgian townhouses were the preferred residential abodes of the 

wealthy of the City. Today the area retains much of its charm and the ordered residential streets, 

sprinkled with small parks and squares are in stark contrast to the heavy industry at the mouth of 

the River Usk. Highlights of TCA4 include the Norman Grade I listed St Woolos Cathedral and the 

prominent Grade II listed Baroque style St Woolos County Primary School. 


Genteel and ordered Georgian residential suburbs; 

Elevated location overlooking Newport; and 

Patchwork of parks and squares. 

13.74. As much of the area is protected under the St Woolos Conservation Area and contains a number of 

listed buildings, TCA4 is considered to be of high (local) sensitivity. 

TCA5: Eastbank Suburbs 

13.75. The low-lying residential suburbs on the eastern bank of the River Usk are classified within TCA5: 

Eastbank Suburbs. TCA5 contains a diverse and somewhat eclectic range of land uses, from tall 

office blocks such as Clarence House to Newport Athletic Club sports ground and small light 

industrial business. However, the preponderant built form is that of two storey residential terraced 

housing, largely from the Edwardian period. A large area of vacant land adjacent to the river is 

also prominent and likely to be developed in the near future for additional residential housing 

although it is fair to say that the area in general is looking somewhat jaded. 


Eclectic and diverse range of land uses; 

Edwardian two storey terraces and vacant land predominant; and 

Flat topography and adjacent to riverfront although no real connection. 

13.77. The sensitivity of TCA5 is considered to be low (local) as it is largely devoid of townscape 

designations and is reasonably tolerant of change. 

TCA6: Lower Dock Street 

13.78. The area to the south of the Site is classified within TCA6: Lower Dock Street. As with TCA5, the 

character area contains a diverse range of built form, from Victorian residential terraces (included 

within the Lower Dock Street Conservation Area) to more recent supermarket developments. 

Much of the historic built form has been eroded by more recent development and an assortment of 

newsagents and fast food takeaways. However, the TCA is a vibrant one and emits an energy of 

industriousness. 


Diversity of businesses and retail; 

Historic built form eroded by recent development; and 

A vibrant and diverse community. 



13.80. The sensitivity of TCA6 is considered to be high (local), as a result of the Conservation Area 

designation. 

13.81. Key townscape character receptors of the locality are considered to be: 

The bus station and John Frost Square retail precinct; 

The character of the Town Centre Conservation Area; and 

The character of the riverside. 

Visual Amenity 

13.82. The visual amenity of the Site has been assessed from seven representative views of the Site from 

the surrounding environment. A description of each view, potential receptors and their sensitivity is 

detailed within Table 13.1 whilst Figure 13.6 illustrates the location of the views in relation to the 

Site. 

13.83. In order to provide context, a brief summary of the visual amenity of the townscape in relation to 

the Site is provided below. 

13.84. The key physical visual feature of Newport is the River Usk and its surrounding hills, which allow 

views over the City to the Severn Estuary and beyond. Although the river is often screened by built 

form, it is dominant in close range views of the Site. Striking architectural buildings and sculptural 

artworks along the waterfront create diversity and interest within views, drawing the viewer’s 

attention. Forming a backdrop to this are the landmark tall and bulky buildings of Chartist Tower, 

Olympia House and Clarence House, along with the bus station and Kingsway Centre multi-storey 

car park. Older buildings, although often less prominent, also draw the eye and the towers of 

Newport Market, The Council offices, spires and cupolas of churches and halls, bridges and the 

ruins of the Castle all serve to create interest within views and add to a rich tapestry of visual 

experience. 

Table 13.1: Description of Representative Viewpoints and Assignment of Sensitivity 

Photoview 

point No. 

Description Potential Receptors Sensitivity 

1 

2 

3 

View from the west bank of the River Usk adjacent 

to the Riverfront Theatre looking south toward the 

Site. Chartist Tower and multi-storey car parks of 

Newport bus station and the Kingsway Centre are 

notable buildings in the view, along with the 

Riverfront Theatre which draws the views attention. 

Parts of the Site are visible in the middle ground. 

View from the east bank of the River Usk from the 

rear of residential properties on Coln Street looking 

west. Redevelopment of the riverside has created a 

distinct and interesting townscape with a variety of 

built forms and materials. Amongst this the 

modernist architecture of Newport bus station, 

Chartist Tower and the Kingsway Centre multistorey 

car park form a backdrop to the more 

contemporary foreground. The Site can be seen in 

the middle ground. 

View from Newport Bridge (B4591) looking south 

toward the Site. The Usk River forms a prominent 

feature within the view which draws the viewer’s 


Chapter 13: Townscape and Visual Effects - Page 12 

• Pedestrians and 

cylists; 

• Traffic on the 

Kingsway; 

• Visitors to the 

Riverfront Theatre; 

• Local business. 

• Private residents on 

Coln Street; 


cyclists. 


cyclists; 

Medium 

Low 

Low 

Negligible 

Very high 

Medium 

Medium

Photoview 

point No. 

4 

5 

6 

7 

Description Potential Receptors Sensitivity 

gaze south past the distinctive architecture of the 

west bank of the River. Chartist Tower, Olympia 

House and the rectangular tower of Newport Market 

also form notable landmarks within the view. Part of 

the Site is visible in the middle ground. 

View from Hill Street Car Park looking northeast 

toward the Site. The open car park location allows 

a brief view over the townscape from the east at 

street level. The support beams of the footbridge 

over the River Usk and the Kingsway Centre multistorey 

car park form notable features to the south of 

the view whilst the suburbs of Summerhill and 

Shaftsbury can be seen to the centre and north 

respectively. The Site is largely screened by 

intervening built form. 

View from the east bank of the River Usk near Cyril 

Street. The post-modern form and façade of the 

University of Wales campus building grabs the 

attention as do the lance like supports of the 

footbridge. Chartist Tower and Clarence House to 

the east also form notable landmarks within the 

view. The Site can be seen in the middle ground, of 

which the Newport bus station multi-storey car park 

is the most discernible. 

View from Christchurch Road in Summerhill looking 

southwest toward the Site. The raised topography 

allows panoramic views over the city centre 

although at street level the majority of views are 

blocked by built form. The footbridge support 

beams, Chartist Tower and the tower of Newport 

Council Offices all form landmarks within the view. 

The Site can be seen in the centre of the view. 

View from Upper Dock Street at the junction with 

Corn Street looking southeast. The juxtaposition of 

architectural styles within Newport City Centre is 

apparent in this view, the detailed classical facades 

of Georgian era buildings in stark contrast to the 

modernist of the mid 20 th century. Part of the Site, in 

particular the multi-storey car park, can be seen in 

the middle ground. 



• Traffic entering the 

city centre; 

• Local businesses. 

• Private residents to 

the west; 

• Pedestrians on local 

streets; 


• Private residents to 

the east; 


cyclists. 

• Private residents at 

Summerhill; 


streets. 


streets; 


Medium 

Negligible 

Very high 

Low 

Negligible 

Very high 

Medium 

Very high 

Low 

Low 

Negligible 

13.85. Some trees within the Site, notably the mature silver maple on Austin Friars within the Town Centre 

Conservation Area, provide an attractive verdancy to the street scene. Other more mature London 

Plan and Purple Maple trees adjacent to the Bus Station, although not of outstanding quality in 

themselves provide a useful screening function to the Kingsway Road. Reference should be made 

to the arboricultural report contained within Technical Appendix 3.1 in relation to the value of trees 

on and near the Site. 



13.86. Demolition and construction within the Site would entail the demolition of the bus station, multistorey 

car park and retail units within the Site, along with the reconfiguration of John Frost Square.

Reference should be made to Chapter 14: Archaeology and Built Heritage for effects to built 

heritage as a result of the demolition phase. 

13.87. Demolition and construction within the Site has the potential to affect the townscape and visual 

amenity of the Site and its surrounds in a number of ways. Potential disruptive operations include: 

Site demolition and clearance; 

Site access and haulage routes using the existing road infrastructure; 

Fixed construction plant, such as cranes; 

Mobile construction plant, such as excavators and lorries; 

Disposal of material; 

Stockpile and material storage areas; 

Erection of welfare facilities and protective hoardings; 

Security and safety lighting; and 

The presence of partially constructed buildings. 

13.88. In townscape and visual terms, all demolition and construction effects identified are considered to 

be direct (i.e. as a direct consequence of the Development) and short-term in timescale (i.e. less 

than 2 years), lasting for the duration of the demolition and construction process. The significance 

of effects has been identified using the methodology detailed above and the matrices contained 

with Figures 13.3 and 13.4. 

13.89. For both townscape and visual, effects are largely temporary, except for the removal of mature 

vegetation which is considered permanent. 


13.90. Owing to the extensive demolition and construction within the Site, the potential effects to the 

townscape character of the Site and close vicinity is anticipated to be considerable. The demolition 

of existing buildings, movement of heavy plant and materials and restriction of access would cause 

severe disruption to the character of the Site and TCA1. Construction within the Site is likely to 

interrupt the direct connectivity between City Centre (TCA2) and Riverfront (TCA3), although as 

previously noted in the baseline assessment, the Site in its current condition does not encourage 

movement between the two at present. The magnitude of change to the character of the Site and 

TCA1 is assessed as high and although of low sensitivity, the scale and extent of the works 

required by their nature is anticipated to result in direct, short-term effects of minor to moderate 

adverse significance before mitigation. 

13.91. Fortunately, as this TCA is introspective, being self-contained from the surrounding townscape, 

character effects are likely to be limited geographically to the Site and its close environs. The 

Kingsway Road forms a distinct physical boundary to the east, buffering the character of TCA3, 

whilst the Site backs on to the rear of Commercial Street within TCA2, allowing the frontage of 

Commercial Street to function without any substantial effect. The magnitude of change to the 

character of TCA2 and TCA3 is therefore assessed to be low at worst resulting in direct, shortterm 

effects of negligible to minor adverse significance. 

13.92. TCAs 4, 5 and 6 are considered far enough distant from the Site to experience no effects as a 

result of demolition and construction within the Site. 




13.93. As with townscape character, construction within the Site is likely to be prominent in close range 

views from neighbouring environs. Construction activities, although notable, would enliven the Site 

acting as a very visible sign of regeneration and renewal of the area. 

Local Views (Photoviewpoints 1 and 7) 

13.94. The receptors most affected visually would be those along and adjacent to the Kingsway Road to 

the east of the Site (Photoviewpoint 1) and Skinners Road to the north (Photoviewpoint 7) where, 

as a result of their proximity, construction activities would be prominent in views. However, 

although extensive, the scale of construction is similar to that of existing built form and is not 

anticipated to detract from existing visual landmarks, such as Chartist Tower or the Riverfront 

Theatre. Again, the relative self-containment of the Site should mean that construction is seen 

within a distinct area of the city, which should largely prevent the visual composition of remaining 

areas of the city centre being affected. It is also of note that these areas are of relatively low 

sensitivity, with few private residents and absence of sensitive designations, and the established 

fact that visible construction workings is something to be expected within built up city centre areas. 

Nonetheless the magnitude of change to receptors of local views is assessed to be medium to high 

resulting in direct, short-term effects of minor to moderate adverse significance. 

Gateway Views (Photoviewpoints 1 and 3) 

13.95. As the height of construction is similar to that of surrounding built form, construction within gateway 

views to the city centre from Newport Bridge (Photoviewpoint 3) and the Kingsway (Photoviewpoint 

1) is largely anticipated to blend amongst existing built form or be screened by it. Views of other 

gateway buildings, such as Newport Castle and the Riverfront Theatre would continue to be 

unobstructed. A low magnitude of change is therefore anticipated to gateway views resulting in 

direct, short-term effects of minor adverse significance. 

Views from the east bank of the River Usk (Photoviewpoints 2, 3 and 5) 

13.96. The majority of views of construction from the east bank of the River Usk would be blocked by 

intervening built form on the west bank. However, from certain points along the bank, namely 

directly opposite the Site, views to the construction within the Site would be possible between 

breaks in the built form. In these views, construction activities would be seen amongst the 

panorama of the townscape and, although likely to be prominent (Photoviewpoint 2), are not 

anticipated to dominate the composition. It is of note that visual effects to these views would be 

less that those experienced for the construction of recent buildings on the west bank of the River 

Usk in addition to the fact that much of the east bank area is to redeveloped for housing in the near 

future. As a result, construction work would not be seen as ‘out of context’ within the area. 

Consequently the magnitude of change to receptors on the east bank of the River Usk is assessed 

as medium resulting in, at worst, direct, short-term effects of minor adverse significance. 

Views from Residential Suburbs to the West (Photoviewpoint 4) 

13.97. In views from residential suburbs to the west (Photoviewpoint 4), construction within the Site is 

likely to be screened by intervening built form. This is anticipated to be the case for local receptors 

within the Town Centre Conservation Area where the built form along Commercial Street would 

screen all but narrow views down pedestrian link streets of the Site. 

13.98. It is likely that more open views of construction are possible from upper storeys of dwellings set 

further up Stow Hill, as opposed to at street level, however, owing to the similar scale of the 

Development to surrounding built form, these activities are not anticipated to be overly prominent 

within views. As with other townscape locations, the presence of construction activities within 



views of the townscapes should not be unexpected. The magnitude of change to views from this 

area is therefore considered to be medium to low resulting in direct, short-term effects of 

negligible to minor adverse significance. 

Views from Residential Suburbs to the East (Photoviewpoint 6) 

13.99. The raised topography of Summershill affords panoramic views over the city centre of Newport. 

Within these views construction within the Site is likely to form a notable although not prominent 

feature within the view and, as with views from Stow Hill, be more open from upper storeys of 

dwellings than at street level. As noted previously, finished building levels would be similar to that 

of existing built form and largely blend amongst existing built form spread within the view. The 

function of other landmark buildings within the view would continue to operate and the horizon set 

by Stow Hill is unlikely to be broken. The magnitude of change is therefore assessed to be low 

and, although of very high sensitivity for receptors at this location, result in direct, short-term 

effects of negligible significance. 


13.100. The completed Development would see a comprehensive change to the built form within the Site 

as old, and dated structures are replaced by new and contemporary forms and vernaculars. In 

relation to townscape and visual assessment the key changes are considered to be: 

The creation of new built form, utilising contemporary materials and vernaculars, replacing that 

of old; 

The creation of new areas of public space, in particular Usk Plaza; 

The improvement of existing public space, in particular John Frost Square; 

The creation of a new double height covered arcade (Friars Walk) linking John Frost Square 

and Usk Plaza with Upper Dock Street; 

The reorganisation of existing routes, including the reopening of the historic alignment of Austin 

Friars as a direct link between Commercial Street and Upper Dock Street. 

13.101. To inform and support the townscape and visual assessment seven fully verified, wireline 

photomontages have been produced (Figures 13.12 – 13.18) which should be referred to when 

reading this section. 


13.102. In character terms, the replacement of the unsightly multi-storey car park and retail units with 

modern built form and public space would create interest within the street scene and invigorate the 

urban environment. The use of contemporary materials and the creation of a covered arcade along 

Friar’s Walk would create a high quality townscape experience unique to Newport. The 

consolidation of the bus station is anticipated to lessen the visual prominence of standing buses 

and reduce the amount of ‘sterile space’ it creates within the Site at present. Connectivity between 

the townscape would also be improved, the sweeping curved façade of the Development drawing 

people from the riverfront, through Usk Plaza and John Frost Square, to Commercial Street and 

beyond (Figure 13.13). 

13.103. Taking all of the above into consideration, the magnitude of change to TCA1, which includes the 

Site, is assessed to be high resulting in direct, long-term effects of moderate to high beneficial 

significance. 



13.104. Beneficial effects to adjoining townscape character areas, namely TCA2: Commercial Street 

Historic Core and TCA3: Riverside Regeneration, are also anticipated. As connectivity between 

these areas is improved, the townscape would become more legible to the pedestrian and the flow 

of movement between the city centre, the Site and the riverside should become more natural and 

coherent. Indeed, the overall coherence of TCA1, TCA2 and TCA3 would be improved and the city 

centre would work more effectively as a larger entity whilst retaining the distinct characteristics of 

each individual quarter. The magnitude of change to TCA2 and TCA3 is assessed as medium 

resulting in direct, long-term effects of minor to moderate beneficial significance. 

13.105. Other character areas, owing to their distance and separation are unlikely to experience any 

significant effects to their character, and therefore effects to TCA4, TCA5 and TCA6 as a result of 

the completed Development are anticipated to be negligible. 


13.106. The completed Development would create attractive and notable new built form within views. This 

is not considered to be incongruous or alien given the existing visual context, particularly that of 

landmark buildings along the riverfront. Importantly, it is considered that the completed 

Development would complement the existing contemporary built form context and, as a result of its 

sensitive scale, would not compete with established landmark buildings and structures along the 

riverfront (Figures 13.13 and 13.16). Moreover, the roofline of the completed Development is 

below that currently set by the multi-storey car park within the Site (Figure 13.3). 

Local Views (Photomontages 1 and 7) 

13.107. In local views from Upper Dock Street (Figure 13.18) the completed Development would enclose 

the street scene although the roofline is similar to that of existing 3 storey built form that lines this 

road. The addition of new materials and facades is anticipated to create interest within the street 

scene and draw the pedestrian through the townscape, which is considered an improvement on the 

unsightly multi-storey car park and vapid retail units at present. 

13.108. In views from the Kingsway (Figure 13.12) views of landmark buildings would be retained and the 

openness of the view would remain. The completed Development would reflect heights of 

surrounding built form and sit well below the level of Chartist House, which would remain the 

prominent landmark within the view. The provision of soft landscape along the eastern frontage 

would soften built form and create a continuous avenue of planting along the Kingsway as one 

travels past the Site. The magnitude of change to local views is assessed as low to high 

(depending on proximity) resulting in direct, long-term effects of minor to high beneficial 

significance. 

Gateway Views (Photomontages 1 and 3) 

13.109. As with local views, the completed Development is expected to form a notable feature within 

gateway views (Figures 13.12 and 13.14). However, its sensitive scale means that it would not 

compete with existing landmark buildings, views of which would remain. The planting along the 

eastern frontage would create a boulevard of planting and in combination with existing planting 

create an attractive arrival experience to the city centre. The magnitude of change to gateway 

views is assessed as medium resulting in direct, long-term effects of minor to moderate 

beneficial significance. 

Views from the east bank of the River Usk (Photomontages 2, 3 and 5) 

13.110. In views from the east bank of the River Usk (Figures 13.13 and 13.16) the completed 

Development would appear as a notable feature within views, forming a backdrop to landmark 



uildings on the waterfront. The height of the roofline would be below that set by the Kingsway 

Centre and provision of soft landscape planting along the eastern frontage would soften the built 

form. The overall coherency of the view is anticipated to be improved. Importantly views to the 

Cathedral would remain. The magnitude of change to receptors in these locations is assessed to 

be medium resulting in direct, long-term effects of minor to moderate beneficial significance. 

Views from Residential Suburbs to the West (Photomontage 4) 

13.111. The completed Development would, certainly at street level, be screened from view (Figure 13.15). 

It is possible that upper reaches may be visible from upper storeys of buildings in this area 

although are not anticipated to be prominent within the views – largely blending amongst the 

roofscape of the city centre. As the roofline of the completed Development is below that of existing 

built form present on the Site, the panoramic views over the city centre available from this location 

would be maintained. The magnitude of change is assessed to be low resulting in negligible to 

minor beneficial effects to visual receptors in this area. 

Views from Residential Suburbs to the East (Photomontage 6) 

13.112. The completed Development is likely to form a notable part of the composition in views from the 

east (Figure 13.17), where it is expected to complement the landmark riverside buildings visible 

and clearly demarcate the heart of the city centre. Views of the Cathedral would remain and the 

horizon formed by the western suburbs would remain unbroken. The magnitude of change to 

views from this location is therefore found to be low resulting in direct, long-term negligible to 

minor beneficial effects. 



13.113. Due to the nature of construction it is inevitable that some adverse effects would occur to the 

townscape and visual amenity of the Site and its immediate environs. The significance of these 

effects can, however, be limited by implementing the following strategies: 

Tactical phasing to minimise disruption to areas that can continue to function as normally as 

possible during construction activities; 

Adoption of a construction Environmental Management Plan (EMP) to ensure good site 

management and housekeeping; 

Adoption of dust and noise avoidance measures to limit the intrusion of construction activities 

on local environs; 

Careful siting of construction machinery, materials and welfare facilities to avoid unnecessary 

intrusion, particularly in regards to privacy of adjacent areas; 

Erection of semi-temporary wooden hoarding around construction areas to clearly delineate 

working areas; and 

The creation of alternative pedestrian routes around working areas to allow continued 

movement between the city centre and Riverfront. 


13.114. No adverse effects have been identified to the townscape and visual amenity as a result of the 

completed Development. The following should however be given careful consideration to ensure 

the full potential of beneficial effects to the townscape and visual amenity are realised. 



The use of public art and containerised soft landscape planting within public areas and spaces; 

The use of high quality and sensitive materials for building facades and the floors, particularly 

public areas; 

The planting of larger/more mature trees along the eastern frontage of the Development to aid 

assimilation and add maturity to the scheme; and 

The adoption of a landscape/ecology management plan to ensure the successful maintenance 

and contribution of soft landscape planting, including greenroofs, in the future. 



13.115. The successful implementation of the mitigation measures detailed above is likely to reduce 

moderate adverse effects identified to the character of TCA1 to minor adverse. Negligible to 

minor adverse effects identified to TCA2 and TCA 3 would be reduced to negligible. TCAs 4, 5 

and 6 are considered far enough distant from the Site to experience no effects as a result of 

demolition and construction within the Site. 

13.116. Receptors of local views to minor to moderate adverse significance at worst. However, it should 

be appreciated that owing to the extensive nature of the proposals it is inevitable that significant 

temporary disruption to close range receptors is unavoidable. Effects to other visual receptors 

would be negligible. 


13.117. In townscape and visual terms, the completed Development is anticipated to result in direct, longterm 

minor to high beneficial effects, the most notable effects being in the proximity of the Site 

and its neighbouring environs. Overall the coherency, unity and legibility of the townscape of the 

Newport city centre would be greatly improved. The landscape enhancements detailed above 

should be implemented to ensure the full potential of these benefits is realised. 

13.118. No adverse effects have been concluded for the completed Development. 


13.119. A summary of potential effects, mitigation and residual effects for demolition and construction and 

the completed development is presented in Tables 13.2 and 13.3 respectively. 

Table 13.2: Demolition & Construction: Summary of Potential Effects, Mitigation Measures and 


Receptor Potential Effect Mitigation Residual Effect 


TCA1: City 

Centre Retail 

Core 

TCA2: 

Commercial 

Street Historic 

Core 

Direct, short-term, 


adverse 

Direct, short-term 

negligible to minor 

adverse 

• Adoption of construction EMP 

• Erection of wooden hoarding 

• Provision of temporary 

diversions 





minor adverse 


negligible

Receptor Potential Effect Mitigation Residual Effect 

TCA3: Riverside 

Regeneration 

TCA4: Stow Hill 

and St Woolos 

Suburbs 

TCA5: Lower 

Dock Street 

TCA6: Eastbank 

Suburbs 


Local Views 

Gateway Views 

East Bank of the 

River Usk 

Residential 

Suburbs to the 

West 

Residential 


East 



adverse 





negligible 

No effect • None specific required No effect 



Direct, short-term minor 

to moderate adverse 


adverse 


adverse 



adverse 


negligible 








adverse 


negligible 


negligible 


negligible 


negligible 

Table 13.3: Completed Development: Summary of Potential Effects, Mitigation Measures and 


Receptor Potential Effect Enhancement Residual Effect 


TCA1: City 

Centre Retail 

Core 

TCA2: 

Commercial 

Street Historic 

Core 


Regeneration 

TCA4: Stow Hill 

and St Woolos 

Suburbs 

TCA5: Lower 

Dock Street 

Direct, long-term, 

moderate to high 

beneficial 

Direct, long-term minor 

to moderate beneficial 



Direct, long-term 

negligible 


negligible 

• Additional containerised 

planting and specification of 

more mature tree species; 

• Adoption of 

landscape/ecology 

management plan; 

• Public art. 

• As TCA1 

• As TCA1 

• As TCA1 

• As TCA1 



beneficial 






negligible 


negligible

Receptor Potential Effect Enhancement Residual Effect 


Suburbs 


Local Views 

Gateway Views 

East Bank of the 

River Usk 

Residential 


West 

Residential 


East 

References 


negligible 


to high beneficial 







beneficial 



beneficial 

• As TCA1 

• As TCA1 

• As TCA1 

• As TCA1 

• As TCA1 

• As TCA1 




negligible 









beneficial 



beneficial 

i 

Planning Policy Wales, Technical Advice Note (TAN) 12: Design (2009) 

ii 

Planning Policy Wales, Technical Advice Note (TAN) 4: Retailing and Town Centres (1996) 

iii 

Welsh Assembly Government, Planning Policy Wales (PPW) (2011) 

iv 

Newport Unitary Development Plan (1996 – 2011), Adopted Plan (2006) 

v 

Newport Unlimited, ‘Newport 2020 Unlimited Vision’, (2004) 

vi 

Newport City Council, Newport Public Realm Strategy, (2006) 

vii 

Newport City Council, River Usk Strategy, (2009) 

viii 

Newport City Council, Masterplan Draft Supplementary Planning Guidance, (2004) 

ix 

Institute of Environmental Management and Assessment (IEMA) ‘Guidelines for landscape and Visual Impact 

Assessment, (2002) 

x 

The Countryside Agency and Scottish Natural Heritage (SNH), ‘Townscape Character Assessment’, (2002)

14. Archaeology and Built Heritage 

Introduction 

14.1. This Chapter was prepared by Waterman Energy, Environment & Design (Waterman EED). It 

considers the direct effects of the proposed Development on known heritage assets 

(archaeological remains and built heritage) within the Site and immediately surrounding areas, 

including their settings. In particular, it considers the effects of the construction works and of the 

completed Development on potential heritage assets beneath the Site. 

14.2. This Chapter includes a summary of legislation, policy and guidance, and existing conditions at the 

Site. This Chapter makes an assessment of the potential direct effects on heritage assets, 

resulting from the construction works and the completed Development, and any mitigation 

measures required to prevent, reduce or offset any adverse effects. The resulting residual effects 

are also discussed. 

14.3. This chapter is supported by Technical Appendix 14.1 and Technical Appendix 14.2 which present 

a desk based Archaeological Assessment and Written Scheme of Investigation respectively. 


Planning Policy 


Scheduled Monuments and Archaeological Area Act, 1979 

14.4. The Scheduled Monuments and Archaeological Area Act 1979 1 does not apply in this case, since 

no heritage assets designated as Scheduled Monuments would be affected by the proposed 

Development. 

Planning (Listed Buildings and Conservation Areas) Act, 1990 

14.5. The Planning (Listed Buildings and Conservation Areas) Act 1990 2 requires the Secretary of State 

to compile, update and maintain a list of buildings and other structures that are considered to be of 

special architectural or historic interest. Those included on the ‘list’ are graded according to their 

architectural or historic importance, these being Grades I, II* and II in descending order of 

architectural and/or historical importance. Development proposals affecting the character or 

appearance of a listed building require Listed Building Consent to first be obtained. 

14.6. Within the provisions of the Planning (Listed Buildings and Conservation Areas) Act (1990) local 

authorities are entitled to designate areas considered as of special architectural or historic interest 

as conservation areas. Any application for planning permission for a development, which, in the 

opinion of the local authority, would change the appearance or character of the conservation area 

would require Conservation Area Consent. 

Welsh National Policy, 2011 

14.7. National land use planning policy in Wales is set out in the fourth edition of ‘Planning Policy Wales’ 

published in February 2011 (PPW4) 3 . This document contains current land use planning policy for 

Wales, consolidating and replacing ‘Planning Policy Wales, 2002’ and ‘Ministerial Interim Planning 

Policy Statements’ issued between 2002 and 2009. This policy aims to reconcile the needs of 

development and conservation while protecting natural resources and the historic environment. 


Chapter 14: Archaeology - Page 1 

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This document also provides the policy framework for the effective preparation of local planning 

authorities’ development plans. 

14.8. Chapter 6: Conserving the Historic Environment, outlines the importance of protecting the historic 

environment, encompassing ‘archaeology and ancient monuments, listed buildings, conservation 

areas and historic parks, gardens and landscapes’. Specific relevant objectives within this chapter 

include to: 

• preserve or enhance the historic environment, recognising its contribution to economic vitality 

and culture, civic pride and the quality of life, and its importance as a resource for future 

generations; and specifically to 

• protect archaeological remains, which are a finite and non-renewable resource, part of the 

historical and cultural identity of Wales, and valuable both for their own sake and for their role in 

education, leisure and the economy, particularly tourism; and to 

• ensure that the character of historic buildings is safeguarded from alterations, extensions or 

demolition that would compromise a building’s special architectural and historic interest. 

14.9. Paragraph 6.4.1 refers to development plans in regard to the historic environment and states that 

Development plans should reflect national policies for the preservation and enhancement of the 

historic environment. Development plans should also set out proposals for re-use or new 

development affecting historic areas and buildings, which may assist in achieving the Assembly 

Government’s objectives for urban regeneration. 

14.10. PPW4 is supplemented by a series of Technical Advisory Notes (TANs) 4 which provide advice on 

Retail Information, Change of use, Impact Assessments and Environmental Assessments. 


Adopted Newport Unitary Development Plan (UDP) 1996 - 2011 5 

14.11. Newport City Council’s (NCC) Newport Development Plan (UDP) 1996-2011 was formally adopted 

in May 2006. The UDP is the development plan for the whole of the Newport County Borough 

area. The following policies are considered of relevance to the Site with regard to archaeology and 

built heritage; 

• Policy SP7: Conservation of the natural environment; 

• Policy SP9: Conservation of the built environment; 

• Policy CE6: National sites; 

• Policy CE15: Listed buildings; 

• Policy CE20: Conservation areas; 

• Policy CE24: Shop fronts in conservation areas; 

• Policy CE25: Ancient monuments and archaeological remains; 

• Policy CE26: Archaeologically sensitive areas; 

• Policy CE27: Archaeological evaluation. 

14.12. Policy CE15, in particular, states that “buildings of special architectural or historic interest, their 

settings and features of architectural or historic interest will be protected and preserved”. 

14.13. Policy CE18 details matters that should be considered in proposals for development within a 

conservation area, and includes a requirement for the provision of information regarding the 




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assessment of potential effects to the character and appearance of the conservation area. 

Furthermore, Policy CE20 describes criteria against which applications for the demolition of a 

building within a conservation area will be considered, which include “…iv) The contribution of the 

existing building to the character or appearance of the area, in relation to the potential merits of any 

replacement scheme, in preserving or enhancing the character or appearance of the area”.The Site 

is located within an ‘Archaeologically Sensitive Area’ (Newport Town Centre) Policy CE26 states 

that: Details of all proposed ground works and services, along with a written assessment of the 

likely archaeological impact of the development (archaeological statement) will be required. 

14.14. Newport City Council is in the process of creating a Local Development Plan (LDP) which will guide 

planning in Newport to 2026. Once adopted, this document will replace the existing UDP detailed 

above. 



14.15. The aim of this chapter is to provide a summary of known heritage assets in the Site and its 

immediate area, based on existing data and the analysis of historic sources. The likely nature of 

heritage assets and their settings which may face an effect by the proposed Development is 

outlined. The potential for both direct and indirect effects by the Development proposal are 

assessed. 

14.16. An Archaeological Desk-Based Assessment was undertaken in 2005 by Glamorgan-Gwent 

Archaeological Trust in relation to previous redevelopment proposals at the Site. This desk based 

assessment is reproduced as Technical Appendix 14.1 for ease of reference. It should be noted 

that this report was prepared by Glamorgan-Gwent in relation to a previous planning 

application for the Site and as such the discussion on archaeological effects is not valid or 

applicable to this EIA and has been disregarded. The baseline section of this report has 

however been validated by Waterman EED Ltd and found to be sound and valid for the purposes of 

informing this assessment. It is noted that the site boundary for the aforementioned report is not 

consistent with that of the planning application and the records information was obtained in 2005. 

A search has therefore been undertaken of the most up to date records from the Glamorgan-Gwent 

Historic Environment Record to supplement this study. These records included the full Site area as 

defined by the planning application boundary. 

14.17. The assessment therefore included following: 

• A review of the current legislative framework and requirements, as well as policy considerations; 

• An examination of relevant publications, articles, historic maps and plans held by Gwent Record 

Office and Newport Central Library’s local history collection; 

• A review of work undertaken to date in relation to the Site, including the 2005 Glamorgan-Gwent 

Archaeological Trust Archaeological Assessment (Technical Appendix 14.1) and a Written 

Scheme of Investigation previously prepared by Waterman CPM (Technical Appendix 14.2); 

• The collation of listed building data and information on Conservation Areas from Newport City 

Council; 

• An assessment of relevant and most up to date data from the Glamorgan-Gwent Historic 

Environment Record; 

• A walk-over survey to define the Site and area’s historic environment, particularly in relation to 

built heritage; 




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• Consultation with the Newport City Council Conservation Officer; 

• An evaluation of the likely effects of previous Development on the Site; 

• An evaluation of the likely effects of the proposed Development; and 

• An assessment of the need for, and scope of, further investigation and mitigation measures. 

14.18. The assessment follows best practice procedures produced by Cadw 6 and the Institute for 

Archaeologists 7 . Planning Policy Wales (Chapter 6) recommends that where archaeological 

remains of national importance are affected by a proposed development, there should be a 

presumption in favour of their physical preservation. Where important remains are known or 

believed to exist, the development of sympathetic designs can also significantly minimise damage 

and help preserve remains beneath buildings or landscaping. 

14.19. The value of heritage assets facing effects by the Development are weighed up using the 

knowledge obtained from the documentary research, the walk over survey, knowledge of heritage 

assets derived from heritage investigations in the area, and through recognition of the topography, 

geomorphological processes and geology local to the Site (inference with similar environmental 

and topographic situations can suggest the type of heritage asset that may be expected). 

14.20. The survival of heritage assets is weighed up by assessing the effects of historical development on 

the Site (from documentary research), through information on the existing development on the 

existing Site (making inferences with similar developments and their known effect on heritage 

assets) and through recognition of the topography, geomorphological processes and geology local 

to the Site (inference with similar environmental situations can suggest the type of effect on the 

likely heritage assets that may be expected and the level of vulnerability of different types of 

heritage asset to development activity that may be expected). 

14.21. The assessment of the value of the Site’s heritage assets’ value and the effect of the Development 

on surrounding heritage assets’ value takes into account relevant historic building designation 

descriptions, the size and form of the proposed Development, the size and form of existing 

development and the Site’s historical development. 

14.22. The significance criteria below are a graduated scale of degrees of effect of the Development on 

receptors cross-referenced, using technical judgement, with the level of value of heritage assets 

that are known to be, or are likely to be present in and around the Site. 


• Substantial adverse effect(s) - Where heritage assets of national value and/or their settings 

will be entirely destroyed. This would include a long term negative effect on the setting or 

structure of a Grade I/II* listed building or the demolition of any grade of listed building; 

• Moderate adverse - Where heritage assets of less than national value and/or their settings will 

be entirely destroyed. Where heritage assets of national value and/or their setting will face 

some damage. This would include the long term change to the setting or structure of a Grade II 

listed building, encroachment upon a conservation area that would have a clear negative effect 

on its character(s), and the slight change to the long term setting or structure of a Grade I/II* 

listed building; 

• Minor adverse - Where the value of heritage assets and/or their settings will be damaged. This 

would include slight change to the long term setting or structure of a Grade II listed building, 

demolition of an undesignated historic building, limited encroachment upon a conservation area 

that would have some negative effect on its character(s); 




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• Negligible - Where there is minimal effect on the value of heritage assets and/or their setting, 

or there are no heritage assets or settings that are facing any effect on their value; 

• Minor beneficial effect(s) - Where the development has a minimal effect on heritage assets’ 

value and/or their settings, but provides new information on those heritage assets; 

• Moderate beneficial - Where the development has negligible or no negative effect on the value 

of heritage assets and/or their settings, provides new information on those heritage assets and 

enhances the settings and the management of the heritage assets; 

• Substantial beneficial - Where the development has no negative effect on the value of 

heritage assets and their settings, provides new information on those assets and enhances the 

value of the heritage assets, their settings and management, particularly in regard to nationally 

and internationally valued heritage assets. 


14.23. The following summarises the most pertinent, known and up to date heritage information relating to 

the Site. The locations of known heritage assets recorded on the Glamorgan-Gwent HER within 

and around the Site are tabled in the desk-based Archaeological Assessment included as 

Technical Appendix 14.1. Relevant plans showing historical maps and the location of heritage 

assets are also shown in Technical Appendix 14.1. The Glamorgan-Gwent HER was revisited in 

December 2011 and no new, relevant data was apparent. 

Designated Assets 

Scheduled Monuments 

14.24. There are no Scheduled Monuments (SM) within or around the Site. Newport Castle is a SM (and 

grade ll* listed building) and is situated just outside the Town Centre Conservation Area (see 

below). 

Archaeologically Sensitive Areas 

14.25. The Site is wholly located within one of four Archaeologically Sensitive Areas (ASA) identified by 

Newport City Council. This designation highlights the areas of archaeological significance and 

informs potential developers of the need to seek professional archaeological advice to establish the 

archaeological constraints of the site. The ASA including the Site notes the potential and known 

remains relating to the historic core of Newport and the historic riverside. In particular, in terms of 

the Site, it relates to the medieval Augustinian Friary and the medieval port (the ‘Town Pill’). 


14.26. The north-west side of John Frost Square lies with the Town Centre Conservation Area, and the 

Lower Dock Street Conservation Area lies within 100m of the Site. The location of these 

Conservation Areas is shown on Figure 13.1. Further discussion on this the Conservation Areas is 

presented below. 

14.27. The Town Centre Conservation Area extends from near the junction of High Street with the Old 

Green Crossing road junction in the north to the junction of Commercial Street and Hill Street in the 

south. Either side of this spine the conservation area takes in numerous historic streets and 

buildings (many of them listed) including shopping arcades, a large indoor market, pubs, banks and 

a variety of retail and commercial buildings. 




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14.28. The north-western boundary of the Lower Dock Street Conservation Area (LDSCA) is located 

approximately 100 metres south-east of the Site. It is characterised by two storey brick, residential 

buildings built in the late nineteenth century. Views between the Site and the LDSCA are partially 

screened by the Newport Leisure Centre. The LDSCA contains over 240 houses and many 

commercial buildings ranging from traditional shops and offices to a Masonic Hall, a former 

customs house, a cattle market and an a drill hall. Ten buildings are listed Grade ll. 

14.29. The St. Woolos Conservation Area (SWCA) is centred around the Grade I listed St Woolos 

Cathedral, approximately 0.5km south west of the Site. 


14.30. There are no listed buildings within the Site. A number of nineteenth-century buildings have been 

designated as Grade II listed buildings on Commercial Street, including two banks, which stand at 

the corners of Llanarth Street (Lloyds TSB Bank, LB No. 23109) and Austin Friars (The Halifax, 25- 

26 Commercial Street, LB No. 23108). The location of these buildings is shown in Technical 


Other Heritage and Archaeological Potential 

14.31. The underlying geology consists of completely weathered bedrock/alluvium over St Maughans 

Group Devonian Red Marl over mudstone/siltstone, over sandstone. Due to the previously 

developed nature of the Site sub-base material and made ground are present below hardstanding 

(refer to Chapter 11: Ground Conditions and Contamination for further details). 

Prehistoric, Roman and Saxon 

14.32. Whilst human activity is demonstrated from chance finds and monuments in Newport from, at least, 

the Neolithic period, the earliest recorded activity close to the Site is of Roman date. This is limited 

to a single piece of Roman pottery, considered to be residual, found in the fill of a medieval pit 

excavated in the north of the Site in 1989. The location of this pit is not recorded on the HER, 

although the excavator has confirmed that it lay in the north-eastern area of the bus station 

forecourt (N. Maylan, pers. comm.). 

14.33. Evidence of early medieval activity (AD 410-1066) in the area is focused on the establishment of a 

chapel to St Gwynllwg in the 6th century on Stow Hill, approximately 500m to the south-west of the 

Site, which was the site of the later Parish Church of St. Woolos. Records from the 11th century 

note that English merchants frequently visited the mouth of the Usk to trade, which suggests the 

establishment of a trading settlement in the area. 

Medieval 

14.34. A reference to the town of Newport is recorded in a charter of 1132 as Novus Burgus or ‘new town’. 

A castle was constructed near to St. Woolos Parish Church, on Stow Hill, in 1090. A new castle 

was built at a location near to the River Usk, approximately 300m north of the Site, in the early 

twelfth century. The medieval town of Newport appears to have had a planned layout, which was 

focused along the High Street south-west of the castle, approximately 200m north of the Site. The 

town was granted official status as a borough in 1385 and appears to have grown in size through 

ribbon development along Stow Hill approximately 100m to the west of the Site. 

14.35. A friary (a monastery of the Augustinian Order of Friars) was founded in Newport in 1377 set in six 

acres of land. A plan of Newport in 1762 shows a group of rectilinear buildings in the north of the 

Site, which are labelled as ‘The Fryers’. The 6” first edition Ordnance Survey map of 1882 shows 




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the location of several of the buildings of the friary near to the north-east Site boundary. A 

refectory building is marked in the area currently occupied by the northern multi-storey car park. 

Seven skeletons were recorded during pipe-line excavations ‘beside’ Kingsway Road in 1933. 

These had been buried in a recognisably Christian manner and are likely to be part of the friary 

burial ground. Unfortunately their exact position is not known. 

14.36. A large inlet, the ‘Town Pill’, approximately 100m north of the Site, formed the focus of a medieval 

port. A quay and a well preserved boat, constructed between 1465 and 1466, are recorded 

approximately 100m to the north-east of the Site. The location of these suggests that the mouth of 

the Town Pill was either wider in the mid fifteenth century, or that the area to the south of it formed 

a strand that was utilised for ship-repair or construction. 

Post Medieval 

14.37. A documentary source from 1801 indicates that the friary buildings largely survived Dissolution in 

the mid sixteenth century and noted that the standing monastic buildings included “…several 

detached buildings…and a spacious hall…in freestone; the body of the church is dilapidated, but 

the northern transept is a small and elegant example of gothic architecture”. Many of the friary 

buildings were demolished when the Newport Corporation cleared the Site after purchasing it in 

1860, although some standing buildings may have survived until 1920, when the refectory building 

may be shown on the third edition Ordnance Survey map. 

14.38. Other than remains of the friary, there is no evidence of built structures within the Site in the 

eighteenth century. 

Industrial Age 

14.39. There is some limited development along the northern edge of the Site by the mid-nineteenth 

century with Llanarth Street and Friars Street in the north-east and centre of the Site. Further 

buildings and streets are shown in the south of the Site and the southern part of Dock Street has 

been constructed. The Monmouthshire Canal is shown running along the eastern Site boundary at 

the same date. By 1886 the Site has been extensively developed, including the construction of the 

rest of Dock Street in the north-west. An area of open land remained in the north-east of the Site 

around the earlier monastic buildings, which is labelled as Friars Field. 

14.40. A number of industrial sites of nineteenth and twentieth centuries have been seen within the Site. 

The area of ‘Friars Field’ is shown as a timber yard on the second edition Ordnance Survey map of 

1902. The area south-east of this includes the large building of an ‘Electricity Works’, which 

remains from 1902 until the mid-twentieth century. The whole area remained occupied by mixed 

residential, commercial and industrial buildings until the early 1960s, when the Site was cleared of 

all buildings and redeveloped for the bus station, commercial units, highways and the two large 

multi-storey car parks. 

14.41. This construction resulted in significant earthmoving and landscaping, including the excavation of 

basements beneath the car park buildings. Some made ground appears to have been deposited in 

the area of John Frost Square, although it is clear that some excavation must have been required 

for construction of access roads to the Monmouthshire Building Society building and under the 

Winllan Building, which forms the north-west side of John Frost Square. The road under the 

Kingsway Centre’s multi-storey car park is, in part, subterranean. It has not been possible to 

identify whether basements exist beneath the commercial buildings in the north-west of the Site. 

Archaeological trial trenching undertaken in 1989 (GGHER E000369) demonstrated that land in the 

north-east of the Site had been disturbed through clearance for construction of the bus station (N. 




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Maylan pers. comm.). The investigation identified no artefacts or features associated with the friary 

or the medieval port. Any archaeological remains in this area of the Site might be expected to be 

truncated and fragmentary. As such, they would not be considered as of more than local value. 

Some evidence for preservation of features of medieval date was identified near to the northwestern 

edge of the bus station forecourt where, a medieval pit was identified. 

14.42. In summary, potential for the presence of remains of a medieval friary has been identified in the 

north of the Site some of which is covered by the current buildings. The evidence of the 

development of the Site and previous archaeological investigation suggests that these remains will 

have been disturbed and would be expected to be truncated and fragmentary, with potentially 

limited areas of survival. As such, these would not be considered as of more than local value, but if 

any areas did survive in any great extent, they could be considered of greater than local value. 

14.43. Sub-surface remains of post-medieval structures may remain elsewhere in the Site. These would 

not be considered as of more than limited local value, given the level of disturbance that they will 

have been subjected to. 

Historic Built Environment 

14.44. Buildings are currently located in the southern and western parts of the Site, while highways 

structures and the bus station forecourt occupy most of the northern and eastern areas. 

14.45. The Town Centre Conservation Area (TCCA), as designated by Newport City Council, is located 

immediately to the north, west and south-west of the Site (refer to Figure 13.1). This designated 

area includes a large commercial building within the Site (occupied by Iceland) that forms the 

north-western side of John Frost Square. This is a utilitarian structure of Brutalist styling 

constructed in the 1960s, it is not representative of the general character of the TCCA which is 

dominated by late nineteenth and early twentieth-century commercial and retail buildings with the 

attendant lavish architectural detailing and polychromatic finishes (red brick, brown brick and stone 

predominating). It is likely that it has been included solely due to having a Commercial Street 

frontage and is highly unlikely to be identified as a positive building in any subsequent conservation 

area appraisal. Newport City Council note on their website that: 

“Most of the buildings that we see in this area today date to the Victorian and Edwardian 

periods, which is when the growth of Newport was at its height… much of the character and 

appearance of the conservation area derives from the architecture of the impressive three and 

four storey commercial buildings. Looking above the shop fronts the observant visitor will note 

a wealth of architectural detail that in many cases remains substantially unaltered. The large 

number of listed buildings within the conservation area bears testament to the exceptional 

quality of much of the surviving Victorian and early 20th century architecture.” 

14.46. No other buildings subject to the Development proposal are within any Conservation Area. 

14.47. There are no listed buildings within the Site. The remaining non-designated buildings within the 

Site include twentieth-century commercial structures, multi-storey car parks and Newport Bus 

Station. These were all constructed in the 1960s and later, although parts of the earlier late 

nineteenth-century street plan are preserved. The course of Kingsway is shown in the east of the 

Site on the Tithe map of 1841. This also depicts Llanarth Street aligned north-east to south-west 

across the Site. The existing Upper Dock Street preserves a small part of its original alignment, 

which was created between 1887 and 1902, however, other streets that formerly crossed the Site 

(including Merchant Street, Friar Street and Llanarth Street), were blocked by the redevelopment of 

the 1960s. 




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14.48. The post 1960 structures clearly disrupted the character of the nineteenth-century streets in the 

Site. Furthermore, where there is a visual connection to the TCCA, they have no better than a 

neutral effect on its setting. However, views between the Site and the TCCA are generally 

screened by four storey buildings on Commercial Street and on the south-west side of John Frost 

Square and Upper Dock Street, although this screening is reduced to the higher ground in the 

conservation area further to the south-west. Views between the Site and the TCCA to the north are 

screened by buildings of three storeys with attics between Corn Street, Skinner Street and Upper 

Dock Street. Chartist Tower, a 17 storey brick and concrete building constructed in 1966, 

dominates views towards the north-west within the TCCA. 

14.49. A piece of public art, a clock tower, built in 1992 for the Welsh Garden Festival and named ‘The 

Nick of Time’, stands in John Frost Square. It is undesignated, being neither listed or falling within 

a Conservation Area. 

14.50. The TCCA major street, Commercial Street, contains many nineteenth-century buildings, six of 

which have been designated as Grade II listed buildings (see ‘Listed Buildings’ above). A late 

nineteenth-century public house, The Potters, is located immediately in the north-west of the Site, 

on the south-east side of Corn Street. The structure includes a west wing, formed in red brick 

above the ground floor storey and segmented by columns of a pale stone. It is three storeys plus 

attic, with façades on Corn Street and Upper Dock Street. The eastern part of this building is two 

storeys only and is rendered with a slate roof. Both parts of the building exhibit twentieth-century 

alterations, particularly through the insertion of later twentieth-century windows. It retains some 

value as a heritage asset, being an example of a late nineteenth-century public house that reflects 

some of the character of the Victorian development of the centre of Newport. However, its phased 

development and later alterations would mean that its value is not high and this is reflected by its 

exclusion from TCCA designation. 

14.51. The Riverside Arts Centre, constructed in 2004, stands to the north-east of the Site, next to the 

UDEX building, which is a converted nineteenth-century brown-brick warehouse. Despite the 

highly modern design of the Riverside Arts Centre, it does not have a negative effect on the more 

traditional building directly to the south-east of it. 

14.52. Buildings immediately to the south-west, south and south-east of the Site are all of later twentieth 

and twenty-first-century construction, including the Newport Art Gallery and Museum, the Kingsway 

Centre/Sovereign Arcade and the Newport Leisure Centre. These have roof lines that of the order 

of one third to one half higher than the existing buildings on the Site. 


Demolition and Construction Effects 

Buried Heritage/Archaeology 

14.53. Potential effects on archaeology would result from the excavation associated with construction of 

the basement, though this is minimal, since the proposal almost exclusively uses the formation 

levels of the existing buildings as they terrace into the land away from the river, and foundations of 

buildings across the Site. The evidence of historic maps and archaeological investigations 

suggests that any valuable archaeological remains that might survive would be confined to the 

north-western parts of the Site. Nineteenth and twentieth-century development of the Site would 

suggest that disturbance of archaeological deposits of medieval and Roman date is likely to have 

reduced its archaeological potential. 




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14.54. However, some areas of archaeological deposits may remain in the north-western part of the Site. 

It is not clear how damaged these are by the developments of the nineteenth and twentieth 

centuries. If surviving to any great extent in unfragmentary and truncated form, such remains 

(predominantly relating to the medieval port and the Augustinian Friary, in particular the potential 

for a medieval cemetery in the Site) could be considered of more than local importance. If present 

effects to these remains resulting from the proposed Development could therefore be considered 

as moderate adverse in the absence of mitigation. With this in mind, further archaeological 

investigation in the form of trial trenching would be required. These investigations would need to 

focus on the north-western part of the Site in line with the Written Scheme of Investigation already 

approved by Newport City Council. Refer to Mitigation Measures section for further details. 

14.55. Other archaeological remains of post-medieval and industrial age date would be considered as 

being of less importance, especially given that it is more probable that they have already been 

subject to significant disturbance as a result of the 1960s redevelopment of the Site. Effects to 

these remains of limited local importance would be considered as no greater than a minor adverse 

effect. 

Built Heritage/Historic Buildings 

14.56. The demolition of the existing utilitarian 1960s buildings on the Site represents a loss of structures 

that form part of the commercial and retail history of Newport in the second half of the twentieth 

century. This loss could be considered as a minor adverse effect a worst, but it can be readily 

mitigated. Their loss would, however, temporarily improve the setting of the TCCA and LDSCAs to 

the south-west, north-west and south-east of the Site, this would be considered a temporary minor 

beneficial effect. No effects are anticipated to the SWCA. 

14.57. In built heritage terms The Potters public house would be considered as being no greater that local 

importance due to its multi-phasing and later twentieth-century alterations. The proposal to partial 

demolish this building would be described as minor adverse, but can be entirely mitigated. 



14.58. No effects on archaeological remains are expected from the completed Development. As such 

effects can be considered negligible. 


14.59. The proposed buildings in the north of the Site would be of a similar height to the structures on the 

north-west side of Corn Street, which would screen any views between the new buildings and the 

TCCA, further to the north-west. The mass of buildings to the south-west of the Site would screen 

views of the proposed buildings and the TCCA to the south-west. Where the TCCA area lies on 

higher ground, further to the south-west, and screening by intervening buildings is less effective, 

the standard of the proposed structures would still represent a significant improvement of the effect 

of the current car park buildings on the setting of the TCCA. Overall, the effect to the TCCA would 

therefore be considered as negligible. 

14.60. None of the proposed Development has a significantly large increase in height compared to the 

current buildings in the Site. The existing Chartist Tower, which currently dominates the area 

around the Site and overshadows adjacent built heritage resources, will continue to do so and the 

later twentieth and twenty-first century buildings to the east, south-east and south of the Site would 

maintain roof lines in excess of one quarter to one third higher than the roof lines of the proposed 




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Development. While the slight increase in height could represent a minor adverse effect on nearby 

built heritage resources, it is not significantly greater than the current buildings purely in terms of 

massing and through the implementation of sophisticated design and use of modern materials, 

would at least offset this potential effect. As such, it is considered that the proposed Development 

would represent a negligible effect on built heritage resources, including listed buildings, in the 

centre of Newport. 

14.61. The proposed car park and retail units in the south of the Site would be constructed to modern 

design and buildings standards and would replace the utilitarian 1960s car parks. Any effect on the 

setting of the LDSCA resulting from the construction of these structures would be no more 

significant than the effect of the existing car parks and could be beneficial, particularly through the 

improved potential to support the economic viability of the area. The overall effect of the 

development to the LDSCA would be no worse than negligible. 

14.62. Although the SWCA is elevated, much of the Site is screened from the SWCA and the proposed 

Development with similar massing would have no greater an effect than the existing buildings 

(therefore negligible). 


14.63. There is some potential for indirect effects to the settings of two of the listed buildings identified on 

Commercial Street. These are Lloyds TSB Bank and the Halifax (25-26 Commercial Street), which 

both occupy corner locations with views of the Site. The settings of both are already affected by 

buildings within the Site. The potential effect of new structures proposed within the Development 

on the settings of these two buildings would be negligible and, particularly in the case of the 

Halifax, the proposed Development could even represent a minor beneficial effect. The settings 

of the other listed buildings identified to the west of the Site would not be affected by the 

Development, i.e. would be negligible. 

Other Heritage Assets / Historic Features 

14.64. The Development would allow the reinstatement of both Dock Street and Llanarth Street, which 

were important nineteenth-century thoroughfares that were blocked by development in the 1960s. 

Reinstating sections of the historic street pattern would deliver a moderate beneficial effect. 

14.65. With regard to the Corn Street frontage, the existing buildings do not lie within the TCCA and are 

not listed. Proposed new structures in this area are restricted to the bus station buildings 

themselves, which are of a height in keeping with the surrounding built form. Therefore, it can be 

considered that the Development would have a negligible effect on the existing public house 

directly north-west of the Site and the nineteenth-century buildings standing on the north-west side 

of Corn Street. 

14.66. In built heritage terms, ‘The Nick of Time’ would be considered as being of no greater than local 

importance. As such, its removal and replacement by NCC in a new location would represent a 

negligible to minor beneficial effect on this particular built heritage resource. Depending on 

where it is placed, its setting could be improved. 





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14.67. Effects on buried archaeological remains would be further quantified post demolition in the northwestern 

part of the Site by further archaeological investigations. This would be secured by an 

appropriately worded condition on any planning consent. A specification for archaeological field 

evaluation was prepared by Waterman CPM Ltd in 2006 in relation to previous development 

proposals for the majority of the Site. These proposals had a similar likely effect on the historic 

environment as the current proposed Development, namely on the north-western area of the Site 

where there is some potential for the survival of buried assets. This Written Scheme of 

Investigation was agreed with Newport City Council is included at Technical Appendix 14.2. The 

‘2006 WSI’) is considered to remain applicable to the current Development as proposed and sets 

out a programme of archaeological trial trenching in the north-western part of the Site to be carried 

out post demolition and pre-construction. 

14.68. For the remainder of the Site, effects would be mitigated by an appropriate programme of 

archaeological monitoring and recording during ground works and, as necessary, during 

demolition. Such a programme could be secured by an appropriate condition on any planning 

consent. 


14.69. The demolition of the existing 1960s buildings on the Site represents a loss of structures that 

represent part of the commercial and retail history of Newport in the second half of the twentieth 

century. This loss would be mitigated by an appropriately worded condition on any consent that 

secures a programme of rapid archaeological recording of these structures prior to demolition 

(predominantly the formation of a photographic record). 

14.70. Instead of demolition, ‘The Nick of Time’ would be removed to a suitable location to be agreed with 

NCC. No other mitigation measures are required at the demolition and construction phases of the 

Development. 



14.71. There are no effects expected from the completed Development on buried heritage / archaeology. 

As such no mitigation is proposed. 


14.72. No mitigation measures are considered in relation to the completed Development as no adverse 

effects are identified. Nonetheless, a programme for the provision of public art, as part of the wider 

city centre Masterplan area, would be prepared. This would include details of how the provision of 

public artwork within the Site is to be addressed and would include the re-siting of the ‘Nick of 

Time’ clock. The re-siting of this clock would be the responsibility of NCC. 




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14.73. This assessment has identified that the potential for significant archaeological remains within the 

Site is limited to potential for elements of the medieval port to extend into the Site and remains of a 

medieval friary, in particular its associated cemetery, with even less quantified potential for Roman 

remains. This potential is limited to the north of the Site, with the likely area for the potential 

survival of less fragmentary and truncated remains restricted to the north-western part of the Site. 

Further archaeological investigations would therefore be undertaken in accordance with the WSI 

previously agreed with Newport City Council (included at Technical Appendix 14.2) following 

demolition of the on-Site buildings to quantify the heritage potential and the Development’s effects 

on these possible archaeological remains. 

14.74. There is only limited potential for the survival of isolated areas of sub-surface archaeological 

remains in the remaining part of the Site. These fragmentary remains would not be considered as 

of more than local importance and would most likely relate to post medieval and industrial age 

assets (e.g. the sawmill and electricity works). Disturbance of these remains would be mitigated 

through a programme of archaeological monitoring and recording during ground works in areas 

where it is considered that there is potential for their survival. This could be secured by an 

appropriately worded condition on any planning consent. 

14.75. Assuming the mitigation strategy suggested and those anticipated in the light of the advised further 

archaeological investigations identifying archaeological deposits that justify preservation in situ are 

adopted, the residual effects of the Development on archaeology in the north-western part of the 

Site would be minor adverse. Effects in the remainder of the Site would be negligible. 


14.76. The Site lies close to two Conservation Areas, one of which includes a building that lies within the 

north-western part of the Site. This building is not considered to be of any architectural or historic 

interest and there are no listed buildings within the Site. Effects on the SWCA are anticipated to be 

negligible. 

14.77. Demolition of the existing unattractive, utilitarian 1960s multi-storey car parks, retail units and a bus 

station is considered to represent a negligible effect following recording of these buildings prior to 

their removal. This is due to the fact that none of the buildings on Site are of architectural interest 

and their historic interest relates only to their part in the commercial and retail history of Newport in 

the second half of the twentieth century. 

Demolition of the existing structures would represent a temporary minor beneficial effect on the 

TCCA and the LDSCA. Completed Development 


14.78. No potential effects are identified on buried heritage or archaeology from the completed 

Development therefore residual effects would be negligible. 




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14.79. It is considered that structures proposed as part of the Development would have no worse than a 

negligible effect on the two Conservation Areas. 

14.80. As outlined under Potential Effects, the Development is to be constructed in modern new materials 

with a sophisticated design and would represent an improvement upon the 1960s’ concrete 

structures that it would replace. As such, the erection of this building would represent no worse 

than a negligible effect upon the Conservation Areas for which no mitigation is required or 

proposed. 


14.81. It is also considered that the Development would not have any worse than a negligible effect on 

the settings of two listed buildings on Commercial Street within view of the Site. These are Lloyds 

TSB Bank and the Halifax (25-26 Commercial Street), which both occupy street corner locations 

with view of the Site. The settings of both are already affected by the current buildings within the 

Site. The residual effect of new structures proposed within the Development on the settings of 

these two buildings would be negligible and, particularly in the case of the Halifax, the proposed 

Development could even represent a minor beneficial effect. 

14.82. The settings of four other listed buildings within the TCCA were considered. There frontages are 

onto Commercial Street and other side streets away from the Site and, as such, are fully screened 

from the Development. It can be concluded that the Development would have no direct effect on 

their settings. 

14.83. The settings of the other listed buildings to the west of the Site would not be affected by the 

Development. 

Other Heritage Assets / Historic Features 

14.84. The reinstatement of historic thoroughfares would have a moderate beneficial effect on the built 

heritage. 

14.85. The removal of ‘The Nick of Time’ to a new location would represent a minor beneficial effect on 

this particular built heritage resource. Depending on where it is placed, its setting could be 

improved. 

14.86. The existing buildings on Corn Street do not lie within the TCCA0 and are not listed buildings. 

Proposed new structures in this area are restricted to the bus station buildings themselves, which 

are of a height in keeping with the surrounding built form. Therefore it is considered that the 

Development would have a negligible effect on the existing public house, directly north-west of 

the Site, and the nineteenth-century buildings standing on the north-west side of Corn Street. 

14.87. With respect to the treatment of public art within the Site, it is considered that the proposed 

Development would have a negligible effect from the built heritage viewpoint. Although no 

mitigation is therefore required, as part of the City centre master plan, it is, nonetheless, intended 

that a programme for the provision of public art within the Site would be drawn up. 




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14.88. A summary of potential effects, mitigation and residual effects is presented in Table 14.1. 

Table 14.1: Summary of Potential Effects, Mitigation and Residual Effects 



Damage to or destruction 

of archaeological 

remains associated with 

demolition and intrusive 

construction works for 

foundations and 

basements. 

Potential for the damage 

to or destruction of 

archaeological remains 

associated with intrusive 

works for foundations 

and basements (in north 

western area of the 

Site). 

Effects of demolition on 

historic built 

environment in the Site 

Temporary effects on 

setting of heritage 

assets 


Effects on 


within and around the 

Site. 

Effects on historic built 

heritage in the Site 


environment in and 

around the Site 

Re-siting of ‘Nick of 

Time’ 

Permanent, local 

effects of minor 

adverse 

significance. 

Potentially 

permanent, local 

effects of 

moderate to 

substantial 

significance 

Minor adverse to 

negligible 

Implementation of an 

archaeological watching 

brief throughout the 

demolition and construction 

works. 


archaeological evaluation in 

line with the pre-existing 

WSI agreed with the LPA. 

Rapid archaeological 

buildings recording in 

advance of demolition 


effects of negligible 

significance. 


effects of negligible to 

potentially minor 




significance. 


Negligible None required. Negligible 

Negligible 

Negligible 

Reinstating C19th streets Moderate 

beneficial 

None required Negligible 

None required Minor beneficial 

Minor beneficial Repositioning to suitable 

location (to be implemented 

by NCC) 

None required 

Permanent, local effect 

of minor beneficial 

effect 

Moderate beneficial 




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References 

1 Scheduled Monuments and Archaeological Area Act 1979 

2 HMSO, 1990, Planning (Listed Buildings and Conservation Areas) Act 1990 

3 Welsh Government, 2011, Planning Policy Wales, [On-line] http://wales.gov.uk/topics/planning/policy/ppw/?lang=en 

4 Welsh Government, 1996. Technical Advice Note (TAN) 4: Retailing and Town Centres 

5 Newport City Council, 2006, Newport Unitary Development Plan. [On-line]. 


6 Cadw. 2011. Conservation Principles for the Sustainable Management of the Historic Environment in Wales 

7 Institute for Field Archaeologists. 2001. Standards and Guidance for Archaeological Desk-based Assessments 




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15. Ecology 

Introduction 

15.1. This Chapter has been prepared by Waterman Energy, Environment & Design Limited (Waterman 

EED). It assesses the potential effects of the Development upon the ecological and nature 

conservation resources on, and in proximity to the Site. 

15.2. A description of relevant legislation and planning policies applicable to the Site are provided, 

together with the methods employed to assess the effects and the baseline conditions on, and 

surrounding the Site. The chapter then identifies any potential effects that the proposed 

Development may have during the demolition and construction works, and once completed and 

operational. In addition appropriate mitigation and enhancement measures are outlined and any 

residual and cumulative effects identified. 

15.3. The following technical appendices accompany this chapter: 

• Technical Appendix 15.1 – Extended Phase 1 Habitat Survey; 

• Technical Appendix 15.2 – Bat Survey Report; 

• Technical Appendix 15.3 –Habitat Regulations Assessment Screening Report. 


Legislation 

15.4. Specific ecological resources, including habitats and species receive legal protection in the UK 

under various pieces of legislation, including: 

Wildlife and Countryside Act, 1981 (as amended) 

15.5. The Wildlife and Countryside Act (WCA), 1981 (as amended) 1 forms the key legislation protecting 

habitats and species in Great Britain. Sites of Special Scientific Interest (SSSIs), representing the 

best examples of our natural heritage, are notified under the Act. 

Conservation of Species and Habitats Regulations, 2010 

15.6. The Conservation of Habitats and Species Regulations 2010 (the ‘Habitats Regulations’) 2 

consolidate and update the Conservation (Natural Habitats &c.) Regulations, 1994 3 . The 

Regulations mainly deal with the protection of sites that are important for nature conservation in a 

European context. The notification of Special Areas of Conservation (SACs) is through the EC 

Directive on the Conservation of Natural Habitats and of Wild Flora and Fauna (92/43/EEC) 4 . 

However, they also give protection to certain species of flora and fauna. Relevant urban species to 

this assessment which receive protection under this legislation include all native European species 

of bat. The protection covers both the bats themselves and their roosts. 

The Countryside and Rights of Way Act, 2000 

15.7. The Countryside and Rights of Way Act, 2000 (CRoW) 5 strengthens the protection given to SSSIs 

and certain species under the WCA making it an offence to “recklessly disturb” the sheltering 

places of wild animals designated under Schedule 5 of the CRoW Act. 


Chapter 15: Ecology - Page 1 

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The Natural Environment and Rural Communities Act, 2006 

15.8. The Natural Environment and Rural Communities Act, 2006 6 provides the statutory framework 

underpinning the Biodiversity Action Plan (BAP) process and promotes the conservation of the 

priority species and habitats listed in the UK BAP, 1994 (UK BAP). Further details are given later 

in this chapter. 


Planning Policy Wales 2011 

15.9. National land use planning policy in Wales is set out in the fourth edition of ‘Planning Policy Wales’ 7 

published in February 2011 (PPW4). 

15.10. Chapter 5 of PPW4 is concerned with Conserving and Improving Natural Heritage and the Coast. 

Paragraph 5.1.2 sets out the Assembly Government’s objectives for the conservation and 

improvement of the natural heritage which are to: 

• promote the conservation of landscape and biodiversity, in particular the conservation of native 

wildlife and habitats; 

• ensure that action in Wales contributes to meeting international responsibilities and obligations 

for the natural environment; 

• ensure that statutorily designated sites are properly protected and managed; and to 

• safeguard protected species. 

15.11. Paragraph 5.5.4 refers to Development Control and the conservation and improvement of the 

natural heritage and states that: 

“For all planning applications likely to result in disturbance or harm to a protected species or 

likely to have a significant adverse effect on sites of more than local importance, or on a 

designated area, local planning authorities should seek the advice of CCW and should always 

consult them before granting permission.” 

15.12. PPW is supplemented by a series of Technical Advisory Notes (TANs). Tan 5 ‘Nature 

Conservation and Planning’ 8 provides advice about how the land use planning system should 

contribute to protecting and enhancing biodiversity and geological conservation. 

15.13. The Wales Biodiversity Partnership has published The Wales Biodiversity Framework 9 . This 

explains the roles, remits and processes essential to biodiversity conservation and enhancement in 

Wales. It provides a common point of reference on biodiversity for all organisations and individuals 

in Wales. 

Biodiversity Action Plans 

15.14. The UK Biodiversity Action Plan 10 lists a number of priority habitats and species for conservation 

action in the UK. Although the Action Plan does not confer any statutory legal protection, in 

practice many of the species listed already receive statutory legal protection under UK and/or 

European legislation. In addition, there are some Priority Species and Habitats in the UK 

Biodiversity Action Plans which are also Species and Habitats of Principal Importance for the 

Conservation of Biodiversity under Section 74 of the CRoW Act 2000. This places a duty on 

government departments to have regard for these species and habitats when carrying out their 

functions. The UK BAP Species and Habitats that are considered of relevance to the site include: 

• Common Pipstrelle Pipistrellus pipistrellus; 





• Otter Lutra lutra. 

Regional & Local Planning Policy 


15.15. The Newport Unitary Development Plan (UDP) 1996-2011 11 was formally adopted in May 2006. 

The UDP is the Development Plan for the whole of the Newport County Borough area. Part I of the 

UDP contains strategic policies. Strategic Policy SP7 ‘Conservation of the natural environment’ is 

in relation to ecology and the natural environment and states: 

“The Newport County Borough area has a wealth of habitats and species and many features of 

nature conservation interest. A variety of designations also apply within the county borough, 

right up to sites of international importance. It is important to take care not to diminish the 

environmental resource, rather, wherever possible, to sustain and enhance biodiversity, for the 

benefit of generations now and to come. Attractive and ecologically rich environments, together 

with others that contribute to the special character of an area, for example through historic or 

cultural associations, should be protected both for their own sake and for the health and social 

and economic well-being of individuals and communities.” 

15.16. Part II of the UDP contains detailed policies. The following paragraphs set out the UDP’s relation 

to ecology and nature conservation. 

15.17. Policy CE4 ‘Landscaping Schemes’ states: 

“Planning applications for significant or prominent developments should be accompanied by a 

landscape design statement. The following will be sought, as appropriate: 

i) A design which reflects the local landscape character; 

ii) The use of tree and shrub species of local native provenance; 

iii) The retention of existing landscape features such as ponds, hedgerows and trees; 

iv) Implementation of some or all of the landscaping scheme before development commences 

where this is necessary to protect nature conservation or biodiversity interests.” 

15.18. Policy CE5 ‘International sites’ states: 

“In the case of development proposals which would affect a European site or a RAMSAR site: 

i) Where there would be an adverse effect, the development will only be permitted if it is 

directly necessary for the beneficial management of the site, or if there are imperative 

reasons of over-riding public interest for the development and there is no alternative solution; 

ii) Where the Site also hosts a priority natural habitat or a priority species, development will 

only be permitted if it is directly necessary for human health, public safety or is directly 

connected with the beneficial management of the site.” 

15.19. Policy CE6 ‘National Sites’ states: 

“Development which would affect a nationally designated site will only be permitted where: 

i) The proposal would not have an unacceptably adverse effect on the nature conservation 

interest of the site; 

ii) The reasons for the development clearly outweigh the value of the site itself and its value in 

the network of such nature conservation sites, and it is possible to agree conditions for 

mitigation of harmful effects in consultation with the Countryside Council for Wales.” 

15.20. Policy CE7 ‘Locally Designated Sites’ states: 





“Development of locally designated sites will only be permitted where: 

i) There would be no significant adverse effect on the nature conservation or geological 

interests of the site; 

ii) There are demonstrable reasons for the proposal which outweigh the need to safeguard the 

nature conservation value of the site and appropriate mitigation or compensation measures 

can be achieved.” 

15.21. Policy CE9 ‘Species protected by European Legislation’ states: 

“Planning permission will not be granted for development which could disturb or adversely affect 

a species protected by European legislation unless: 

i) There is no alternative location for the proposed development and appropriate mitigation 

measures can be implemented; 

ii) It can be established on the advice of the relevant conservation bodies that the development 

proposed would not be detrimental to the protected species.” 

15.22. Policy CE10 ‘Species protected by United Kingdom Legislation’ states: 

“Planning permission will only be granted for development which could disturb a species 

protected by United Kingdom legislation where the harmful effects of the development can be 

mitigated or minimised to an acceptable level”. 

15.23. Policy CE13 ‘Trees and Hedgerows on Development Sites’ states: 

“Planning permission will only be granted for development which would damage or destroy one 

or more trees which are protected, or which are worthy of protection, or hedgerows which have 

amenity or wildlife value, where: 

i) There is demonstrable environmental, economic or social need for the development 

sufficient to outweigh the amenity and biodiversity value of the trees or hedgerows; 

ii) The trees or hedgerows can be replaced within the site boundary in a manner which ensures 

that there is no unacceptably detrimental impact upon the character and visual amenity of 

the area, nor to local biodiversity.” 

15.24. Newport City Council (NCC) is in the process of creating a Local Development Plan (LDP) which 

will guide planning in Newport to 2026. Once adopted, this document will replace the existing UDP 

detailed above. 

Cymru D / S Wales-Newport Biodiversity Action Plan 

15.25. As part of the action plan process, Local Biodiversity Action Plans (LBAPs) must also be produced 

for every county in the UK. The Site is covered by the Cymru D / S Wales-Newport LBAP 12 . This 

LBAP includes the following Species Action Plans (SAPs) and Habitat Action Plans (HAPs) that are 

considered of relevance to the site: 

• SAP - Otters Lutra lutra; 

• HAP – Urban. 







15.26. This section outlines the methodology used to assess the ecological baseline conditions of the Site 

and to place the Site in its wider ecological context. The assessment methodology has comprised 

the following: 

• Undertaking of an ecological desk-study (2011); 

• Undertaking of an Extended Phase 1 Habitat Survey (2011); 

• Building evening emergence and dawn re-entry survey for roosting bats (2011); 

• Evaluation of the ecological value of the Site; 

• Assessment of the likely direct and indirect effects of the Development during both the 

demolition and construction phase and once the Development is completed and operational; 

and 

• Identification of any required mitigation and assessment of any residual effects. 

15.27. A description of the methodologies adopted for the relevant surveys is provided below. The study 

area is indicated by the red line boundary, set out in Figures 1.2 and 1.3. 

Delineation of the Study Area and Identification of the ‘Zone of Influence’ 

15.28. The first stage of the assessment necessitated the delineation of an appropriate Study Area. This 

was defined as all land within 2km of the perimeter of the Site. The ecological Zone of Influence 

(ZoI) of the Development is largely confined to the area within the application site. However, 

consideration was given to any potential effects on statutory and non-statutory sites within 2km of 

the Site. 

Ecological Data Search 

15.29. The aim of the ecological data search is to collate existing ecological records for the Site and 

adjacent areas. Obtaining existing records is an important part of the evaluation process, as it 

provides additional information that may not be apparent during a site survey. 

15.30. Records of statutory and non-statutory sites within a 2km radius of the Site and protected species 

both of flora and fauna within a 2km radius of the Site were collated for the area. This information 

was obtained from the South East Wales Biodiversity Records Centre (SEWBREC). 

15.31. In addition, the Cymru D / S Wales-Newport LBAP was consulted for the habitats and species of 

value in the local area, to assign an ecological context to the Site. Key relevant ecological data is 

provided in Technical Appendix 15.1. 

Field Surveys 

Extended Phase I Habitat Survey 

15.32. An Extended Phase 1 Habitat Survey of the application Site was conducted on 26 th August 2011 

using the Joint Nature Conservancy Council (JNCC) standard ‘Phase 1’ survey techniques (at a 

level intermediate between the NCC Standard ‘Phase 1’ and ‘Phase 2’ Survey 13 ). The survey was 

used to determine the habitats present, the dominant plant species and any obvious faunal activity. 

The survey also aimed to identify the presence of, or potential for, protected species within and 





surrounding the Site. All habitat types within the survey area were mapped (see Technical 

Appendix 15.1). 

15.33. Based on the findings of the Extended Phase 1 Habitat Survey and ecological data search it was 

concluded that further surveys for bats would be required to support a full planning application. 

Bat Emergence/Re-entry Survey 

15.34. The Extended Phase 1 Habitat Survey (refer to Technical Appendix 15.1) of the Site conducted in 

August 2011 identified buildings B1, B2, B5 and B8 as having low potential to support roosting 

bats. Good practice guidelines (Bat Conservation Trust, 2007) 14 state that buildings with potential 

for bats should be subject to further surveys. 

15.35. To confirm the presence or likely absence of roosting bats within these buildings, a single dusk 

emergence and dawn re-entry survey (within the same 24 hour period) was undertaken. Four 

surveyors were situated at key locations to ensure that all aspects of the buildings were observed 

at all times. The dusk survey commenced 15 minutes before dusk and was completed two hours 

after dusk to cover a range of emergence times for different bat species. The dawn survey 

commenced 1.5 hours before dawn and 15mins thereafter to survey for bats returning to roost. 

15.36. Time expansion (Pettersson D240X) and frequency division (Batbox Duet) bat detectors were used 

by surveyors and data was recorded onto solid state MP3 recorders. Recorded bat calls were later 

analysed using BatSound 4.1.2.B software where required. 

15.37. Any bats observed were recorded, including those emerging or entering the buildings or flying in 

the local vicinity. Information included: 

• Time; 

• Emergence or re-entry points; 

• Direction of flight; 

• Use of landscape; 

• Flight characteristics; 

• Size; 

• Height; and 

• Behaviour. 

15.38. All surveys were undertaken in appropriate weather conditions and at a suitable time of year. 

Evaluation of Ecological Features 

15.39. The basis for the evaluation of ecological features is provided by the 2006 Institute of Ecology and 

Environmental Management (IEEM, 2006) 15 guidelines for Ecological Impact Assessment (EcIA). 

These guidelines aim to provide consistency in the approach to evaluating the importance of 

ecological features and any effect that a new development would have upon them. 

15.40. In accordance with the IEEM EcIA guidelines, the ecological features identified must be assigned a 

value. Secondly, the effects of the relevant development should be predicted, taking into account 

the different stages and activities within the development process. These identified effects must 

then be assessed for their significance. The significance of the effect is a function of the value of 

the ecological feature and the type and nature of the effect. 

15.41. The value of ecological features is defined according to the following geographical scales: 





• International value; 

• UK value; 

• National value (i.e. England / Northern Ireland / Scotland / Wales); 

• Regional value; 

• County / Metropolitan value; 

• District / Borough value; 

• Local or Parish value; 

• Of value within the Site only; and 

• Negligible. 

15.42. IEEMs criteria are broadly similar to those set out in Chapter 2: EIA Methodology with the terms 

‘Local or Parish’ and ‘District / Borough’ equivalent to the ‘local’ and ‘Borough’ scale, and ‘County / 

Metropolitan’ equivalent to the ‘Regional’ scale. The remaining geographical scales are consistent 

with both methodologies. 

15.43. The following factors are considered in assessing whether ecological effects are significant: 

• The extent of the effect; 

• The magnitude of the effect; 

• The duration of the effect; 

• The reversibility of the effect; and 

• The timing and frequency of the effect. 

Evaluation of Significance 

15.44. In accordance with Chapter 2: EIA Methodology, the potential and residual effects of the 

Development upon identified ecological features are expressed as follows: 

• Adverse: Detrimental or negative effect on a valued ecological receptor; 

• Negligible: No significant effect on a valued ecological receptor; and 

• Beneficial: Advantageous or positive effect on a valued ecological receptor. 

15.45. Where adverse or beneficial effects have been identified, these are then assessed against the 

following scale: 

• Minor: Slight, very short or highly localised effect; 

• Moderate: Limited effect (by extent, duration or magnitude) which may be considered 

significant; and 

• Substantial: Considerable effect (by extent, duration or magnitude) of more than local 

significance or in breach of recognised acceptability, legislation, policy or 

standards. 

15.46. A ‘valued’ ecological receptor has been defined as any receptor valued at the Site level or above, 

in accordance with the geographical scales provided above. 

15.47. In accordance with IEEM guidelines, where activities associated with the Development could result 

in the intentional killing or injury of protected species, this is stated and a level of significance is not 

given. This is because such killing or injury must be avoided by law. For other activities that could 





lead to an offence but may be permissible under licence or agreement with a government body, the 

significance of the effect is assessed according to the significance criteria described previously. 


Designated Sites 

15.48. The Site itself is not within any statutory or non-statutory designated nature conservation sites. 

15.49. The nearest statutory designated site is the River Usk, a Special Area of Conservation (SAC) and 

Site of Special Scientific Interest (SSSI), located approximately 50m east of the Site. 

15.50. The statutory and non-statutory designated nature conservation sites within 2km of the Site are 

detailed in Table 15.1 and 15.2 respectively. 

Table 15.1 Statutory Sites within 2km of the Site. 

Site Name Designation 

Distance from 

Site (km) 

Description/Citation 

River Usk SAC, SSSI 50m E 

Allt-Yr-Yn 

Local Nature 

Reserve 

(LNR), (Also a 

Site of Nature 

Conservation 

Importance 

(SINC)) 

1.7km NW 

Table 15.2 Non Statutory Sites with key links to the Site 


Monkey Island SINC 

Distance 

from 

Site (km) 

1.9km 

SW 

Brynglas Wood SINC 1.9km N 



The primary reason for this Site’s designation is 

the presence of twaite shad Alosa fallax, bullhead 

Cottus gobio, river lamprey Lampetra fluviatilis, 

brook lamprey Lampetra planeri, sea lamprey 

Petromyzon marinus, atlantic salmon Salmo salar 

and otter Lutra lutra. 

Other qualifying features for its designation (but 

not the primary reason) include the presence of 

allis shad Alosa alosa and water-crowfoot 

Ranunculus spp. 

In addition the River Usk is considered one of the 

best examples of a near natural river system in 

England and Wales. 

Supports the following priority habitats and 

species categories: woodlands; neutral 

grasslands; marshy grasslands; open standing 

water; amphibians and invertebrates. 



species categories: mosaic habitat postindustrial; 

neutral grassland; vascular plants; 

and mammals. 

Supports semi-natural woodland with rich 

ground flora including abundant wood anemone 

with bluebell. 

Barrack Hill SINC 1km NE Supports a scrub community priority habitat. 

Glebelands SINC 1.8km N 

Supports the following priority habitats: mosaic 

neutral grassland; woodland; and scrub. 

Crindau SINC 1.9km N Forms part of the River Usk SINC corridor. Used 




Usk Way West 

(Candidate) 

Distance 

from 

Site (km) 

SINC 1.9km S 

Barrack Hill Woodland SINC 1.3km N 

Monmouthshire-Brecon 

Canal (Main Arm) 

Monmouthshire-Brecon 

Canal (Crumlin Arm) 

(Part of ‘Bettws Corridor’ 

SINC) 

Gwastad Mawr (Part of 

‘Bettws Corridor’ SINC) 

Notable Species Records 

SINC 

SINC 

SINC 

1.2km 

NE 

1.8km 

NW 

1.8km 

NW 




by Otters. 

Ruderal ground and scrub with large population 

of yellow broomrape Orobanche minor flava. 

Supports the following priority habitats: scrub 

communities; and woodland. 

Standing open water and a disused linear 

waterway with variety of adjacent habitats and 

associated species. 

Standing open water and a disused linear 

waterway with variety of adjacent habitats and 

associated species. 


species: fens; reedbeds and other swamps; 

marshy grassland; open standing water; 

invertebrates; amphibians; and vascular plants. 

15.51. Records of legally protected or otherwise notable species of flora and fauna within 2km of the Site 

were provided by SEWBREC. A summary of the most significant results is provided in Table 15.3 

below. 

Table 15.3: Desk study records of flora and fauna within 2km of the Site 

Species Location Protection/Status 

Bats 

Records include nathusius’s 

pipistrelle, common pipistrelle, brown 

long-eared (UKBAP), lesser 

horseshoe bat (UKBAP), soprano 

pipistrelle (UKBAP), noctule (S42, 

UKBAP) whiskered bat, 

whiskered/brandt’s bat and 

daubenton’s bat. 

Birds 

Records include cetti’s warbler (S1), 

hen harrier (S1), merlin (S1), 

peregrine falcon (S1), eurasion hobby 

(S1), mediterranean gull (S1), barn 

owl (S1), pied flycatcher (S42), 

northern pintail (S1), black-headed 

gull (S42), song thrush (S42), 

common greenshank (S1), pied 

avocet (S1), skylark (S42), yellow 

wagtail (S42), reed bunting (S42, 

UKBAP), common kestrel (S42), 

Records within 2km 

of the search area. 

Closest bat record 

within 100m of the 

Site. 

One record of bat 

roost, a brown longeared 

roost located 

2km from the Site. 

Only one record of 

lesser horseshoe bat 

recorded flying in a 

barn in 2009 located 

2.5km away. 



All bat species are fully protected under 

The Conservation of Habitats and Species 

Regulations 2010 and the Wildlife and 

Countryside Act 1981 (as amended). 

UK BAP – UK Biodiversity Action Plan 

S42 – NERC Act Section 42 Species 

(Priority Species in Wales). 

All breeding birds (with some exceptions 

for pest species) are protected under 

current UK legislation through the Wildlife 

and Countryside Act 1981, as amended. 

Schedule 1 (S1) Species of the Wildlife & 

Countryside Act, 1981, as amended are 

protected at all times. 



UK BAP – UK Biodiversity Action Plan. 



Species 

bearded tit (S1), green sandpiper 

(S1), northern lapwing (S42, UKBAP). 

common kingfisher (S1), hedge 

accentor (S42), fieldfare (S1), 

redwing (S1),common starling (S42, 

UKBAP), house sparrow (S42, 

UKBAP), brambling (S1), common 

linnet (S42), common bullfinch (S42, 

UKBAP), red kite (S1) and little plover 

(S1). 

Location Protection/Status 

Invertebrates 

Records include goat moth (S42, 

UKBAP), grayling (S42, UKBAP) and 

shrill carder bee (S42, UKBAP). 



White-Clawed Crayfish Records within 2km 


Closest white-clawed 

crayfish record is 

1.8km N of the Site 

in Gwasted Mawr. 

Otters 

An abundance of records from 1990 

to 2009. 

Water Voles 

One record from 1984 

Reptiles 

Records include slow worm, common 

lizard and grass snake. 

Amphibians 

Records of interest include common 

frog, palmate newt, smooth newt and 

common toad. 

No records of GCN. 

Cetaceans 

Two records of common porpoise. 

Closest record 500m 

from the Site. 

Location of records 

include the River 

Usk, Monmouthshire 

Brecon Canal and 

Gwasted Mawr 

2.2km from Site in 

Morgans + 

Woodstock Pools 

Records greater than 

1.2km from the Site. 

Closest record 



located 1.3km from 

the Site within the 



Certain invertebrate species receive strict 

protection under Schedule 5 of the Wildlife 

and Countryside Act 1981. 




White-clawed crayfish are listed under 

Annex II and V(a) of the EU Habitats 

Directive 1992, and Appendix III of the 

Bern Convention. 

They are also listed under Schedule 5 of 

the Wildlife and Countryside Act (1981). 

They receive protection under the 1981 Act 

under Sections 9(1) and 9(5). 




LBAP - Cymru D / S Wales-Newport Local 

Biodiversity Action Plan. 

Otters are fully protected under The 

Conservation of Habitats and Species 

Regulations 2010 and the Wildlife and 



LBAP - Cymru D / S Wales-Newport Local 

Biodiversity Action Plan. 

Water voles are protected under the 

Wildlife and Countryside Act 1981 (as 

amended). 


The reptile species listed receive partial 

protection under the Wildlife and 


All reptile species listed are on the UK 

BAP. 

All common amphibians receive partial 

protection under the Wildlife and 


Common Toad is listed on the UK BAP. 

Common porpoises are fully protected 

under The Conservation of Habitats and 

Species Regulations 2010 and the Wildlife 



Species Location Protection/Status 

River Usk. and Countryside Act 1981 (as amended). 



(Priority Species in Wales) 

Flora 

Records of interest include tower 

mustard (UKBAP), small flowered 

catch-fly (S42, UKBAP), bluebell, redtipped 

cudweed (UKBAP), red hemp 

nettle (S42, UKBAP), tubular waterdropwort 

(UKBAP), marsh stitchwort 

(S42, UKBAP), coral-necklace 

(UKBAP) and field wormwood (S42, 

UKBAP). 

Fungi 

Records of interest include olive 

earthtongue. 

Extended Phase 1 Habitat Survey 

Site Context 

Closest record 604m 

NE of the Site. 





Protection for wild plants is afforded 

predominantly by the Wildlife and 

Countryside Act 1981, as amended under 

Schedule 8. 







15.52. The Site currently comprises a disused multi-storey car park, retail units, public open space within 

John Frost Square and the bus station. 

Habitats and Fauna 

15.53. Through the ecological data search and Extended Phase 1 Habitat Survey the flora and fauna on 

and adjacent to the Site was assessed for its ecological value. Further details are provided in 


Hard Standing 

15.54. Hard standing is present around the majority of the Site in terms of infrastructure, pedestrian 

access to the retail units and a bus station. The majority of these areas are well lit at night as a 

result of street lighting. This habitat lacks any value for ecology and is therefore considered to be 

of negligible ecological value. 

Amenity Grassland 

15.55. There is a small patch of amenity grassland located in the east of the Site. Species recorded 

include ribwort plantain Plantago lanceolata, dandelion Taraxacum officinale and white clover 

Trifolium repens. Owing to this habitat type being small in area and isolated it is considered to be 

of negligible ecological value. 

Ornamental Planting 

15.56. There are several areas of ornamental planting across of the Site. The majority of these areas are 

located in the eastern part of the Site adjacent to the A4042 Kingsway/Usk Way and appear 

recently planted. Other areas include raised flower beds within John Frost Square in the west of 

the Site. Species recorded include firethorn Pyracantha sp., shrubby veronica Hebe sp., Euphoria 

sp., vibernum Vibernum sp., New Zealand flax Phormium sp., vinca Vinca sp., lavender Lavandula 

angustifolia and Erica sp. 



15.57. The ornamental area located in the north of the Site adjacent to the A4042 Kinsgway/Usk Way has 

become overgrown, resulting in the colonisation of native species. Species recorded include 

hedge bindweed Calystegia sepium, bristly ox-tongue Picris echioides, black medic Medicago 

lupulina, hedge mustard Sisymbrium officinale, mugwort Artemisia vulgaris, broad leaved dock 

Rumex obtusifolius, Yorkshire fog Holcus lanatus, false oat grass Arrhenatherum elatius and cutleaved 

cranesbill Geranium dissectum. 

15.58. The ornamental habitat areas within the Site boundary are isolated from other habitats, but may 

offer foraging opportunities for common invertebrate and bird species. Therefore it is considered 

that this habitat is of value within the Site only. 

Scattered Trees 

15.59. Several areas of planted trees are located within the Site boundary. Species recorded include 

London plane Platanus × acerifolia, ash Fraxinus excelsior, purple maple Acer sp., sycamore Acer 

pseudoplatanus, tulip tree Liriodendron tulipifera and silver birch Betula pendula. These trees are 

likely to provide opportunities for local birds and common invertebrate species and as such it is 

considered that this habitat is of value within the Site only. 

Buildings 

15.60. A number of buildings are present within the Site boundary. These consist of retail units, office 

space, a multi-storey car park and bus station. The buildings were viewed externally and assessed 

against the Bat Conservation Trust Guidelines for their potential to support roosting bats. Buildings 

B3, B4, B6, B7 and B9 have been identified as having negligible potential to support bat roosts. 

Buildings B1, B2, B5 and B8, however, have been assessed as having low potential to contain 

roosting bats, refer to Appendix 15.2 for further details. Given the evidence recorded above the 

buildings are considered to be of value within the Site only. 

Bats 

15.61. A number of bat records were returned from the SEWBREC data search which are summarised in 

Table 4. Common pipistrelle Pipistrellus pipistrellus, soprano pipistrelle Pipistrellus pygmaes, 

noctule Nyctalus noctula, whiskered/brandt’s bat Myotis sp., nathusius’s pipistrelle Pipistrellus 

nathusii, and brown long-eared bat Plecotus auritus have been recorded in the area and it is 

considered that these species, which are known to be used to urban environments, could utilise the 

Site. 

15.62. The buildings on Site have been assessed against the criteria set out in BCT best practice 

guidelines for their potential to support roosting bats. Full details of building descriptions at the Site 

are provided in Appendix 15.2. Due to access restrictions the buildings were not subject to internal 

inspections during this survey. No evidence of roosting bats was found during the external 

inspection. However features such as gaps behind fascia boards and cracks in brickwork were 

noted during the exterior inspection of B1, B2, B5 and B8 resulting in these buildings being rated as 

having low bat roosting potential. However it should be noted that the Site is located in a highly 

urbanised area which is well lit at night, which decreases the likelihood of bat roosting activity. The 

remainder of the buildings on Site are not considered to have any suitable bat roosting features 

and therefore have negligible bat roosting potential. 

15.63. None of the trees present within the Site boundary have potential to support roosting bats. This 

was due to the absence of bat roosting features such as woodpecker holes and cavities. Therefore 

the trees on Site are considered to have negligible bat roosting potential. 





15.64. Owing to the small size and isolation of the scattered trees and ornamental planting on Site, they 

are considered to provide sub-optimal foraging and commuting habitat for bats. 

15.65. During the emergence/re-entry survey no bats were observed emerging or entering any of the 

buildings on Site at the time of survey. 

15.66. Two common pipistrelle bat passes were recorded during the dusk emergence survey. Surveyor 1 

made a recording at 20:27:03 and surveyor 2 made a recording at 20:27:29. It is considered likely 

that both surveyors recorded the same individual bat passing through the Site. 

15.67. Overall, it is considered that the Site is of value within the Site only to bats. 

Birds 

15.68. There are numerous records of bird species within 2km of the Site. 

15.69. Several feral pigeons Columba livia were observed upon various buildings at the time of survey. 

15.70. The scattered trees and buildings have potential to support nesting birds during the breeding 

season (March-August inclusive). However, given the limited habitats of value to birds on Site, it is 

unlikely that any large or notable bird populations would be present. It is therefore considered that 

the Site is of value within the Site only to nesting birds. 

Invertebrates 

15.71. Numerous records of invertebrates were returned from the data search. However, due to the 

overall lack of flora species diversity in all habitats found within the Site boundary, it is considered 

unlikely that these habitats would support any rare or threatened species of invertebrate. 

Therefore, the value of the Site in relation to invertebrates is considered to be of value within the 

Site only. 

White-Clawed Crayfish 

15.72. The closest white-clawed crayfish Austropotamobius pallipes record is 1.8km north of the Site 

located in Gwasted Mawr. 

15.73. The habitats present on Site are not considered suitable to support white-clawed crayfish and 

therefore the Site is of negligible value to white-clawed crayfish and as such they are not 

considered further in this report. 

Otters 

15.74. The South East Wales Biodiversity Records Centre holds numerous records of otters Lutra lutra 

from within 2km of the Site. 

15.75. The River Usk is located approximately 50m east of the Site boundary. Otters are known to come 

to land to rest and rear their young utilising at least a 100m wide strip of bank or coast (IUCN, 

2009) 16 . On land they require habitat features such a tree roots, scrub and rock piles to create 

structures called holts and couches which provide otters with shelter. The habitats present on Site 

do not offer any potential features of value for otters. In addition the Site is separated from the 

River Usk by the A4042 Kingsway/Usk Way and other urban development located adjacent to the 

River Usk. It is therefore considered that the Site is of negligible value to otters and they are 

therefore not considered further in this report. 





Water Voles 

15.76. One water vole Arvicola amphibius record is held by SEWBREC, dating from 1984 from within a 

water body located over 2km from the Site. 

15.77. Water voles utilise well vegetated banks of slow flowing water bodies (Strachan, 1997) 17 . Owing to 

the distance of the River Usk from Site, the lack of vegetation present on its banks and its high flow 

rate it is considered that the Site is of negligible value to water voles and therefore they are not 

considered further in this report. 

Reptiles 

15.78. The data search returned records of reptile species located over 1.2km from the Site. However, 

the Site is not considered to have the potential to support reptiles owing to a lack of ground 

vegetation cover and isolation from other suitable reptile habitat. 

15.79. The Site is therefore of negligible value for reptiles and consequently they are not considered 

further in this report. 

Amphibians 

15.80. No waterbodies considered to have potential to support breeding populations of great crested newt 

Triturus cristatus are present on or within 500m of the Site. 

15.81. No records for great crested newts were returned for the Site or within 2km of the site from the data 

search. 

15.82. The data search provided records of common species of amphibians, however, it is considered that 

the Site does not offer any habitat of value for the aquatic or terrestrial phases of these species. 

15.83. The Site is therefore considered to be of negligible value in relation to amphibians and therefore 

they are not considered further in this report. 

Cetaceans 

15.84. The data search provided two records of common porpoise Phocoena phocoena from the River 

Usk. 

15.85. The Site does not offer any suitable habitat for cetacean species and therefore the Site is 

considered to be of negligible value for cetaceans and consequently they are not considered 

further in this report. 

Other Protected/Notable Species 

15.86. The habitats present on Site are not considered suitable for any other protected or notable species. 



15.87. The Development has the potential to result in a number of ecological effects during the demolition 

and construction phase. Those relevant to the Site include: 

• Disturbance to the ecology of designated sites owing to construction operations, including 

noise, dust and vibration; 

• Habitat loss owing to land take and new built development; 





• Changes in the pattern of human activity and associated disturbance and/or damage; 

• Disturbance to bats and birds due to construction operations, including noise, vibration, dust, 

surface water run-off and changing habitats throughout construction; and 

• Releases of sediments and / or contamination and / or fuels and chemicals into the surface 

water drainage system and ultimately the River Usk. 

15.88. The significance of these potential effects is assessed in the following section. Effects are 

assessed against the current baseline conditions. 


15.89. Owing to the scale and duration of the construction works associated with the Development, there 

are potential areas within the Zol which could be affected. The River Usk is of international value 

owing to its designation as an SAC and is located approximately 50m east of the Site boundary. 

15.90. The impacts upon the River Usk SAC during the demolition and construction phase have been 

discussed in detail in Technical Appendix 15.3 and a summary has been provided below. 

15.91. The potential impacts upon the River Usk SAC during the demolition and construction phase of the 

development are: 

• Barriers to migration; 

• Disturbance pressures; and 

• Diffuse pollution. 

15.92. It is considered that the proposed Development at the Site would not create any barriers to 

migration owing to the separation of the Site from the River Usk SAC. As such, the demolition and 

construction of the proposed Development phase would have an effect of negligible significance 

with regard to migration barriers. 

15.93. The proposed Development is within 1km of the River Usk SAC and is located within an existing 

built up area. The proposed Development at the Site is unlikely to directly impact the River Usk 

SAC during the demolition and construction phase given the separation of the River Usk SAC from 

the Site by infrastructure (A4042 Kingsway/Usk Way) and existing buildings. However there is 

potential that it could be affected by indirect effects of the Development during the demolition and 

construction phase including increased levels of dust, noise, vibration and light pollution. In addition 

the release of contaminants, sediments, fuels and chemicals into surface water as a result of 

demolition and construction activities could arise, which would ultimately enter the River Usk SAC. 

Thus, the proposed Development during the demolition and construction phase would have a 

temporary, minor adverse impact with regard to disturbance pressures. 

15.94. The drainage from the proposed Development would enter the main sewer rather than the River 

Usk SAC. Accordingly the effect on the River Usk SAC during the demolition and construction 

phase of the Development is considered to be of negligible significance with regard to diffuse 

pollution. 

15.95. It is considered that there would be no impacts on any other statutory or non-statutory sites during 

the demolition and construction phase, given the separation and distance of these sites from the 

application Site by surrounding urban development and infrastructure. 





Habitats & Fauna 

Hard Standing 

15.96. Areas of hard standing are considered to have a negligible ecological value. As such, their 

removal during the demolition and construction phase would have an effect of negligible 

significance. 


15.97. The Development would result in the loss of amenity grassland within the Site boundary. This 

habitat is considered to have a negligible ecological value and therefore its removal during the 

demolition and construction phase would have an effect of negligible significance. 


15.98. Ornamental planting present within the Site boundary would be lost as part of the Development. 

These areas currently provide potential opportunities for foraging and commuting bats, along with 

foraging and nesting birds. However, the removal of these habitats would be unlikely to have an 

effect on bird and bat populations at a local level. Thus, the effect of the removal of this habitat 

during the construction phase of the Development would be considered a permanent, minor 

adverse impact within the Site only. 


15.99. The proposed Development would result in the loss of all of the scattered trees present within the 

Site boundary. None of the trees on Site are considered to offer roosting opportunities for bats, but 

these areas do currently provide potential opportunities for foraging and commuting bats, along 

with foraging and nesting birds. However, the removal of these trees would be unlikely to have an 

effect on bird and bat populations at a local level. As such the effect of the removal of this habitat 

during the construction phase of the Development would be considered a permanent, minor 

adverse impact within the Site only. 

Buildings 

15.100. All buildings within the Site boundary would be demolished during the construction phase of the 

Development. 

15.101. Buildings B1, B2, B5 and B8 were originally noted as having low potential to support roosting bats. 

During the further bat survey, no evidence of bats emerging or entering the buildings was recorded. 

Therefore, from the results of these surveys it is considered that bats are not roosting at B1, B2, B5 

or B8. It is noted, however, given that bats are highly mobile species and given the potential 

roosting features present at B1, B2, B5 and B8, these buildings still have potential for roosting bats. 

15.102. No nesting birds were observed upon the buildings during the extended Phase 1 habitat survey. 

However there is limited potential for common bird species to utilise the buildings on Site during the 

active nest season (March to August inclusive). 

15.103. As such, it is considered that in the absence of mitigation the demolition of these structures during 

the construction phase would potentially be considered a permanent, minor adverse impact 

within the Site only. 

Bats 

15.104. The potential effects of the demolition of the buildings on Site to roosting bats are detailed above. 





15.105. The Site is considered to support sub-optimal foraging habitat as the level of foraging activity 

recorded at the Site was low. However, the Development will result in the loss of this sub-optimal 

habitat. 

15.106. During construction there may be disturbance (e.g. from increased light levels and noise) to low 

numbers of commuting and foraging bats within the Site. 

15.107. It is therefore considered that the impacts during the demolition and construction phase of the 

Development would result in a temporary and permanent, minor adverse impact within the Site 

only. 

Birds 

15.108. The removal of vegetation and buildings during the construction phase would cause the loss of 

potential nesting and foraging opportunities. If demolition or vegetation removal were to disturb an 

active nest during the bird breeding season (March to August inclusive) then this would be an 

offence under the WCA, 1981 (as amended) which protects nesting birds. 

15.109. The construction phase also has the potential to cause disturbance to breeding birds through 

indirect effects such as noise and dust from construction operations. 

15.110. The above effects during the construction phase would be unlikely to have an effect on bird 

population at a local level. However, in the absence of mitigation, these effects would be 

considered a permanent, minor adverse impact within the Site only. 

Invertebrates 

15.111. The ornamental planting and scattered trees within the Site are not considered to have potential to 

support any protected or notable species. However the habitats on Site are considered to be of 

value within the Site only for common invertebrate species. Therefore the loss of these habitats 

during the demolition and construction phase would be considered a permanent, minor adverse 

impact within the Site only. 

Completed Development & Operational Phase 

15.112. The Development has the potential to result in a number of ecological effects on completion of the 

Development and during the operational phase. Those relevant to the Site include: 

• Disturbance to the ecology of designated sites from the operation of the proposed Development 

and increased human activity; 

• Disturbance of birds and bats from the operation of the proposed Development and increased 

human activity. 


15.113. The impacts upon the River Usk SAC on completion of the Development and during the operational 

phase have been discussed in detail in Technical Appendix 15.3 and a summary has been 

provided below. 

15.114. The potential impacts upon the River Usk SAC on completion of the Development and during the 

operational phase are: 

• Disturbance pressures; and 

• Diffuse pollution. 





15.115. The proposed Development would be located within an existing built up area and therefore there 

are no anticipated impacts from increased levels of noise, dust or lighting during the operational 

phase of the Development. In addition, the proposed Development is retail-led and therefore the 

demographic associated with this type of Development is unlikely to result in an increase in dog 

walkers which could potentially disturb otters using the River Usk SAC. As such, the proposed 

Development would have an effect of negligible significance with regard to disturbance pressures 

during the operational phase of the development. 

15.116. The drainage from the proposed development would enter the surface water sewer rather than the 

River Usk SAC. Consequently the effect on the River Usk SAC during the operational phase of 

the Development has been considered of negligible significance with regard to diffuse pollution. 

15.117. Owing to the current distances and intervening habitat between the Site and the remaining 

designated sites in the surrounding area, direct effects in relation to noise, dust, vibration, light or 

surface water run-off pollution on any of the designated sites from the proposed Development, 

once operational, would be unlikely. The likely effect on designated sites is therefore considered to 

be of negligible significance. 


15.118. The habitats present within the Site are due to be lost. As such the potential impacts on these 

habitats during the operational phase would be negligible. 

Bats 

15.119. The completed Development could result in an increase in ambient light levels and as such may 

potentially impact on bats by discouraging them from moving through the area. Light pollution is 

known to discourage certain bat species from using flight lines and/or foraging grounds. 

15.120. Low activity of common pipistrelle bat has been recorded at the Site. Although this species is 

relatively light tolerant, it is considered that any increase in ambient light levels resulting from the 

proposed Development may impact upon bats commuting and foraging across the Site. 

15.121. As such, in the absence of mitigation, the operational phase of the proposed Development would 

likely give rise to a permanent, minor adverse impact within the Site only to bats. 

Birds 

15.122. The majority of the Site would be subject to a significant increase in disturbance from increased 

human activity associated with the proposed Development. Consequently, the potential effect on 

breeding birds during the operational phase, in the absence of mitigation, is considered to be 

permanent, minor adverse impact within the Site only. 


15.123. This section provides a summary of mitigation measures which would be implemented in order to: 

• Avoid, mitigate and compensate for the identified potential adverse effects; 

• Ensure that all works comply with relevant nature conservation legislation; and 

• Promote biodiversity on the Site. 

15.124. The mitigation proposals set out below describe mitigation measures which would be implemented 

during the demolition and construction and operational phases of the Development. 






Environmental Management Plan 

15.125. An Environmental Management Plan (EMP) would ensure that appropriate environmental controls 

would be implemented during the construction phase. The EMP would be in accordance with 

relevant British Standards Best Practice Guidelines and would include ecological mitigation such 

as: 

• The control of lighting in order to ensure that there is minimal light spill on the habitats 

surrounding the Development and in particular the River Usk; 

• The use of British Standards best practice guidelines to reduce disturbance resulting from the 

arising of dust, noise and vibration during construction works; 

• The drainage of surface water from the Site would enter the main sewer, not the River Usk 

SAC. 

15.126. The EMP would be agreed with NCC, and specific levels set for noise, dust and vibration impacts 

during the commencement of demolition and construction works on the Site. The EMP would 

monitor these activities and update reports would be submitted to NCC on a regular basis. The 

EMP would also set measures on what to do if these levels are exceeded. 


15.127. Demolition and site clearance works would be undertaken outside the main bird breeding season 

where practicable (i.e. only during September to February inclusive). If these works cannot be 

restricted to within this period, an Ecological Watching Brief would be maintained during the main 

bird breeding season to ensure that no nesting birds were adversely affected. This would involve 

checking all suitable habitats for nesting birds by a suitably qualified ecologist prior to the 

commencement of works. 

15.128. In the extremely unlikely event that bats are identified (given the current survey results) during the 

building demolition works, all works would cease and the County Ecologist and/or the Countryside 

Council for Wales would be contacted to find a suitable way forward. 

15.129. The proposed Development’s landscape strategy within the Site boundary would create new areas 

of shrub and tree planting along with small areas of amenity grassland. These areas would include 

native species and/or species of benefit to wildlife indicative of the local area. Once fully 

established, deciduous trees would provide nesting habitat for birds as well as habitat for 

invertebrates, and therefore foraging opportunities for birds, bats and other wildlife. 


15.130. No impacts are anticipated upon the River Usk SAC on completion of or during the operational 

phase and therefore no mitigation is required. 

15.131. The lighting scheme for the proposed Development would take into consideration nocturnal species 

such as bats that are using the Site for commuting and foraging. Lighting would be selected to 

minimise potential impacts on ecological receptors. 

15.132. The new landscape planting would be subject to an appropriate management regime during the 

operational phase of the Development. This would aim to minimise human disturbance to the new 

habitat areas. 





15.133. Bird boxes designed for appropriate bird target species within the UK BAP would be included at 

suitable locations within the proposed Development to provide enhanced bird breeding 

opportunities on the site. 

15.134. Bat bricks within new buildings along the River Usk facing side of the Development would be 

included within the proposed Development. These would be suitable for bat target species, which 

are included within UK BAP (species recorded in the data search) and for common pipistrelle as 

this species has been recorded within the application site during previous surveys. 




15.135. With the implementation of an EMP during the demolition and construction phase, the potential 

impacts to the River Usk SAC are considered to have a residual effect of negligible significance. 

15.136. The residual impacts upon the River Usk SAC during the demolition and construction phase have 

been discussed in detail in Technical Appendix 15.3. 

15.137. There are considered to be no likely effects on any other statutory or non-statutory sites owing to 

their sufficient separation from proposed Development. As such the residual impacts on statutory 

and non-statutory sites during the construction phase of the proposed Development are considered 

to be negligible. 


Hard Standing 

15.138. The hard standing areas currently present at the Site are of negligible value. As such, no 

mitigation is required for their loss and consequently the resulting residual impacts would be 

negligible during the construction phase. 


15.139. The amenity grassland currently present at the Site is of negligible value. As such, no mitigation is 

required for its loss and consequently the resulting residual impacts would be negligible during the 

construction phase. 


15.140. The loss of ornamental planting would be compensated for by the proposed landscape strategy for 

the Site which includes replacement ornamental planting. The planting specification includes 

native seed and fruit bearing trees to optimise the value of the Site for wildlife. As such, it is 

considered that the mitigation proposed would result in a negligible residual impact to ornamental 

planting during the construction phase. 


15.141. The loss of scattered trees would also be compensated for by the proposed landscape strategy for 

the Site which includes replacement tree planting. As such, it is considered that the mitigation 

proposed would result in a negligible residual impact to scattered trees during the construction 

phase. 





Buildings 

15.142. As stated in the bird and bat section below, the demolition of the buildings on Site during the 

construction phase would result in a negligible residual impact. 

15.143. Bat bricks would be incorporated within new buildings along the River Usk facing side of the 

Development. This would provide Site enhancement in terms of the provision of bat roosting 

opportunities within the Site (see bat section below). 

Bats 

15.144. Bats are not considered to be roosting within any of the buildings or trees within the Site boundary 

and therefore their removal during the demolition and construction phase would result in a 

negligible residual impact. However, if there is a significant period of time between this report and 

the proposed demolition, the buildings may deteriorate in condition and should be subject to an 

update survey to determine if the rating of the buildings has changed. 

15.145. With the implementation of an EMP, the residual effects on bats in relation to lighting during the 

construction phase are considered to result in a negligible impact. 

15.146. The construction phase has the potential to directly impact upon bats through loss of foraging and 

commuting habitat. However, given that the habitat on Site is considered sub-optimal and only low 

numbers of bats were recorded, it is considered that proposed tree planting along the eastern Site 

boundary would replace the commuting and foraging habitat for bats. As such, it is considered that 

the mitigation proposed would result in a negligible residual impact to bat foraging and commuting 

habitat during the demolition and construction phase. 

Birds 

15.147. To prevent direct mortality of breeding birds, clearance of the vegetation and demolition of the 

buildings would be undertaken, as far as practically possible, outside of the breeding bird season 

(March to August inclusive). Should clearance or demolition be required within this period, a 

watching brief by a suitably qualified ecologist would be undertaken to ensure that no birds are 

breeding in the structures prior to removal. This would ensure that there would be no impacts to 

breeding birds. Effects would be negligible. 

15.148. The habitat loss for breeding birds would be compensated for through the landscaping scheme and 

provision of bird boxes in the completed Development. 

Invertebrates 

15.149. The vegetation currently present at the Site is of negligible value to notable or protected species of 

invertebrate, however these habitats are considered to provide opportunities for common 

invertebrate species. As such, no mitigation is required. It is therefore considered that this would 

result in a negligible effects within the Site only relation to invertebrates during the demolition 

and construction phase. 



15.150. The residual effects upon the River Usk during the completed and operational phase of the 

Development have been discussed in detail in Appendix 15.3. 





15.151. There are no anticipated impacts to the River Usk SAC or other surrounding designated sites 

during the completed and operational phase of the Development and as such the residual effect is 

considered to be of negligible significance. 


Flora 

15.152. New habitats are proposed as part of the landscaping strategy. The implementation of an 

appropriate management regime of the new habitats would ensure their ecological value continues 

throughout the operational phase of the development. As such, it is considered that the residual 

impacts for the habitats at the Site would be negligible. 

Bats 

15.153. Through the incorporation of a number of measures, the lighting strategy would ensure that there is 

no additional significant effect on bats with regard to lighting. The provision of bat bricks would be 

included in the completed Development to create additional bat roosting opportunities on Site and 

therefore would result in a minor beneficial residual effects. 

Birds 

15.154. It is not predicted that there would be a significant increase in daytime human disturbance to cause 

an impact on breeding birds, owing to the current use of the Site being similar to the proposed 

Development. The provision of bird boxes would be included in the completed Development. As a 

result there would therefore be an operational effect of minor beneficial significance for birds as a 

result of the proposed Development. 


15.155. A number of potential and residual effects have been identified for the demolition and construction 

phases of the Development and once the Development is completed and operational. There would 

be no negative residual effects to ecological receptors as a result of the proposed Development. 

These are summarised below in Table 15.4. 


Issue Potential Effect Mitigation 

Residual 

Effect 


Designated Sites Minor Adverse Implementation of EMP Negligible 

Hardstanding Negligible None required Negligible 

Amenity 

Grassland 

Ornamental 

Planting 

Negligible 


Minor Adverse Replacement habitat Negligible 

Scattered Trees Minor Adverse Replacement habitat Negligible 

Buildings Minor Adverse 

Fauna 

Avoidance of demolition and construction 

activities within the bird breeding season, or 

the undertaking of an Ecological Watching 

Brief 




Ecology_HMB_071211_001.docx 

Negligible

Issue Potential Effect Mitigation 




Ecology_HMB_071211_001.docx 

Residual 

Effect 

Bats Minor Adverse Habitat replacement Negligible 

Birds Minor Adverse 

Habitat replacement 

Avoidance of demolition and construction 

activities within the bird breeding season, or 

the undertaking of an Ecological Watching 

Brief 

Negligible 

Invertebrates Negligible None required Negligible 


Designated Sites Negligible Implementation of EMP Negligible 


Amenity 

Grassland 

Ornamental 

Planting 

Negligible None required 

Negligible None required 

Negligible 

Negligible 

Scattered Trees Negligible None required Negligible 

Buildings Negligible None required Negligible 

Fauna 

Bats Minor adverse 

Birds Minor adverse 

Use of bat bricks and carefully designed 

lighting strategy 

Minor 

beneficial 

Appropriate provision of bird boxes Minor 

beneficial 


References 

1 

HMSO, 1981, The Wildlife and Countryside Act (WCA) 1981 (as amended) 

2 

HMSO, 2010, Habitats and Species Regulations 2010 (the ’Habitats Regulations) 

3 

HMSO, 1994, Conservation (Natural Habitats &c.) Regulations 1994 

4 

European Commission Environment, 1992, EC Directive on the Conservation of Natural 

Habitats and of Wild Flora and Fauna (92/43/EEC) 

5 

HMSO, 2000, The Countryside and Rights of Way Act 2000 (CRoW) 

6 

HMSO, 2006, Natural Environment and Rural Communities Act 2000 (NERC) 

7 

Welsh Government, 2011, Planning Policy Wales. [On-line], 

http://wales.gov.uk/topics/planning/policy/ppw/?lang=en 

8 

Welsh Government TAN 5: Nature Conservation and Planning. [On-line]. 

http://wales.gov.uk/topics/planning/policy/tans/?lang=en 

9 

Wales Biodiversity Partnership , 2010, The Wales Biodiversity Framework. 

10 

JNCC (2008). UK Biodiversity Action Plan: New List of Priority Species and Habitats. [On-line]. 

Available from http://www.ukbap.org.uk/NewPriorityList.aspx. 

11 

Newport City Council, 2006, Newport Unitary Development Plan. [On-line]. 


12 

Cymru D / S Wales-Newport Local Biodiversity Action Plan [On-line]. [On-line]. 

http://ukbars.defra.gov.uk/ 

13 

JNCC, 1990, NCC Standard ‘Phase 1’ and ‘Phase 2’ Survey

14 

Bat Conservation Trust, 2007, Good Practice Guidelines 

15 

Institution of Ecology and Environmental Management (IEEM), 2006, Ecology and 

Environmental Management guidelines for Ecological Impact Assessment (EcIA) 

16 

IUCN, 2009, IUCN Otter Specialists’ Recommendations for Environmental Impact 

Assessments. 

17 

R. Strachan, 1997, Water Voles. British Natural History Series 





16. Wind 

Introduction 

16.1. This Chapter assesses the potential effects of the proposed Development on the wind microclimate 

within and around the Site. The Chapter, and accompanying technical appendix (Technical 

Appendix 16.1), were written by RWDI with Waterman EED. New developments have the 

potential to change the way that wind blows through or around an area. New development also 

changes the way people move through or around an area. This assessment considers the 

potential wind microclimate in terms of its effect on pedestrian comfort. 

16.2. The wind microclimate is described in terms of the Lawson Comfort Criteria which are a familiar 

benchmark in the UK. Where appropriate, mitigation concepts are also described. 



Planning Policy Wales 2011 1 

16.3. There is no specific guidance on potential wind microclimate issues in the Planning Policy Wales 

2011 or in the Technical Advice Notes (TAN). 

Regional & Local Planning Policy 

Adopted Newport Unitary Development Plan (UDP) 1996 - 2011 2 

16.4. The adopted Newport UDP contains no guidance on the potential influence of development on 

wind microclimate except The New City Centre Masterplan - Draft Supplementary Planning 

Guidance (SPG): Section 13 (page 24): General Design Guidelines: paragraph 13.5: ‘… Use street 

trees as design features and help reduce the effect of wind … ’ 



16.5. Due to the height of the Development, it was considered that a desk-based assessment by an 

experienced, specialist wind engineering consultant would adequately identify, and quantify, the 

likely significant effects of the proposed Development on the wind microclimate. 

16.6. The assessment calculated the background wind climate for the Site and then considered the 

proposed building massing in the context of wind climate. The likely wind microclimate is classified 

in accordance with the widely accepted Lawson Comfort Criteria (see Table 16.1). The 

assessment considered both pedestrian comfort and the potential for strong winds. The main wind 

effects are expected within the Site and in the streets immediately surrounding the Site. 

Consequently, the key receptors would be pedestrians in these areas. 

16.7. The assessment does not account for landscaping or planting. This is a precautionary approach 

intended to present a worst-case assessment, as the presence of landscaping and/or planting 

would have a beneficial effect on wind microclimate at the Site. Where appropriate the beneficial 

effect of planting is addressed as a mitigation measure. 


Chapter 16: Wind - Page 1 

Z:\Projects\E12300\100\Reports\Working Drafts\ES\Volume 1 - ES Main Document\Ch.16 Wind\Newport Wind_FINAL_001.docx

Lawson Comfort Criteria 

16.8. The assessment of wind microclimate requires a ‘benchmark’ against which the conditions can be 

compared. The Lawson Comfort Criteria 3 have been established for over thirty years and have 

been widely used on building developments across the UK. The criteria take into account both the 

strength of the wind and the frequency with which certain wind speeds are exceeded. 

16.9. The Criteria (Table 16.1) set out six pedestrian activities and reflect the fact that less active pursuits 

require more benign wind conditions. The six categories are sitting, standing, entering/leaving a 

building, leisure walking, business walking and roadway/car park. For each of these categories, an 

upper threshold is defined, beyond which conditions are described as unacceptable for the stated 

activity. For example, if the wind speed exceeds Beaufort Force 4 (B4) for more than 4% of the 

time then the wind microclimate would be unsuitable for leisure walking. 

16.10. If conditions are below the threshold then they are described as tolerable (or suitable). It is 

expected that tolerable conditions would not affect the amenity of a location, whereas unacceptable 

wind conditions would lead to pedestrians not using an area for its intended purpose and 

complaints of wind nuisance. An unacceptable result implies that remedial action should be taken 

to mitigate wind conditions, or that the proposed pedestrian activity at that location should be redefined. 

16.11. The Criteria are derived for open air conditions where it is expected that pedestrians will be suitably 

dressed for the season. Table 16.2 presents the Beaufort (B) Land Scale for wind on land. 

Table 16.1: Lawson Comfort Criteria 

Pedestrian activity Threshold Description 

Car-park / Roadway B5 > 6% 

Business Walking B5 > 2% Purposeful walking 

Transient areas where people are not expected 

to linger 

Leisure Walking B4 > 4% Strolling 

Standing B3 > 6% Taxi drop-off / bus stop 

Entrance B3 > 6% Entering or exiting a building 

Sitting B3 > 1% Long-term sitting at a café or bench 

Table 16.2: Beaufort Land Scale 

Beaufort 

Force 

Hourly Mean Wind 

speed (m/s) 

Description of 

wind 

Noticeable Effect 

0 < 0.45 Calm Smoke rises vertically. 

1 0.45 - 1.55 Light Air 

2 1.55 - 3.35 Gentle Breeze 

Direction shown by smoke drift but not by 

vanes. 

Wind felt on face; leaves rustle; wind vane 

moves. 

3 3.35 - 5.60 Light Breeze Leaves & twigs in motion; wind extends a flag. 

4 5.60 - 8.25 

Moderate 

Breeze 

Raises dust and loose paper; small branches 

move. 

5 8.25 – 10.95 Fresh Breeze Small trees, in leaf, sway. 

6 10.95 - 14.10 Strong Breeze 

Large branches begin to move; telephone 

wires whistle. 

7 14.10 - 17.20 Near Gale Whole trees in motion. 




Beaufort 

Force 

Hourly Mean Wind 

speed (m/s) 

Description of 

wind 

Noticeable Effect 

8 17.20 - 20.80 Gale Twigs break off; personal progress impeded. 

9 20.80 - 24.35 Strong Gale 

10 24.35 - 28.40 Storm 

Slight structural damage; chimney pots 

removed. 

Trees uprooted; considerable structural 

damage. 

11 28.40 - 32.40 Violent Storm Damage is widespread; unusual in the U.K. 

12 > 32.40 Hurricane 

Strong Winds 

Countryside is devastated; only occurs in 

tropical countries. 

16.12. If wind speeds are sufficiently strong then they have the potential to hinder movement and in 

extreme cases blow pedestrians over. Lawson also recommended that strong winds should be 

reported separately from the comfort assessment. In this respect, if the wind speed exceeds 

Beaufort Force 6, 7, or 8 for more than 1 hour per annum, there may be a need for mitigation 

measures or a careful assessment of the expected use of that location, (e.g. whether it is it 

reasonable to expect elderly or very young pedestrians to be present at the location on the windiest 

day of the year). 

16.13. Experience has shown that when business walking and roadway conditions occur, the wind 

microclimate will also be characterised by occasional strong winds during the windiest season. 

Target / Desired Wind Microclimate 

16.14. The proposed Development comprises numerous retail units, a department store, cinema, 

restaurants and cafes and public open spaces. Typically, this would mean pedestrians would be 

strolling through the Development, walking in and out of the retail units or sitting in designated parts 

of the public spaces. In terms of the Lawson Comfort Criteria, this range of activities means that 

the wind microclimate would need to be suitable for a mix of leisure walking, standing/entering a 

building (standing/entrance) or sitting. 

16.15. The leisure walking and entrance classifications need to be met throughout the year, even during 

the windier winter season, because people will always need to walk around the Site and enter the 

buildings. 

16.16. The sitting classification would need to be met during the summer months when seating areas 

would be more frequently used. Note that achieving a sitting classification in the summer usually 

means that standing conditions would be achieved during the winter season when winds are 

stronger, unless there was some specific mitigation incorporated during the winter. The standing 

classification in the winter is usually acceptable and means that pedestrians would still be able to 

sit out on relatively calm days 

Seasonal Variation 

16.17. The technical assessment of wind microclimate was undertaken for the windiest season only. 

However, based on professional experience, the wind microclimate in the summer season would 

typically be 1 category calmer than that reported during the windiest season. For example, an area 

suitable for leisure walking in the windiest season would be suitable for standing in the summer 

because of the lighter winds that occur in the summer. 




16.18. The assessment of outdoor amenity areas considers conditions in the summer because these 

areas are more likely to be frequently used in the summer. The stronger winds that occur in the 

winter mean that, unless there is some additional mitigation included during the winter season, an 

amenity area suitable for sitting in the summer will become suitable for standing in the winter. 


16.19. The significance criteria do not incorporate an assessment of strong wind events and so, in line 

with the recommendations of Lawson, when strong winds are expected they are discussed and 

potential mitigation measures described separately. Strong winds tend to be associated with the 

business walking and roadway classifications. This means that areas where strong winds occur 

would usually require mitigation to enhance the wind microclimate in terms of both pedestrian 

comfort and the occurrence of occasional strong winds. 

16.20. The assessment of significance refers to the Lawson Comfort Criteria (Table 16.1). To determine 

the significance of the effect of the Development on the wind environment, comparison is made 

between the expected wind conditions and the desired pedestrian use of the Site. This 

assessment of significance takes into consideration the change in pedestrian use of the Site which 

typically accompanies development and is considered a more meaningful assessment than a direct 

comparison with the wind microclimate at the existing site. 

16.21. Effects can be beneficial, adverse or negligible and beneficial and adverse effects are classified as 

either of minor, moderate or major significance. A beneficial effect would imply that the wind 

microclimate was calmer than required for a specified pedestrian activity whereas an adverse effect 

implies that conditions would be windier than desired. Adverse effects would usually require 

mitigation. The following scale is used to define the significance criteria: 

• Substantial adverse: 3 categories windier than desired 

• Moderate adverse: 2 categories windier than desired 

• Minor adverse: 1 category windier than desired. 

• Negligible: wind microclimate equivalent to that desired 

• Minor beneficial: 1 category calmer than desired 

• Moderate beneficial: 2 categories calmer than desired 

• Substantial beneficial: 3 categories calmer than desired. 

16.22. As an example, if the wind microclimate in a part of the development was suitable for leisure 

walking, this would imply a minor adverse effect outside an entrance, a negligible effect if on a 

pedestrian thoroughfare or a major beneficial effect if in the middle of a road. 


Wind Climate 

16.23. The Meteorological (Met) Office supply joint frequency tables of wind speeds divided into ranges of 

the Beaufort (B) scale, and direction on a monthly and annual basis for 30 degree (°) sectors 

around the compass. These data have been corrected to standard conditions of 10 metres (m) 

above open flat level country terrain at sea level and indicate the directionality of the background 

wind climate for the region. The data for Rhoose Airport are presented for all seasons in Figure 

16.1. The wind rose shows a dominant westerly wind throughout the year but with a secondary 

wind from 60. 




‘Background Windiness’ at the Site 

16.24. The terrain roughness is unique to a site and is important because it influences the wind 

characteristics in each wind direction. Table 16.3 presents the ‘mean factors’ for the Site where the 

mean factor represents the ratio of wind speed on Site, at the stated reference height, as a fraction 

of the wind speed in open, flat countryside at a height of 10m. The mean factors for the Site at 2m 

ranged from 0.44 to 0.61 and the higher mean factors, which denote higher wind speeds, are 

attributed to the open spaces found to the north, east and southeast of the Site. 

16.25. Combining the mean factors with the meteorological data enables the ‘background windiness’ of 

the Site to be calculated at 2m above ground level. For the proposed Development, conditions 

would be suitable for standing/entrance use during the windiest season. 

Table 16.3: Mean Factors for Friars Walk at 2m and 10m Above Ground 

Wind 

Direction >> 

0 30 60 90 120 150 180 210 240 270 300 330 

2m 0.60 0.56 0.55 0.55 0.57 0.61 0.47 0.47 0.45 0.44 0.44 0.44 

10m 0.89 0.69 0.68 0.68 0.84 0.90 0.64 0.64 0.61 0.60 0.59 0.60 

Wind Microclimate at the Existing Site 

16.26. The existing buildings on the Site are low-rise with a similar profile to the majority of buildings in the 

immediate vicinity. 

16.27. The existing office building (Chartist Tower), on the west side of Upper Dock Street, is the tallest 

building in the area and is directly exposed to wind from all directions. However, because it is 

centrally located within the plot, the roofs of the buildings which front onto Commercial Street, Corn 

Street, Upper Dock Street and Austin Friars, act as a podium and prevent downdraughts from the 

tower directly affecting street level. 

16.28. Consequently, the wind speeds in the streets within and around the existing Site are expected to 

be suitable for either sitting or standing during the windiest season and predominantly suitable for 

sitting in the summer when winds are lighter. Strong winds, in excess of Beaufort Force 6, are not 

expected to occur because of the sitting and standing conditions expected around the existing Site. 



16.29. During demolition the Site will be progressively cleared which will increase the exposure of the 

Upper Dock Street buildings to winds from the easterly sector. The Site hoarding will provide 

localised shelter downwind of the hoarding. Consequently, Upper Dock Street and the streets 

which connect with Commercial Street, e.g. Austin Friars, are expected to become windier and 

suitable for standing in the windiest season. These potential effects are anticipated to be shortterm, 

temporary, local and of negligible significance at the entrances and minor beneficial 

significance on the streets. 

16.30. As construction continues the wind microclimate will progressively adjust to that described below 

for the completed Development. 





16.31. All the effects described below are considered to be long-term, permanent and local to the Site 

and its immediate environs. 

Commercial Street 

16.32. Commercial Street is a main retail street in the City and because of the ‘buffer’ of existing buildings 

that line the east side of Commercial Street, the wind microclimate on Commercial Street is 

expected to be unchanged by the proposed Development. The wind microclimate along 

Commercial Street is classified as suitable for standing/entrance use during the windiest season, 

an effect of minor beneficial significance on a pedestrian thoroughfare. 

Upper Dock Street 

16.33. Upper Dock Street is nominally aligned north to south. The height-to-width ratio of the street varies 

along its length but is in the of order 1.0. This means that the wind from the south westerly and 

north easterly sectors would tend to blow across Upper Dock Street with relatively little penetration 

down to pavement level. 

16.34. Wind from the east and southeast would be able to blow into John Frost Square and then along 

Upper Dock Street or Friars Lane, but the winds from these directions are neither frequent nor 

strong. The enclosure of the north end of Upper dock Street, adjacent to the existing tower, is 

expected to create leisure walking conditions in central parts of this street. 

16.35. The wind microclimate along Upper Dock Street is therefore expected to be suitable for 

standing/entrance use from John Frost Square to Austin Friars, a minor beneficial effect on a 

pedestrian thoroughfare and leisure walking from Austin Friars to Corn Street, a negligible effect. 

Friars Walk 

16.36. The main north-south part of Friars Walk would be sheltered from both the westerly and easterly 

prevailing winds because of its alignment and the roof canopy. The width of John Frost Square 

would be approximately twice the height of either the Cinema or the Friars Walk buildings. 

Consequently, when the wind blows from the south easterly quadrant, there would be intermittent 

gusting down beneath the canopy and into the southern end of Friars Walk. However, as shown in 

Figure 16.1, wind from this direction is neither strong nor frequent. 

16.37. The Upper Dock Street entrance to Friars Walk is aligned with Austin Friars. The existing 

buildings, on the west side of Commercial Street, would shelter Austin Friars from westerly winds, 

but channelling of roof-top winds towards the Upper Dock Street entry to Friars Walk is possible. 

The roof-top winds are expected to blow into Friars Walk at high level and so the upper level 

walkways would be windier than the ground level areas. 

16.38. At the upper level, the southern end of Friars Walk is anticipated to be suitable for leisure walking 

during the windiest season because of wind intermittently blowing in from the south easterly sector. 

As a pedestrian thoroughfare, this would represent negligible significance. 

16.39. The wind microclimate along the remaining parts of Friars Walk is expected to be suitable for 

standing at ground level and at the upper level during the windiest season. This would represent a 

minor beneficial significance. 




Corn Street 

16.40. The wind microclimate on Corn Street is expected to be suitable for standing/entrance use apart 

from the east end of the street which would be exposed to wind from the easterly sector 

channelling towards this corner. On the basis that Corn Street is predominantly a pedestrian 

thoroughfare, the significance of these effects is minor beneficial or negligible. 

John Frost Square & Usk Plaza 

16.41. As public amenity space is primarily used during the summer months, sitting conditions should be 

targeted during the summer. Unless there is specific mitigation during the winter, the stronger 

winds that occur would usually mean that these areas would be classified as suitable for standing 

in the winter. 

16.42. As shown on Figure 16.2, the curved, recessed zone, on the west side of the Usk Plaza would be 

sheltered from westerly winds and is expected to be suitable for sitting. Eastern areas of the Usk 

Plaza are more open and are therefore expected to be suitable for standing during the windiest 

season. However, it is expected that the Usk Plaza will be suitable for sitting in the summer. The 

significance of these effects is therefore negligible when assessed in terms of the desired 

pedestrian use of the Plaza in the summer. 

16.43. As shown in Figure 16.2, John Frost Square is anticipated to be suitable for standing in all parts of 

the Square during the windiest season. However, westerly winds and easterly winds are expected 

to blow through this space so that in the summer the plaza is expected to be suitable for sitting 

around its periphery and standing in central parts of the Square (this central area is denoted by the 

dashed line in Figure 16.2). The significance of these effects in the summer is negligible because 

the mix of sitting and standing conditions is considered suitable for the desired pedestrian use of 

the plaza. 

Bus Station 

16.44. The bus station would be at the lowest elevation on the Site and would be sheltered from the 

prevailing westerly winds by the buildings of the Friars Walk Development. Wind from the easterly 

quadrant would be channelled towards the bus station making the two corners of the buildings that 

surround the bus station relatively windy. However, the overall conditions are expected to be 

suitable for standing with leisure walking classifications at the external corners. 

16.45. The significance of these conditions is negligible at the windier corners, which people will walk 

past and negligible in the main bus station on the basis that is a large waiting area. 

Kingsway West 

16.46. The Kingsway West elevation would be sheltered from prevailing westerly winds and is also at a 

low level (+9.0m). The majority of this elevation would be relatively insensitive in terms of 

pedestrian use because it is a thoroughfare adjacent to a busy road. The cinema would be located 

at the southern end of the Kingsway West elevation and there is a taxi pick-up/drop-off point 

proposed where pedestrians would be expected to wait. This elevation of the Development would 

be sheltered from westerly winds, a significant factor in creating relatively calm conditions. 

16.47. The northeast corner of the cinema block is expected to be suitable for leisure walking because of 

the potential acceleration of wind around this corner. Other areas are expected to be suitable for 

standing during the windiest season. The conditions are therefore suitable for the desired 

pedestrian activities and resulting in an effect of negligible significance. 




Mitigation 


16.48. There are no adverse effects identified during demolition and construction and so no mitigation is 

required. 


16.49. There are no adverse effects identified as a result of the completed Development and so no 

mitigation is required. 



16.50. The residual effects during demolition and construction are, at worst, negligible, because the wind 

microclimate is anticipated to be suitable for the desired pedestrian use of the Site and 

surroundings. 


16.51. There are no recommendations for mitigation at the completed Development and so the residual 

effects are the same as the potential effects that is negligible to minor beneficial during the windiest 

months and negligible to moderate beneficial in the summer months. 


16.52. The potential and residual effects are summarised in Table 16.4 below. All potential effects for the 

completed Development are considered to be long-term, permanent and local to the Site and its 

immediate environs. 




Creation of an open and 

potentially windier Site 


Creation of winter 

conditions suitable for 

‘leisure walking’ on 

pedestrian thoroughfares 

at the Site. 



‘standing/entrance’ on 

pedestrian 

thoroughfares at the 

Site. 

Temporary, short term, 

local effect of 


None though Site 

hoarding will provide 

localised screening. 

Temporary, short 

term, local effect of 


beneficial significance. 



Creation of winter Negligible None required Negligible 




Description of Effect 


‘standing/entrance’ at 

entrances. 

Potential Effect Mitigation Residual Effect 

Creation of summer 


‘sitting’ on pedestrian 

thoroughfares. 



‘sitting’ at entrances. 



‘sitting’ in the Usk Plaza 

or John Frost Square. 







References 

1 Welsh Assemble Government, Planning Policy Wales, (2011) 

2 Newport Unitary Development Plan (1996 – 2011), Adopted Plan (2006) 

3 Lawson T.V., “Building Aerodynamics”, Imperial College Press, April 2001. [ISBN 1-86094-187-7] 




17. CCumulative 

Effec cts 

17.1. 

17.2. 

17.3. 

17.4. 

17.5. 

17.6. 

17.7. 

Introductioon 

TThis 

Chapterr 

presents an n assessmennt 

of the likely y cumulative e effects in reelation 

to the e interactionss 

bbetween 

the various env vironmental effects of th he Developm ment in isolaation, 

and th he combinedd 

eeffects 

of thee 

Developm ment with thoose 

arising from f other presently p or reasonably foreseeablee 

sschemes 

(heereafter 

referred 

to ‘Cumuulative 

Schem mes’). The Cumulative C SSchemes 

considered 

aree 

ssummarised 

below. 

TThe 

Chapterr 

was prepar red by Waterman 

Energy, 

Environment 

& Design 

with input from all thee 

sspecialists 

thhat 

undertook k the techniccal 

assessme ents. The as ssessment oof 

cumulative e effects wass 

informed 

by aall 

preceding g technical CChapters 

of th his Environm mental Statemment 

(ES) (C Chapters 7 too 

116), 

togetherr 

with additio onal qualitatiive 

and / or quantitative assessmennts 

provided by technicall 

ccontributors 

tto 

the EIA. 

AAssessmeent 

Method dology 

AAs 

noted witthin 

Chapter r 2: EIA Meethodology, 

this t Chapter considers ttwo 

types of f cumulativee 

eeffects: 

 

Type 1 Efffects: 

The combinationn 

of individu ual effects ( for examplee 

noise, dust 

and visuall 

effec cts) from onee 

developme ent on a particular 

receptoor; 

and 

 

Type 2 Efffects: 

Effects 

from sevveral 

develop pments, whic ch individually 

might be insignificant, , 

but when w considdered 

togethe er could crea ate a significaant 

cumulativ ve effect. 

TType 

1 Effeects 

TType 

1 cumulative 

effec cts were ideentified 

and qualitatively assessed uusing 

the fin ndings of alll 

ttechnical 

asssessments 

of 

this ES, toggether 

with professional judgement. Where likely 

significantt 

rresidual 

effeccts 

were iden ntified, consiideration 

was s given to their 

potential for combinin ng with otherr 

ssignificant 

efffects 

in relation 

to a nummber 

of potentially 

sensitiv ve receptors. . 

TThe 

combineed 

effects of different typpes 

of effect, 

or effect interactions 

fro rom the Deve elopment onn 

pparticular 

recceptors 

were e only considdered 

for the demolition and a construcction 

works and a not oncee 

tthe 

Developmment 

is completed. 

Thiss 

is because e the greates st likelihood oof 

effect inte eraction, andd 

hhence 

significant 

adverse e effects, woould 

arise du uring the dem molition andd 

construction n works, nott 

oonce 

the Devvelopment 

is completed aand 

occupied d. 

SSome 

of thee 

likely sign nificant residdual 

effects s, such as those relatinng 

to socio o-economics, , 

aarchaeology, 

, ground con nditions and contamination, 

surface water drainnage 

and flood 

risk, andd 

wwind, 

would not interact to give rise to Type 1 effects. e As such, s they aare 

not given n any furtherr 

cconsiderationn 

in the assessment 

of Tyype 

1 Effects s. 

TType 

2 Effeects 

In 

summary, a set of spe ecific criteriaa 

were established 

to ide entify the Cummulative 

Sch hemes to bee 

included 

withhin 

the asses ssment of Type 

2 cumulative 

effects. The criteria were as follo ows: 

• Schemes must be within 

1km of thhe 

Site 

• Schemes must have valid v planningg 

permission n or be ‘reaso onably foreseeeable’; 

and 

• Schemes must provide 

at least: 

FFriars 

Walk, Ne ewport 

Chapter 188: 

Cumulative Effects E - Page 1

17.8. 

17.9. 

− 10,0000m 

2 Gross External 

Areaa 

(GEA) of ne ew floorspace e; or 

− 200m 2 

GEA of new w floorspace and give rise 

to significa ant effects orr 

introduce new 

sensitivee 

recepttors 

to the area. 

NNewport 

Cityy 

Council (NC CC) was connsulted 

to ag gree confirm the schemees 

which mee et the abovee 

ccriteria 

as paart 

of the EIA A Scoping Sttudy. 

The Cumulative C Schemes S thatt 

were agree ed with NCCC 

aare 

set out inn 

Table 17.1 below. 

TTable 

17.1 

Proposal 

Phase 3 Cityy 

Vizion – 

Rodney Paraade 

Former Newpport 

Arts 

College 

Cambrian Ceentre 

Rodney Paraade 

Rugby 

Ground 

Cumulati ive Schemess 

that were agreed a with NCC N 

Descriptionn 

Application RRef: 

07/1164 – Outline planning 

applicatioon 

for the con nstruction of 

the Phase II & III developm ment of Unive ersity of Waless 

Newport’s Ci ity Centre 

Phase II & IIII 

University of 

Campus, loccated 

on Usk Way W directly adjacent a to thee 

River Usk, some 

200m to 

Wales Newport 

the south-eaast 

of the Site. . Phase II is to o comprise teaaching 

accom mmodation, 

the function of Phase III will w be refined in the reserveed 

matters app plication. 


07/0055 – Outline planning 

applicatioon 

for the con nstruction of 

apartments and houses. A number of Phases P have bbeen 

built out. 

However, 

Phase 3 is uundergoing 

a redesign r and shall s be subjeect 

to a further reserved 

matters application. 

It wa as assumed that 

apartment bblocks 

will be constructed 

for the purpooses 

of the cu umulative asse essment. The e site is located d on the 

eastern bank 

of the River Usk, some 30 00m from the SSite. 


03/0804 – Conversion of the listed FFormer 

Arts Co ollege 

building on CClarence 

Plac ce to provide 66 6 apartmentss. 

Located on Clarence 

Place, approoximately 

400m 

to the north h-east of the SSite, 

to the eas st of the River 

Usk. 


11/0053. Application fo or planning peermission 

has been made 

for the redevvelopment 

of the t existing Ca ambrian Centrre 

to provide a 6 storey 

office develoopment, 

with the t partial dem molition and reeconfiguration 

of existing 

retail and leiisure 

units. The 

Cambrian Centre C site is located appro oximately 

200m to the north-west of f the Site. 


06/0689 – This applica ation for the reedevelopment 

of the 

Rodney Parrade 

rugby gro ound to deliver r a new 15,0000 

seat stadium m, 472 

residential aapartments, 

11 10 student flats 

(546 beds) aand 

ancillary facilities f has 

been approvved. 

The work ks are being completed c in sstages, 

with the 

first works, 

the construcction 

of the new w stadium well 

progressed. . 

TType 

2 Effects 

are asse essed in thiis 

Chapter for f each of the environmental 

topic cs assessedd 

( (Chapters 7 to 16). The 

likely signnificance 

of the cumulat tive effects iidentified 

wa as assessedd 

tthrough 

a coombination 

of o quantitativve 

modelling and by app plying professsional 

judge ement to thee 

ppredicted 

sccale 

and ma agnitude of effects. Where W cumu ulative effeccts 

are not anticipated, , 

justification 

iss 

provided. The T significaance 

of the cumulative c ef ffects was deetermined 

in line with thee 

ggeneric 

criterria 

set out in Chapter 2: EIA Methodology. 

As su uch, adversee, 

negligible or beneficiall 

eeffects 

were identified as being of minnor, 

moderat te or substan ntial significance. 

17.10. OOnly 

the likkely 

residua al effects off 

the comp pleted Deve elopment weere 

considered 

for thee 

aassessment 

of Type 2 ef ffects. In otther 

words, mitigation m as s set out in tthe 

technical l chapters off 

tthis 

ES was assumed to be in place. It was also assumed th hat Cumulativve 

Schemes s would havee 

ttheir 

own siite-specific 

Environment 

E tal Managem ment Plans (EMPs) in order to minimise m thee 

ppotential 

adverse 

envir ronmental eeffects 

of th heir construction 

workss 

(refer to Chapter 6: : 

DDevelopment 

Programme e, Demolitionn 

and Constr ruction). 

FFriars 


Chapter 188: 


AAssessmeent 

of Type 

1 Effectss 

17.11. TThe 

potential 

Type 1 effe ects for varioous 

sensitive receptors (id dentified in CChapter 

3: Existing E Landd 

UUses 

and Activities 

and d illustrated on Figure 3.1) 3 are liste ed in Table 17.3 below w. To avoidd 

rrepetition, 

thee 

sensitive receptors r weere 

grouped together acc cording to lannd 

use and / or receptorr 

ttype. 

17.12. TThe 

predicteed 

effect inte eractions arrising 

from a combinatio on of traffic, dust, noise e and visuall 

eeffects 

are seet 

out for the e main phasees 

of demolit tion and construction 

as identified within 

Chapterr 

66: 

Developmment 

Progra amme, Demmolition 

and Construction. 

Where effect inter ractions aree 

cconsidered 

uunlikely 

to occ cur during a particular co onstruction phase, 

this is also stated. 

TTable 

17.2: PPotential 

Effe ect Interactions 

during De emolition and d Constructioon 

(Type 1 Effects) E 

Site 

Sensitive Reeceptors 

preparation 

p 

an nd enabling 

works 

Existing residdents 

Visitors to Neewport 

Library 

Users of Newwport 

Centre 

Shoppers and 

Visitors 

to Newport, 

particularly 

Commercial SStreet 

and the Kingssway 

Centre 

Workers in exxisting 

offices and shops 

surrounding tthe 

Site 

Cyclists, pedestrians 

and other roaad 

users 

in local area. 

Users of the 

station 

River Usk 

bus 

(T) 

(T), Vis 

(T) 

(T), Vis 

(T), Vis 

(T) 

(T) 

(D) 

KKey: 

D = Adverse 

dust effe ects 

N = Adverse 

noise ef ffects 

V = Addverse 

vibration n effects 

T = Trraffic 

Vis = AAdverse 

visual effects 

= Noo 

effects likely 

( ) = VVery 

minor effec cts anticipated 

Demoli ition and Con nstruction Phhases 

Demolition n 

and Site 

preparation n 

(D), (N),(V), , (D), (N) , 

(T) (V),( T) ) 

D, N, (V), 

(T), Vis 

(D), (N),(V), , (D), (N),(V V), 

(T), Vis (T), Vis s 

D, N, (V), 

(T), Vis 

D, N, (V), 

(T), Vis 

(T). (D), (N) , (T). (D), (N N), (T). (D) ), (N), 

Vis 

Vis 

Viss 

T 

(D) 

Piling an nd 

substructur 

re 

construction 

D, N, (V), 

(T), Vis s 

D, N, (V), 

(T), Vis s 

D, N, (V), 

(T), Vis s 

17.13. TTable 

17.3 sshows 

that th here is the ppotential 

for some s effect interactions to take plac ce during thee 

ddemolition 

annd 

constructi ion works, allthough 

these 

would generally 

be resstricted 

to rel latively shortt 

pperiods. 

Thee 

majority of f interactionss 

would arise e from a com mbination of ttransport-related 

effects, , 

FFriars 


Chapter 188: 

Cumulative Effects E - Page 3 

T 

(D) 

Supeer 

structture 

construuction 

(D), (N), 

(V) 

(T), VVis 

D, (N), , (V), 

(T), VVis 

(D), (N),(V), 

(T), VVis 

D, (N), , (V), 

(T), VVis 

D, (N), , (V), 

(T), VVis 

T 

Fit-ou ut 

(T) 

(T) 

(T) 

(T) 

(T) 

(T) 

(T) 

(D) ) (D) 

Soft and 

hard 

landscap 

ing 

(T) 

(T) 

(T) 

(T) 

(T) 

(T) 

(T) 

(D)

ffor 

example from passin ng HGVs, nooise 

and vib bration from plant and vvehicles, 

dus st from workk 

ffaces 

and vehicle 

exhaus st emissions. . 

17.14. AAs 

discussedd 

within Cha apter 6: Deve velopment Pr rogramme, Demolition D annd 

Construc ction, a EMPP 

wwould 

be impplemented 

during 

the construction 

ph hase to prov vide a mechaanism 

for mo onitoring andd 

mminimising 

thhe 

effects of o constructioon 

works on n surrounding 

receptors. . All effect interactionss 

aassociated 

wwith 

the const truction phasse 

of the proposed 

Development 

wouuld 

be temporary. 

AAssessmeent 

of Type 

2 Effectss 

17.15. TThe 

followingg 

paragraphs 

provide ann 

assessment 

of the like ely cumulativve 

effects anticipated 

too 

aarise 

as a ressult 

of the De evelopment iin 

combinatio on those aris sing from thee 

Cumulative Schemes. 

SSocio 

Ecoonomics 

DDemolition 

and Cons struction 

17.16. TThe 

socio-ecconomic 

effects 

from connstruction 

of the Cumulat tive Schemees 

are difficult 

to quantifyy 

in 

any meanningful 

way. However, at a genera al level it would 

be exppected 

that employmentt 

ggenerated 

frrom 

the con nstruction phhase 

of the e Cumulative e Schemes would bring g effects off 

mmoderate 

beeneficial 

significance 

at a local and district d level. 

CCompletedd 

Developm ment 

17.17. In 

isolation, the effects s of the prooposed 

Dev velopment would w likely be of majo or beneficiall 

ssignificance 

aat 

a local and 

district levvel, 

and moderate 

benefic cial at the reegional 

level with respectt 

tto 

expendituure, 

regenera ation and employment 

opportunities s. The Cummulative 

De evelopments, , 

ccomprising 

office, educ cation and retail uses would, wh hen consideered 

togethe er with thee 

DDevelopment, 

make a significant ccontribution 

towards the 

regenerattion 

of New wport. Thee 

ccumulative 

eeffects 

in te erms of exppenditure, 

re egeneration and employyment 

opportunities 

aree 

cconsidered 

too 

be of maj jor beneficiaal 

significance 

at a loca al and distriict 

level, and 

moderatee 

bbeneficial 

att 

the regiona al level. 

TTransportation 

and Access 

DDemolition 


17.18. CConsidering 

the close proximity p of the Univers sity of Wales 

Newport PPhase 

II an nd Phase IIII 

ddevelopmentts, 

there is th he potential for cumulative 

effects in n the event oof 

the works overlappingg 

wwith 

those off 

the Develo opment. It iss 

expected that 

demolitio on and consstruction 

traff fic routes forr 

eeach 

of the CCumulative 

Schemes S woould 

be agreed 

with NCC C. Thus trafffic 

could be re-routed too 

mminimise 

or avoid potent tial effects iff 

the scheme es were to be b constructeed 

at the sa ame time. Itt 

sshould 

be nooted 

that the Site and thee 

University of Wales Ne ewport develoopment 

are both locatedd 

aadjacent 

to tthe 

Kingsway y / Usk Wayy, 

which prov vides a suita able route too 

both the M4 M motorwayy 

aand 

the Newwport 

Southe ern Distributoor 

Road; enabling 

const truction traffi fic to avoid Newport N cityy 

ccentre. 

17.19. AAs 

set out in Chapter 8: Transportattion 

and Ac ccess, neglig gible effects aare 

predicted d as a resultt 

oof 

the trafficc 

levels like ely to be geenerated 

by y demolition and constrruction. 

As ssuming thee 

cconstruction 

of the close est Cumulativve 

Schemes s overlap, th he effects asssociated 

wit th increasedd 

ddemolition 

aand 

construc ction traffic could reaso onably be expected 

to be negligib ble with thee 

implementation 

of constru uction traffic managemen nt plans at ea ach site. 

FFriars 


Chapter 188: 


CCompletedd 

Developm ment 

17.20. TThe 

Transpoort 

Assessme ent for the DDevelopment 

(Appendix 8.1), 8 consideered 

the ope ening year off 

tthe 

Development 

as 2015. 

The mmodelling 

of traffic flows included pprojected 

flow ws from thee 

CCumulative 

SSchemes 

as s agreed witth 

NCC. It was conclu uded that whhilst 

there would w be ann 

increase 

in vvehicle 

movements, 

evenn 

in the absence 

of any highways 

impprovements, 

the highwayy 

nnetwork 

would 

satisfactor rily accommoodate. 

There efore, the likely 

cumulativve 

effect of the 

predictedd 

ggrowth 

in trafffic 

would comprise 

a neggligible 

effect. 

17.21. TThe 

Developpment 

is pred dicted to resuult 

in a mino or beneficial effect as a re result of prov viding furtherr 

ccar 

parking ccapacity 

with hin the city ccentre. 

How wever, the cu umulative scchemes, 

in particular p thee 

UUniversity 

off 

Wales New wport Phasees 

II & III, would w result in higher uutilisation 

of car parkingg 

ffacilities. 

Thherefore, 

the e likely cumuulative 

effec ct on city centre 

car parrking 

would at worst bee 

nnegligible. 

AAir 

Qualityy 

DDemolition 


17.22. TThe 

principaal 

potential adverse a consstruction 

effe ect is dust. Owing to thhe 

typical dispersal 

andd 

ddeposition 

raates 

of dust t over distance 

(see Chapter 

9: Air 

Quality), there are a number off 

sschemes 

thaat 

could resu ult in cumulaative 

effects in combination 

with thee 

Developme ent becausee 

tthey 

are locaated 

within 100m 

of the SSite, 

or the River R Usk. In I particular, , the Univers sity of Waless 

NNewport 

Phaases 

II and III, 

Phase 3 CCity 

Vizion an nd the Rodne ey Parade deevelopment. 

In the worstt 

ccase 

scenario 

that the co onstruction phhases 

of these 

schemes were to overlap, 

it is con nsidered thatt 

tthere 

would be a tempo orary, shortt-term 

adver rse effect of f minor signnificance 

with 

respect too 

ddust 

at nearbby 

residential 

receptors aand 

the River r Usk. 

17.23. EExhaust 

emiissions 

from m the combinned 

construction 

traffic of the Cummulative 

Sch hemes couldd 

ccause 

adversse 

cumulativ ve local air qquality 

effect ts, although this would ddepend 

on the t extent too 

wwhich 

the scchemes 

over rlap. Given the locations 

of the Cum mulative Schhemes 

and the t relativelyy 

limited 

numbber 

of constr ruction vehiccle 

movemen nts that would 

likely occcur, 

it is unlik kely that thee 

ssame 

constrruction 

traffic c routes wouuld 

be used. 

It is assu umed that coonstruction 

traffic t routess 

wwould 

be agrreed 

with NC CC as part off 

construction n traffic management 

plaans. 

Therefo ore, the likelyy 

ccumulative 

efffect 

of construction 

traffiic 

would be negligible. n 

CCompletedd 

Developm ment 

17.24. TThe 

air quallity 

assessm ment was based 

on the traffic data used in thee 

Transport Assessmentt 

( (Volume 3b) . In order th hat a suitablly 

conservat tive assessm ment was preesented, 

the 2015 trafficc 

ddata 

for the ccompleted 

Development 

D t included the e predicted growth g on thhe 

network, including 

thee 

CConsented 

SSchemes 

as agreed a with NCC. The likely 

cumula ative air qualiity 

effects de etermined forr 

tthe 

Developmment 

would therefore 

be as stated in Chapter 9: Air A Quality, namely 

neglig gible effectss 

wwith 

respect to PM10 at all a sensitive receptors, and 

an adver rse effect of f minor significance 

at a 

ssmall 

number 

of sensitive e receptors ssurrounding 

and a on the Site. S 

FFriars 


Chapter 188: 


NNoise 

andd 

Vibration n 

DDemolition 


17.25. GGiven 

the cloose 

proximity 

of the perrmitted 

Cumu ulative Schemes, 

most nnotably 

the University U off 

WWales 

Newport 

Phases II 

and III, there 

is the potential 

to generate 

cumulaative 

effects in the eventt 

oof 

the works occurring at the same timme 

as those for the Deve elopment. 

17.26. SShould 

signifficant 

noise generating g activities 

occu ur at the sam me time theree 

is the poten ntial for shortt 

tto 

medium teerm, 

modera ate adverse effects. How wever, the implementation 

of EMPs s for all sitess 

sshould 

providde 

suitable working w methhods 

and liaison 

between n project teaams 

to reduce 

this effect. . 

TTherefore, 

thhe 

likely cumulative 

effeccts 

of demolit tion and construction 

acttivities 

would d be short too 

mmedium 

termm, 

adverse and a of minorr 

significance e. 

17.27. In 

common wwith 

the likely y cumulative air quality ef ffects describ bed above, itt 

is anticipated 

that evenn 

in 

the worst- case scenar rio of the University 

of Wales W Newpo ort developmment 

being pr rogressed att 

tthe 

same time 

as the Developmennt, 

the cum mulative effect 

of constrruction 

traffic 

would bee 

ttemporary 

mminor 

adverse e. However, , it is unlikely y that the sa ame construcction 

traffic routes r wouldd 

bbe 

used andd 

it is assumed 

that consstruction 

traf ffic routes wo ould be agreeed 

with NCC 

as part off 

cconstruction 

traffic mana agement planns. 

Therefo ore, the likely 

cumulativee 

effects of constructionn 

ttraffic 

would be negligibl le. 

CCompletedd 

Developm ment 

17.28. WWith 

regardss 

to traffic noise, 

the nooise 

assessm ment was ba ased on the traffic data used in thee 

TTransport 

Asssessment. 

As A stated in tthe 

Transportation 

and Access A sectioon 

above, the 

traffic dataa 

included 

trafffic 

likely to be b generatedd 

by the Cum mulative Schemes. 

The cumulative noise n effectss 

wwould 

therefoore 

be as stated 

in Chappter 

10: Nois se and Vibra ation, namelyy 

negligible at sensitivee 

rreceptors 

on or close to the 

Developmment. 

17.29. AAll 

other poteential 

noise and vibratioon 

effects we ere considere ed likely to hhave 

a negligible 

effectt 

aafter 

mitigatioon. 

Therefor re, the likely cumulative effects e of noise 

or vibratioon 


GGround 

Coonditions 

and Conttamination 

n 

DDemolition 


17.30. GGround 

condditions 

and contaminatio 

c 

n effects are e typically site-specific 

isssues. 

The potential forr 

ccontaminatioon 

on each site s would bee 

identified and a further action a taken as necessary 

to ensuree 

tthe 

sites aree 

‘suitable fo or use’ in acccordance 

with 

Part IIA of o the Enviroonmental 

Pr rotection Actt 

11990. 

Conssequently, 

a general oveerall 

improve ement in gro ound conditiions 

would be b expectedd 

tthrough 

remmediation 

prio or to develoopment 

takin ng place in line with rregulatory 

re equirements. . 

TTherefore, 

thhe 

likely cu umulative eff ffects of gro ound conditions 

and coontamination 

during thee 

ddemolition 

annd 

construction 

phases wwould 

be neg gligible. 

CCompletedd 

Developm ment 

17.31. AAs 

previouslyy 

noted, grou und conditionns 

and conta amination effe ects are typiccally 

site-spe ecific issues. . 

CConsequently, 

it is anticipated 

thaat 

there would 

be no cumulative ground con nditions andd 


effects. Therefore, the likely cumulative effects of ground con nditions andd 


associated d with the completed 

Dev velopment wo ould be neglligible. 

FFriars 


Chapter 188: 


SSurface 

WWater 

Reso ources andd 

Flood Risk R 

DDemolition 


17.32. TThe 

main cuumulative 

eff fects during the constru uction phase would be a temporary increase inn 

ssurface 

wateer 

runoff and a reduction iin 

groundwater 

and surfa ace water quuality 

during construction. 

c . 

TThis 

would hhave 

an indirect 

effect oon 

the surrou unding area which wouldd 

be conside ered to be a 

ttemporary 

nnegligible 

to minor adveerse 

effect. However, it is assuumed 

that the 

adjacentt 

CCumulative 

SSchemes 

wo ould also impplement 

EMPs 

which should 

include control of surface 

waterr 

vvolumes. 

Thherefore, 

the likely cumulaative 

effects on groundwater 

and surf rface water quality q duringg 

tthe 

demolitioon 

and constr ruction phasees 


17.33. OOwing 

to thee 

nature of Site operatioons 

there is s the potential 

for pollutiion 

events, such as thee 

rrelease 

of silt-contaminated 

waters oor 

chemicals. 

In the unlikely 

event oof 

such even nts occurringg 

wwithin 

the Cumulative 

Sc chemes at tthe 

same tim me, a short term, tempoorary 

minor to moderatee 

aadverse 

effect 

upon the receiving wwatercourses 

would arise e. However, , it is anticip pated that alll 

cconstruction 

works would d be operateed 

in accorda ance with best 

practice, aand 

that EMPs 

would bee 

implementedd. 

This should 

serve to mminimise 

the risk of pollu ution events ooccurring, 

an nd provide a 

ssuitable 

spill response in n the event there is a pollution p event. 

Therefore, 

the likely y cumulativee 

eeffects 

of poollution 

event ts on grounddwater 

and surface wate er quality duuring 

the demolition 

andd 

cconstruction 

phases would 

be short tterm 

negligi ible to adver rse and of mminor 

signific cance. 

CCompletedd 

Developm ment 

17.34. TThe 

Flood Consequence 

Assessmennt 

for the Dev velopment was w based onn 

the assumption 

that alll 

ppermitted 

schhemes 

were approved byy 

Environment 

Agency Wales. W By deefinition, 

this would meann 

tthat 

each schheme 

in isola ation and toggether, 

would 

not result in an unacceeptable 

incre ease in floodd 

rrisk. 

Similarrly, 

in line with 

planning policy, environmental 

co ontrols on thhe 

Cumulativ ve Schemess 

wwould 

need tto 

ensure that 

sufficient surface water 

attenuatio on is achieveed. 

Therefore, 

the likelyy 

ccumulative 

effect 

on surfa ace water ruunoff, 

the cap pacity of loca al surface waater 

sewers and a resultingg 

fflood 

risk woould 

be negligible 

and ccould 

well be e beneficial and of minnor 

significan nce becausee 

pplanning 

policy 

requires an a improvemment 

in surfac ce water atte enuation to bee 

delivered. 

17.35. It 

was also aassumed 

tha at as for thee 


D t, the enviroonmental 

con ntrols on thee 

CCumulative 

SSchemes 

wo ould ensure that the cap pacity of the drainage neetwork 

(primarily 

local too 

tthe 

sites) would 

be able to t accept antticipated 

the quantum of foul water diischarge. 

Th herefore, thee 

likely 

cumulaative 

effects on foul watter 

discharge 

and the risk 

of foul wwater 

floodin ng would bee 

nnegligible. 

In any ev vent, the loocal 

drainage 

infrastructure 

would likely be upgraded u too 

aaccommodatte 

the Cumul lative Schemmes. 

17.36. AAs 

with the pproposed 

De evelopment, the Cumula ative Scheme es would inccrease 

the lo ocal demandd 

ffor 

potable wwater. 

It is expected e thaat 

for all dev velopments, discussions 

d 

would be he eld with Dŵrr 

CCymru 

Welsh 

Water to ensure that there is suf fficient supp ply capacity. In addition n, as for thee 

DDevelopment, 

it is expe ected that inn 

line with planning p policy 

the Cummulative 

Sche emes wouldd 

include 

wateer-saving 

me easures to reeduce 

water r consumptio on. Thereforre, 


eeffects 

on loccal 

potable water w supply wwould 

be ne egligible. 

17.37. TThe 

proposed 

Development 

would innclude 

measu ures, such as 

SuDS or ooil 

interceptor rs, to protectt 

ssurface 

wateer 

quality prio or to dischargge 

to the sur rface water sewer. s It is aassumed 

tha at in line withh 

ggood 

practicee, 

the Cumu ulative Schemmes 

would also a incorpor rate similar pprotection 

me easures andd 

tthat 

like the DDevelopment, 

they wouldd 

not dischar rge surface water w runoff ddirectly 

to the 

River Usk. . 

TTherefore, 

thhe 


effectts 

on surface e water quality 

would be nnegligible. 

FFriars 


Chapter 188: 


TTownscappe 

and Vis sual Effectts 

DDemolition 


17.38. TThe 

proximityy 

and extent of the Cumuulative 

Schem mes means that, t should ssome 

or all coincide c withh 

tthe 

demolitioon 

and constr ruction withinn 

the Site, th he presence of constructiion 

within the e townscapee 

aand 

visual amenity 

would 

be appareent. 

Howeve er, this is most 

likely to be noticeab ble in middlee 

ddistance 

pannoramic 

view ws of the ccity 

where all a developm ments are vvisible, 

and not acutelyy 

pprominent 

in local enviro ons where bbuilt 

form ob bscures such h effects. AAs 

previously y noted, thee 

ppresence 

of cconstruction 

should be vviewed 

in a positive p light as it is a tanngible 

sign of o investmentt 

aand 

regeneraation, 

although 

some dissruption 

to ch haracter and d visual ameenity 

would be b inevitable. . 

TTherefore, 

tthe 

likely cumulative c 

ttownscape 

character c and 

visual aamenity 

effe ects of thee 

cconstruction 

and demolit tion phases would be direct, 

short-term 

negliggible 

to adv verse and off 

mminor 

significance. 

CCompletedd 

Developm ment 

17.39. TThe 

Developpment 

and th he Cumulativve 

Schemes would creat te new areass 

of characte er within thee 

eexisting 

fabriic 

and new landmark buuildings 

withi in local view ws, reflecting the regeneration 

of thee 

wwaterfront 

annd 

Newport city c centre aas 

a whole. Such extens sive regenera ration of curr rently vacantt 

laand 

and jaded 

character r is considerred 

to be beneficial 

whils st the creatioon 

of new bu uilt form andd 

aareas 

of pubblic 

space will w add diverrsity 

and inte erest to view ws. Therefoore, 


ttownscape 

character 

and d visual ameenity 

effects of o the completed 

schemee 

would be direct, d long- 

tterm 

beneficcial 

and of high 

significaance. 

AArchaeoloogy 

and Built 

Heritaage 

DDemolition 


17.40. AArchaeologiccal 

effects ar re typically site-specific 

is ssues. Cons sequently, it is anticipate ed that theree 

wwould 

be no cumulative effects resullting 

from the e interaction of the Deveelopment 

wit th any of thee 

CCumulative 

SSchemes. 

17.41. GGiven 

the distance of the Cumuulative 

Sche emes from the Develoopment, 

no 

aarchaeologiccal 

effects wo ould arise. 

17.42. TTherefore, 

thhe 


effectts 

of demolit tion and cons struction phaases 

on archaeology 

andd 

bbuilt 

heritagee 

would be ne egligible. 

CCompletedd 

Developm ment 

17.43. AAs 

previouslyy 

noted, arc chaeological effects are typically site e-specific isssues. 

Conseq quently, it iss 

aanticipated 

tthat 

there would w be noo 

cumulative e effects resulting 

fromm 

the interac ction of thee 

DDevelopment 

with any of the Cumulattive 

Scheme es. 

17.44. TTherefore, 

thhe 

likely cum mulative effeects 

of com mpleted Deve elopment onn 

archaeolog gy and builtt 

hheritage 

wouuld 

be neglig gible. 

FFriars 


Chapter 188: 

Cumulative Effects E - Page 8 

cumulativee

WWind 

DDemolition 


17.45. DDuring 

the cconstruction 

works theree 

would be no public ac ccess on thhe 

Site or to o any of thee 

CCumulative 

SScheme 

sites s, with only cconstruction 

personnel present. p Theerefore, 

the sensitivity off 

rreceptors 

woould 

be redu uced and thhe 

expected wind condit tions would be unlikely to generatee 

ssignificant 

addverse 

effects 

during the construction n work. Ther refore, the likkely 

cumulati ive effects off 

tthe 

demolitioon 

and constr ruction phasees 

on the loc cal wind micr roclimate would 

be negligible. 

CCompletedd 

Developm ment 

17.46. GGiven 

the distance 

of se eparation of the Cumulative 

Scheme es from the Developmen nt, wind floww 

interaction 

oonce 

all the e buildings are completed 

would be unlikely. Therefore e, the likelyy 

ccumulative 

eeffects 

of th he completedd 

Developm ment on the local wind microclimat te would bee 

nnegligible. 

FFriars 


Chapter 188: 


18. Summary of Likely Residual Effects 

Introduction 

18.1. The likely residual effects of the Development, following implementation of the proposed 

mitigation measures, are assessed in the preceding Chapters of this Environmental Statement. 

Each Chapter contains a detailed assessment of the residual effects. However, for ease of 

reference a summary of the main effects of the Development have been set out in Table 18.1. 

The significance criteria used are defined in Chapter 2: EIA Methodology, and where required this 

is supplemented in the relevant technical Chapter. 

18.2. This EIA was undertaken in parallel with the design process. As a consequence, many measures 

to mitigate potential adverse environmental effects are incorporated into the scheme design in 

order to avoid, reduce or offset such effects. 

18.3. With respect to the management of the construction process, it is intended that a Construction 

Environmental Management Plan (CEMP), as outlined in Chapter 6: Development Programme, 

Demolition and Construction, would be prepared and implemented. This is an established 

method of controlling and minimising environmental effects arising from demolition and 

construction activities, and would serve to reduce adverse environmental effects such as noise 

and vibration, dust, and the risk of surface and groundwater pollution. The CEMP would also 

control and manage hours of work, traffic routing and access, the protection of archaeological 

resources and protected species, and the generation and disposal of waste. In addition, the 

CEMP would include monitoring and reporting requirements. It is anticipated that certain aspects 

of the CEMP and other mitigation measures identified would be secured by appropriate planning 

obligations or conditions. 

Table 18.1: Likely Residual Effects of the Development 



Loss of existing retail 

space and displacement 

of employment 

Loss of local spend 

Direct and indirect 

construction 

employment 


Employment 

opportunities 



significance, with 



levels 






levels 


beneficial effect at local 


negligible effect at 

regional level 


district effect of major 

beneficial significance 

SOCIO-ECONOMICS 

More retail space to be 

provided in new 

Development in the 

medium term 

Construction spend will 

mitigate, no further 

mitigation required 


Chapter 18: Summary of Effects - Page 1 

Negligible effect at all 

levels in medium to 

long term 

Short term effect 

negligible at local, 


levels 

None required Short term moderate 

beneficial effect at local 


negligible effect at 

regional level 

None required Long term, local and 


beneficial significance


Expenditure 

Regeneration 


Increased demolition 

and construction vehicle 

traffic flows on the local 

highway network 


Additional vehicular trips 

generated by the 

Development 


pedestrians 


cyclists 

and moderate 


at regional level 


major beneficial 








and moderate 

significance at regional 

level 

TRANSPORTATION AND ACCESS 





and moderate 



None required Long term effect of 

major beneficial 





None required Long term, local and 



and moderate 




construction traffic 

management plan 






New bus station Moderate beneficial None required Moderate beneficial 

New car park access 

arrangements 

Use of Kingsway u-turn 

by development traffic 

Kerbline modifications at 

where Corn Street 

adjoins Skinner 

Street/Kingsway 

New car parking 

provision 


Dust emissions from 


construction activities 

Emissions from plant 

and construction traffic 

Negligible None required None required 






moderate adverse 

significance 

AIR QUALITY 

Routine environmental 

management control 

measures to prevent 

and control dust and 

PM10. 

Negligible Routine measures to 

control construction 

traffic 



minor adverse 

significance in the very 

worst case 

Negligible



Exposure to PM10 from 

road traffic generated by 

operation of the 

Development 

Exposure to nitrogen 

dioxide from road traffic 

generated by operation 







Construction noise Temporary Negligible 

to Substantial Adverse 

Traffic noise and 

vibration 

Construction vibration Temporary Moderate 

Adverse 

(Effects on structures 

would be negligible) 


NOISE AND VIBRATION 

EU emissions 

standards, NCC AQAP 

measures and a Travel 

Plan for the 

Development to 

discourage private 

vehicle use. 

Implementation of Site 

specific EMP. 

Negligible Implementation of a 

Construction Logistics 

Plan 

Implementation of Site 

specific EMP 





adverse significance in 

the worst-case 

Temporary negligible 

to Minor Adverse 

Negligible 

Temporary Minor 

Adverse 

(Effects on structures 

would be negligible) 

Traffic noise Negligible None Required Negligible 

Fixed plant and 

mechanical service 

noise 

Delivery and Servicing 

Noise 

Negligible Procurement of quiet 

non tonal plant and use 

of screening where 

appropriate 

Negligible 

Negligible None Required Negligible 

Car Park Noise Negligible None Required. Negligible 

Proposed Uses Minor Adverse Adequate façade design 

secured by way of a 

suitably worded 

planning condition. 

Controls on opening 

hours and use of 

outside space. 


Disposal of spoil 

including treatment of 

contaminated soils 

GROUND CONDITIONS AND CONTAMINATION 

Negligible Implementation of an 

environmental ground 

investigation, 

assessment of the 

requirement for 

remediation and 

implementation of 

remediation measures 

together with on-Site 

Negligible 

Negligible

Description of Effect Potential Effect Mitigation 

treatment to ensure 

reduction in potential 

contamination levels 

prior to disposal 

Likely Residual Effect 


Site workers and the 

public 

Risk of Unexploded 

Ordnance 


water resources posed 

by piling activities 


water resources via 

leaching of soils 



future occupants of the 



water resources 


ecosystems 

Contamination of the 

ground during operation 


EMP 

Minor – Moderate 

adverse 

Undertaking a UXO 

Assessment 


intrusive ground 

investigation and 

finalisation of pile design 

together with 

preparation of a FWRA 

in consultation with the 

Environment Agency 


medium term, local and 

of minor adverse 

significance 

Long term, local and of 




minor adverse (shallow 

aquifer) and negligible 

significance (deep 

aquifer) 


minor adverse 

significance 




segregation and 

containment of any 

contaminated soils to 

prevent uncontrolled 

release of runoff 









and gas protection 

measures to buildings 

as necessary 




remediation works 




provision of an 

appropriate thickness of 

a clean growth medium 

in areas of soft 

landscaping 

Negligible Provision of petrol 

interceptors to external 

drainage as necessary 



Negligible 

Negligible 

Negligible 

Negligible 

Negligible 

Negligible 

Negligible 

Negligible



future occupants of the 


Demolition 

Surface Water Flooding 












and gas protection 

measures to buildings 

as necessary 

WATER RESOURCES AND FLOOD RISK 

Minor adverse 

significance 





connections 



Negligible 

Negligible 

Groundwater Flooding Negligible None Required Negligible 

Contamination of 

Surface Water and 

Groundwater 


Minor adverse 

significance 





connections. 

Negligible 

Groundwater Flooding Negligible None required. Negligible 

Surface Water Drainage Negligible 

Agreement of drainage 

design with DCWW 

Negligible 

Surface Water Quality Negligible None required Negligible 

Fluvial Flood Risk Negligible None Required Negligible 

Tidal Flood Risk 

Potable Water Supply 

Foul Drainage 



TCA1: City Centre 

Retail Core 

Moderate adverse 

significance 

Minor adverse 

significance 

Minor adverse 

significance 

Provision of emergency 

access/Egress. 

Connection to EA’s 

Floodline Service 







TOWNSCAPE AND VISUAL EFFECTS 

Direct, short-term, minor 



construction EMP 

• Erection of wooden 

hoarding 

• Provision of 

temporary diversions 

Minor adverse 

significance 

Negligible 

Negligible 


minor adverse


TCA2: Commercial 

Street Historic Core 


Regeneration 

TCA4: Stow Hill and St 

Woolos Suburbs 

TCA5: Lower Dock 

Street 


Suburbs 

VISUAL AMENITY 



adverse 



adverse 





No effect • None specific 

required 


required 


required 

Local Views Direct, short-term minor 


Gateway Views Direct, short-term minor 

adverse 

East Bank of the River 

Usk 

Residential Suburbs to 

the West 


the East 


TOWNSCAPE CHARACTER 

TCA1: City Centre 

Retail Core 

TCA2: Commercial 

Street Historic Core 


Regeneration 

TCA4: Stow Hill and St 

Woolos Suburbs 

TCA5: Lower Dock 

Street 


Suburbs 


adverse 



adverse 


negligible 

Direct, long-term, 


beneficial 






negligible 


negligible 


negligible 











• Additional 

containerised 

planting and 

specification of more 

mature tree species 


landscape/ecology 

management plan 

• Public art 




negligible 


negligible 

No effect 

No effect 

No effect 



adverse 


negligible 


negligible 


negligible 


negligible 



beneficial 

• As TCA1 Direct, long-term 


beneficial 



beneficial 


negligible 


negligible 


negligible


VISUAL AMENITY 

Local Views Direct, long-term minor 


Gateway Views Direct, long-term minor 


East Bank of the River 

Usk 


the West 


the East 


Damage to or 

destruction of 


associated with 

demolition and intrusive 

construction works for 

foundations and 

basements 

Potential for the damage 

to or destruction of 


associated with intrusive 

works for foundations 

and basements (in north 

western area of the Site) 

Effects of demolition on 

historic built 

environment in the Site 


Effects on 


within and around the 

Site 


heritage in the Site 


environment in and 

around the Site 

Re-siting of ‘Nick of 

Time’ 

Reinstating C19th 

streets 





beneficial 



beneficial 

ARCHAEOLOGY AND BUILT HERITAGE 


effects of minor 


Potentially permanent, 

local effects of 

moderate to 

substantial 

significance 

Minor adverse to 

negligible 




minor to high 

beneficial 



beneficial 



beneficial 



beneficial 



beneficial 


archaeological watching 

brief throughout the 


construction works 


archaeological 

evaluation in line with 

the pre-existing WSI 

agreed with the LPA 

Rapid archaeological 

buildings recording in 

advance of demolition 



significance 


effects of negligible to 

potentially minor 




significance 


Negligible 

Negligible 


None required Minor beneficial 

Minor beneficial Repositioning to suitable 

location (to be 

implemented by NCC) 

Permanent, local effect 

of minor beneficial 

effect 

Moderate beneficial None required Moderate beneficial


ECOLOGY 


Designated Sites Minor Adverse Implementation of EMP Negligible 


Amenity Grassland Negligible None required Negligible 

Ornamental Planting Minor Adverse Replacement habitat Negligible 

Scattered Trees Minor Adverse Replacement habitat Negligible 

Buildings Minor Adverse 

Fauna 

Avoidance of demolition 

and construction 

activities within the bird 

breeding season, or the 

undertaking of an 

Ecological Watching 

Brief 



Negligible 

Bats Minor Adverse Habitat replacement Negligible 


Habitat replacement 

Avoidance of demolition 

and construction 

activities within the bird 

breeding season, or the 

undertaking of an 

Ecological Watching 

Brief 

Negligible 



Designated Sites Negligible Implementation of EMP Negligible 


Amenity Grassland Negligible None required Negligible 

Ornamental Planting Negligible None required Negligible 

Scattered Trees Negligible None required Negligible 

Buildings Negligible None required Negligible 

Fauna 

Bats Minor Adverse 


Use of bat bricks and 

carefully designed 

lighting strategy 

Appropriate provision of 

bird boxes 

Minor beneficial 

Minor beneficial 



Creation of an open and 

potentially windier Site 




WIND 

None though Site 

hoarding will provide 

localised screening 




beneficial significance





‘leisure walking’ on 

pedestrian 


Site 



‘standing/entrance’ on 

pedestrian 


Site 



‘standing/entrance’ at 

entrances 



‘sitting’ on pedestrian 

thoroughfares 



‘sitting’ at entrances 



‘sitting’ in the Usk Plaza 

or John Frost Square 








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