Plan E Wykeland Melton West

Page 1

PLOT E MELTON WEST BUSINESS PARK PRESENTATION


Formed in 1969 Developed over 12m sq.ft. of office, industrial, warehousing, retail and leisure properties North of England and Scotland but current core operations are Yorkshire and Humber Over 25,000 people are employed in buildings developed by Wykeland in Humber region alone 3,500 are employed in buildings developed by Wykeland in the East Riding area over the last 10 years


WYKELAND’S HISTORICAL INVOLVEMENT IN MELTON WEST BUSINESS PARK


Purchased From St.Modwens November 2018

Wykeland’s Historical involvement in Melton West Business Park


PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses


PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ


PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ 2003 – Ashtenne outline application approved


PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ 2003 – Ashtenne outline application approved 2006 – GSJ constructed


PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ 2003 – Ashtenne outline application approved 2006 – GSJ constructed 2006 – Regional Spatial Strategy – Employment Use Designation


PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ

Ref:

2003 – Ashtenne outline application approved 2006 – GSJ constructed

A 63

GP

Filling Station

Woodside

17.7m

Orchard Lodge 22

in Ro

ad

A 63

1

tm

LB en

18

A 63

4

an

31 B 12

ch

t

29

Ma

En

Melton Grange

6 40

44

15

LDS

82

LTON

LANE

FIE

32

ME

E

YARD

9

CLOS

ICK

11a

11

OFT

Phase 1B

2

8

7 2

Orchard Lea 12

91

WELTON CP

Phase 3 8.50Hectares / 21.01 Acres

PARK

59

27

TATIO

(a)

Phase 4 7.3 Hectares / 18.23 Acres

PLAN

67

n

72

15

CORBY 14

m)

ti o

h (u

n ta

P at

Drain

Phase 2B

Phase 2B 1.07 Hectares / 2.65 Acres

P la

BM 13.51m

75

ng

Def

Lo

23

IVE N DR

37

47

Phase 5 26.87 Hectares / 66.40 Acres Area of Stand Off.

54

49

Drain

Bowling Green

Def

(a)

60

61

12.7m

28

b St a

1

11

Phase 1A Su

Phase 2A ( completed )

4

Phase 2A El

Phase 1B Seperate application

EYCR

99

BR

SPINN

1

DRIVE

LANE

1a

GIBSON

17

N

54

15

TATIO

in

Drain

22

1

7

PLAN

9

Dra

Pond

Phase 1A ( completed )

She lter

27.4m

North Ferriby

WELTON CP

BM 17.44m

29

Depot

2011 – St Modwen outline application for employment use approved

90

16.6m

42b 1

Tank

32

18.0m

42a

2006 – Regional Spatial Strategy – Employment Use Designation

Und

Track

50

42

35 31

h (u

Def

P at

48

55

46

m) 25

38

WO

OD

82

DR

IVE

1

TCB LB

3

DRIVE GLE 8

14

IVE

TRIAN

Drain 92

90

N DR

Phase 5

11

TATIO

Phase 4

10.1m

Rev A, 24.05.2011 LJ Area of Stand Off added to Phase 5.

1

96

94

PLAN

26

2

23

60

50

Phase 3

2

4

Long Plantation

ETL

2

Pond

41

100

10

th

Drai

Pa

n

(u m )

in Dra

BRIDGE ALIGNM ENT ROAD

Melton Halt

Path

12

CD

FUTURE

BRICKYARD LANE

SB SP

Melton Halt SPs

Melton Crossing

Path

29

8.2m

Path (um )

Fn FB

Melton Bridge

Path (um)

MP.2 5

BM 14.95 m

33 Park Place Leeds LS1 2RY

50m Stand Off

t: 0113 246 7969 f: 0113 245 0242 www.stephengeorge.co.uk

25

Pond

Pond

Melton Park Hull

Plantation Bridge MP 8

SP

Boggy Clump Willow Garth Plantation

31

MP.5

Possible Phasing Plan

Pond MP.75

Drawing status:

Planning

CAD reference:

This drawing, the works and concepts depicted are copyright of Stephen George & Partners and may not be reproduced or made use of, either directly or indirectly without express written consent. Do not scale off this drawing. All heights, levels, sizes and dimensions to be checked on site before any work is put to hand.

Drawn:

LJ

Team:

GW

Date:

01/12/2010

Scale:

1:2000@ A1

Project no:

Dwg no:

Rev:

8213

P003

A


PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ 2003 – Ashtenne outline application approved 2006 – GSJ constructed 2006 – Regional Spatial Strategy – Employment Use Designation 2011 – St Modwen outline application for employment use approved 2012 – 2017 – St Modwen failed attempts to gain a residential consent 2014 – Local Plan Document submitted for examination 28th April 2014 – North Ferriby Parish Council makes representations to Local Plan process 1st September 2014 2014 – Local Plan Examination hearings 4th to 18th November 2015 – Further Local Plan Examination hearings 14th and 15th July 2016 – Inspectors’ Report on Local Plan 13th June


PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ 2003 – Ashtenne outline application approved 2006 – GSJ constructed 2006 – Regional Spatial Strategy – Employment Use Designation 2011 – St Modwen outline application for employment use approved 2012 – 2017 – St Modwen failed attempts to gain a residential consent 2014 – Local Plan Document submitted for examination 28th April 2014 – North Ferriby Parish Council makes representations to Local Plan process 1st September 2014 2014 – Local Plan Examination hearings 4th to 18th November 2015 – Further Local Plan Examination hearings 14th and 15th July 2016 – Inspectors’ Report on Local Plan 13th June 2016 – East Riding Local Plan - allocated for major employment uses


PLANNING HISTORY RELATING TO PLOT E 1996 – Beverley Borough Local Plan - allocated for major employment uses 2001 – Public Inquiry for the construction of the GSJ 2003 – Ashtenne outline application approved 2006 – GSJ constructed 2006 – Regional Spatial Strategy – Employment Use Designation 2011 – St Modwen outline application for employment use approved 2012 – 2017 – St Modwen failed attempts to gain a residential consent 2014 – Local Plan Document submitted for examination 28th April 2014 – North Ferriby Parish Council makes representations to Local Plan process 1st September 2014 2014 – Local Plan Examination hearings 4th to 18th November 2015 – Further Local Plan Examination hearings 14th and 15th July 2016 – Inspectors’ Report on Local Plan 13th June 2016 – East Riding Local Plan – Major Employment Site 2017 – Melton West Business Park designated by Government as an Enterprise Zone 2019 – Presentation by Wykeland to North Ferriby Parish Council March 2019 2020 – Planning application for Plot E submitted 23rd October 2020


2016 ERYC LOCAL PLAN

Extracts from 2016 ERYC Local Plan:

“...to accommodate major employment developments that use, produce, store or distribute bulky goods, complementing the smaller employment sites elsewhere in the East Riding and City of Hull” “...to ensure that the potential of the site is maximised, the majority of development must be within B2 and B8 use classes which are most able to benefit from these features”

“The large plot sizes that these sites continue to offer, combined with the locational advantages and investment to date to remove constraints to their development, mean they are able to play a central role in the overall economic strategy for the East Riding”


PLOT E APPLICATION


MARKETING BROCHURE JUNE 2019

A63

Plot D

Plot E

FROM 10,000 SQ FT UP TO 1 MILLION SQ FT B1, B2 & B8 OPPORTUNITIES

EVERYTHING CONNECTS


PLOT E • Planning Application submitted 23rd October 2020 • 61 acres (excludes Long Plantation) • 24 acres (40%) landscaped, balancing ponds, biodiversity and bund corridor • 558,231 sq.ft. footprint • 1,453,990 sq.ft. mezzanines • 22.6m high (Heron 20.5m, new Arco NDC 23m) • 80 electric vehicle charging bays • 16-17 month construction programme • £150m investment • 1,300 - 1,500 direct new jobs • 500 supply chain jobs • 1,000 construction jobs • End user to prepare and agree with ERYC an employment and training plan to promote recruitment and training in the local area Yorkshire Wolds Way New 1km footpath


DESIGN DEVELOPMENT


TRANSPORT Traffic Movements for Plot E Total Daily

Outline Consent 2011

7,885

Proposed End User

2,288

Difference

(5,597)

The 2011 Outline application included the following areas: • B1 Offices - 291,863 sq ft • B2/B8 General Industrial/storage/ distribution - 1,162,718 sq ft • Applicants will agree to Operational Management Agreement with Highways England and ERYC


2022 Base + Committed + Plot E End User (AM Peak – TRANSPORT - GSJSites CAPACITY

)

A value of 85% indicates that congestion could be expected to occur

2022 Base + Committed Sites + Plot E End User (AM Peak – 08:00-09:00)

Junction modelled with all background traffic plus consented development Mercedes, Humberside Police, Browns Books, speculative units, Plot D last mile delivery and current application for Plot E


2022 Base + Committed + Plot E End User (PM Peak – TRANSPORT - GSJSites CAPACITY

)

A value of 85% indicates that congestion could be expected to occur

2022 Base + Committed Sites + Plot E End User (PM Peak – 17:00-18:00)

Junction modelled with all background traffic plus consented development Mercedes, Humberside Police, Browns Books, speculative units, Plot D last mile delivery and current application for Plot E


PEDESTRIAN ROUTE TO SOUTH HUNSLEY SCHOOL

Plot E


15

ac

JA M ES

Tr

RO

5

5

Melton

ST

17

11

2a

12

1 !

GP 1

k

AD

PUBLIC HIGHWAY OWNERSHIP

Westfield

2b 4

15

South Hunsley School

6

SO

Laurel Farm

UT

H

14

East Dale

LA

W

Wood

N

W

AY

Hunsley

Sports Centre

16

Primary

2

30

24

ME

LT

DR H EC

RO

AD

38

South Lawn

27

40

1

a

Pond

El

SO

6

7

2

20

The Poplars

NO

ne

So

Su b St

tsa

Smiths Lawn

18

RTH

2

37

NE

5

13

21

D

N LA

NE

BE

4

9

RE Y

LA

OL

GIB

25

BA

ON

IVE

E

OS

CL

NO LD S

OL

NK

2

PO

34

9

Home Farm

Path

A 63

(um)

39

Filling Station

Pig Farm

Melton Lodge

Willowbrook Works

22

Orchard Lodge

1 En

MAI

N RO

AD

ch

Melton Grange

an

tm

4

en

t

40

LOW

FIELD

LANE

6

42a

ne

44

1

42b

n La

Tank

LDS ON

32

MELT

1

Subway

KYAR

GIBSON

BRIC

Pond Drain

2 8

11

34

Depot

Commercial Vehicle Testing Centre

32

Ponds

22

ESS

SE

O

20 Tank

NE

Pond

in

k

Dra

Trac

D LA

LANE SOUT

H

FIE

9

54

Drain

15

Gree

29

GG

Depot

22

Lowcroft

E

10

NG

CL

RA

El Sub Sta

G

38 ESS

The Sandpiper (PH)

23

Drain

ST

REDCLIFF

ROAD

S

1

Drain

NK

MO

Drain

Low Field Farm

8

3

N

WYKE

Melton House

WAY

2 ESS

ck

MONKS WAY

(WEST)

Drain

Tra

ESS Bowling Green

El Sub Sta

Pond Y

!

82

JACKS

Drain

N N

ETL

in

ON WA

!

N

Dra

Tank

Depot

Melton Railway Crossing

! !

Plot E

!

Drain

!

!

Drain

!

Pond

!

94

Gospel Hall ! !

!

MP.75

BRICKYARD LANE

Shed

!

in

Engine

100

SP

Drain

96

Pond

90

92

k

!

Dra

Trac

SP ! !

Melton

SB

! !

Humber Industrial Estate

Crossing

!

SP

!

SPs !

MP.5

! !

Drain

!

Path WB !

Path (um) MP.25

!

AY

W

EA


NOISE

Adopted Worst case assumptions

Surveys

• HGV Movements

• 6th-17th December 2019

• Car Park – shift change • Plant Noise

Site Mitigation • 5m Bunds in Bio-Diversity Corridor

Sensitive Receptors

• 2m Retaining Walls to South and West service yard

• Brickyard Lane

• Scheme designed to ensure loading bays away from residential receptors

• Plantation Drive • The Triangle • Marine Avenue • Gibson Lane

Outcome • Adopting worst case assumptions both daytime/evening operations are below background noise levels


AIR QUALITY AND CONSERVATION AREA

AIR QUALITY

CONSERVATION

Baseline

East Riding Conservation Officer

• ERYC has no designated Air Quality Management Areas. (AQMA’s)

“ The development site is separated from the conservation area by a mature tree belt. The area of land is not considered to contribute towards the significance of the conservation area. Having visited, site checks have been confirmed that the Multi-Storey development would not be visible when within the conservation area… As such, it is considered that there is no identified harm upon the setting of designated heritage assets resulting from the proposed development.”

Construction • Low impact with no mitigation • Mitigation includes site set-up / Management and Dust Management Plan Operation • Main impact is from traffic • Sensitive receptors modelled all round the site for dust and nitrogen oxide • All impacts classed as “negligible” • Report supported by Public Protection


CONTAMINATION

DATE

AUTHOR

REPORT

COMMENT

August 2003

Wardell Armstrong

Phase 1 Contaminated Land Risk Assessment

Remediation undertaken at Capper Pass which satisfied Beverley Borough Council.

January 2011

Halcrow

Supplementary Investigation

24 trial pits - results found nothing to prevent commercial or residential development.

July 2013

Atkins

Supplementary SI Report

No evidence of widespread contamination.

June 2018

HSP Consulting Engineers

Phase II Geo Environmental Assessment

55 trial pits - low risk of contamination.

October 2020

Delta Simons

Environmental Assessment

No analysed contaminants exceed criteria for development

“There is nothing in the technical evidence to indicate that development of this site should not be permitted. On that basis it would be reasonable to conclude that the site is suitable for residential use� Inspectors Report to the Secretary of State 2 March 2015 Report supported by Public Protection


ILLUSTRATIVE SECTIONS


SITE SECTIONS 1

27.4m 15

17 15

11a

S FIELD MELT ON

82

D LANE

32

KYAR BRIC

PLANNING BOUNDARY

This is a colour drawing. In order to ensure any subsequent reproduction is viewed correctly it should be printed in full colour.

4

2 8

7

1

2

Orch 91

15

CORBY

10

20

30

40

50

PARK

14

59

m

27

SCALE 1:1250

ATION PLANT

67

0

10

12

23

(um)

tion

Path

nta

The Sandpiper (PH)

72

CLO

Def

g Pla Lon

SE GE AN GR

14.1m

75

11

ESS

Drain

0

50

2

50

100

150

200

250

28

DRIVE

37

47

m

61

SCALE 1:5000

60

49

54

N

35

50

42

PLANNING BOUNDARY

11

FT CLOSE

99

Subway

9

1

22

Ponds

10

ATTENUATION POND

MONKS WAY EAST

EYCRO SPINN

9

in Dra

PROPOSED

1

Architects are to be notified of any discrepancies. Contractors must check all dimensions on site. This drawing is subject to copyright laws and is for use on this project only. This drawing is to be used solely for the information as titled only. For other information refer to the latest revision of any cross referenced drawings. To be read in conjunction with relevant design standards/protocols

Shelter

1a

29

48

+10.000

n Drai

38

LB 3

HGV EXIT

E

23

HGV SEASONAL

ROAD 11

TATIO N DRIV 14

E

DEVELOPMENT approx. length of 390m

PLAN

10.4m

DD 2210

approx. 120m

8

EXIT

26

HGV PARKING

approx. 110m approx. 130m

D DRIV 1

WOO

ATTENUATION POND

ROAD

2

4

TCB

50

PROPOSED

ACCESS PATH

25

EXISTING CYCLE PATH

55

46

31

RAILWAY

+10.000

1

2

Pond

KEY

10 12 41

CD (um)

Drain

Path

SECTION AA

DENOTES SITE BOUNDARY

1 : 1250 DENOTES PROPOSED SECTION MP 0.25 5

DENOTES EXISTING SECTION

Pond Mast

Plantation Bridge MP 8.0

NOTE:

PLANNING BOUNDARY

PLANNING BOUNDARY

AA 2210

ROAD

RAILWAY

BB 2210

CC 2210

SECTIONS ASSUME A FFL OF +13.600m. SUBJECT TO +/- 500mm

KEY PLAN 1 : 5000

INDICATIVE EXISTING CYCLE PATH

PROPOSED RETAINING STRUCTURE SUBJECT TO STRUCTURAL ENGINEERS DESIGN

HGV EXIT

SP

INDICATIVE ROUNDABOUT LANDSCAPE AREA

MONKS WAY EAST

+25.000 +20.000

+10.000

+10.000

PROPOSED

PATH

HGV PARKING

CAR PARKING

ACCESS

ATTENUATION PONDS

ROAD SECTION BEYOND PLANNING BOUNDARY SHOWN FOR ILLUSTRATIVE PURPOSES ONLY

approx. 120m approx. 240m

approx. 180m DEVELOPMENT approx. length of 510m

SECTION BB

PLANNING BOUNDARY

PLANNING BOUNDARY

1 : 1250

LONG PLANTATION - INDICATIVE REAR GARDENS INDICATIVE BOUNDARY OF RESIDENTIAL UNITS ON PLANTATION DRIVE

BUND PROPOSED ATTENUATION POND +10.000

RAILWAY

PATH

HGV YARD

HGV YARD

+10.000

HGV EXIT ROAD

approx. 120m

approx. 130m

approx. 180m

approx. 280m

P8 P7 P6 P5 P4 P3 P2 P1 Rev

DEVELOPMENT approx. length of 410m

SECTION CC

BUND AREA UPDATED GENERAL DIMENSIONS ADDED SECTION BB UPDATED ISSUED FOR PLANNING PLANNING RED LINE UPDATED TO SUIT COMMENTS ISSUE FOR PLANNING ISSUED FOR COMMENT FIRST ISSUE Description

23.10.20 PJL 23.10.20 PJL 22.10.20 PJL 20.10.20 ALM 16.10.20 ALM

ALM ALM ALM PJL PJL

07.10.20 ALM 02.10.20 ALM 18.09.20 ALM Date Drn

PJL PJL PJL Ckd

Status

PLANNING

PLANNING BOUNDARY

PLANNING BOUNDARY

1 : 1250

BRICKYARD

PROPOSED

LANE

ATTENUATION POND

PROPOSED RETAINING STRUCTURE SUBJECT TO STRUCTURAL ENGINEERS DESIGN

Project

LONG PLANTATION INDICATIVE

PLOT E, MELTON WEST. HULL

BUND REAR GARDENS INDICATIVE BOUNDARY OF RESIDENTIAL UNITS ON PLANTATION DRIVE

+10.000

Client

+10.000

HGV YARD

PATH

HGV EXIT ROAD

approx. 150m approx. 140m

approx. 210m DEVELOPMENT approx. length of 580m

SECTION DD 1 : 1250

Drawing Title

SITE SECTIONS Proj Ref

Origin

Zone Level

Type Role

Num

Status

Rev

. 7378 - SMR - 00 - ZZ - DR - A - 2210 - S3 - P8 SMR Job Ref

Sheet

Scale

Drawn

7378-00-2210

A1

As indicated

ALM


ECOLOGY

General • Site comprises largely of arable farmland with low ecological value • Periphery of site and central hedgerow provide habitat • 27 ecological surveys undertaken between 2009 and 2020 Species

• Wintering Birds – 38 species on site comprising mostly common and widespread species • Bats - 7 bat species are known to use the site, chiefly for foraging/hunting. No bat roosts have been confirmed on site Trees

• Badger - no badger setts present on site, no signs of badger activity

• Proposed development results in the loss of 3 mature trees along the central hedge line

• Birds - 35 species on site comprising mostly common and widespread species

• The provision of new woodland in the landscaped bund mitigates this. However, no broadleaf woodland is lost


ECOLOGY - DESIGNATED SITES The Humber Estuary lies approximately 550 metres south of the site, with its SSSI, SAC, SPA and Ramsar designations


ECOLOGICAL MITIGATION

• Majority of the scrub to periphery of existing site retained • Ecological mitigation comprises of the provision of a diverse mosaic of semi-natural habitats including of Woodland, Mixed Scrub, Wildflower Rich Grassland, Native Species-Rich Hedgerow and wildlife enhanced SUDS basins • This will provide enhancements for the majority of the species currently using the site

• Management Agreement now agreed with YWT for Long Plantation and Biodiversity Corridor • As part of this Management Agreement, YWT will engage with local residents over the long term management and monitoring of this area • Wildlife Enhancement Plan being worked up with ERYC


BIODIVERSITY CORRIDOR • No loss of vegetation in Long Plantation • Yorkshire Wolds Way retained in situ • 9 acres on land immediately adjacent to Long Plantation • 4 lozenge-shaped Bunds interlinked • 1km pathway through the Bunds linking into Yorkshire Wolds Way at both ends • Planting scheme worked up in partnership with Yorkshire Wildlife Trust to include trees, grasslands and wildflowers • Biodiversity interpretation boards will be installed • Management Agreement now agreed with YWT for the long term management and monitoring of Long Plantation and Biodiversity Corridor


BIODIVERSITY CORRIDOR

VIEWPOINT 1

1

2

4 3 VIEWPOINT 2

5

6


BIODIVERSITY CORRIDOR

VIEWPOINT 3

1

2

4 3 VIEWPOINT 4

5

6


BIODIVERSITY CORRIDOR

VIEWPOINT 5

1

2

4 3 VIEWPOINT 6

5

6


SUMMARY

• Land allocated in Local Plan for major employment use since 1996 • Major employment for plot E reconfirmed in 2016 Local Plan • £150m inward investment • 1,300 - 1,500 direct new jobs • 500 more jobs in supply chain • Subject to planning... construction will start on site in April 2021

• Construction contract over 16-17 months will sustain around 1,000 construction jobs • 40% of application site will be landscaped • 1km pathway, acoustic bund and biodiversity corridor committed to • Management Agreement now agreed with YWT for the long term management and monitoring of the 44 acre Long Plantation and Biodiversity Corridor


THANK YOU


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