PINEWOOD STUDIOS DEVELOPMENT FRAMEWORK AND FIVE … · 2014-02-20 · Pinewood Studios Limited Pinewood Studios Development Framework and Five Points Roundabout Non-Technical Summary

ENVIRONMENTAL STATEMENT VOLUME 3 – NON-TECHNICAL

SUMMARY

February 2013

DOCUMENT NUMBER

F

PINEWOOD STUDIOS DEVELOPMENT

FRAMEWORK AND FIVE POINTS ROUNDABOUT

Pinewood Studios Limited Pinewood Studios Development Framework and Five Points Roundabout

Non-Technical Summary of Environmental Statement

NTS/02 | Issue | February 2013

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Introduction

This document is the Non-technical Summary (NTS) of the Environmental Statement (ES) prepared for the proposed Pinewood Studios Development Framework (PSDF) and the highway improvement works at Five Points Roundabout (FPR); collectively referred to as “the Project”. Both application sites are located at Iver Heath within the jurisdiction of South Bucks District Council (SBDC).

The ES summarises the findings of the Environmental Impact Assessment (EIA) which predicts the likely significant effects, both positive and negative, that the Project may have on the environment and sets out measures to avoid, reduce or offset the negative impacts. This ES has been produced to accompany the planning applications for the Project.

The ES comprises three volumes:

Volume 1: Main Text – provides a description of the current conditions of the application site, outlines the proposed scheme in the context of the local environment and presents an assessment of likely significant environmental effects.

Volume 2: Parts 1, 2 and 3; Appendices – this contains the maps, photographs, and supporting technical reports and survey documents.

Volume 3: Non-Technical Summary – provides a short, easy to read summary of the scheme and the environmental effects.

To aid with the interpretation of this document, a glossary of terms is provided as an appendix to this document.

The Site and Surroundings

The location of the development proposals for the PSDF and FPR improvements is shown on Figure 1 and outlined below:

PSDF:

West Area – comprising the existing Pinewood Studios complex to the west of Pinewood Road.

East Area – comprising land to the north and east of the Pinewood Studios complex and to the east of Pinewood Road.

Five Points Roundabout (FPR): existing junction which lies approximately 1km to the south of the PSDF application site.




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Figure 1: Site Location Plan showing the PSDF and FPR development sites

PSDF West Area

The West Area measures 37 hectares and comprises three principal areas:

Central area - allocated for employment purposes in the adopted South

Bucks Local Plan (saved policies) and contains existing stages, workshops,

offices, car parking and associated ancillary facilities.

Southern area - lies within Green Belt and comprises gardens formerly

belonging to Heatherden Hall, two backlot areas (Paddock Lot and Orchard

Lot) which are used for the construction of external sets.

Northern area - site similarly falls within Green Belt but is hard surfaced

and used as a backlot (North Lot) for external set construction, for storage

and temporary car parking.

Table 1: Schedule of existing building accommodation at Pinewood Studios

Type of Accommodation Total floorspace (sqm) GEA

Stages 32,360

Workshops 28,335

Offices 43,586

Other 7,462

Total 111,743




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PSDF East Area

This extends to 46ha and forms part of the Metropolitan Green Belt and the Colne Valley Park. It lies immediately northeast of the present Studios between the M25 motorway to the east and the residential area of Pinewood Green to the south. Part of the site was historically used for mineral extraction in association with the construction of the M25. Excavations from this activity were filled with non-hazardous waste materials and covered with a low permeability clay cap. Further information is provided in the section on Ground Conditions.

The East Area contains semi-improved grassland and pasture, including hedgerows, scattered shrub and woodland. Trees within the East Area are covered by an area-wide Tree Preservation Order (TPO) made in 2009. An area of woodland referred to as ‘The Clump’ is located adjacent to the north eastern boundary of the site. There are no Public Rights of Way within the site with the exception of Pinewood Road and Sevenhills Road.

Five Points Roundabout

Five Points Roundabout (FPR) lies approximately 1km to the south of Pinewood Studios, in Iver Heath village. The junction forms the intersection between Pinewood Road, A412 Uxbridge Road (towards Slough), A412 Church Road (towards Denham), A4007 Slough Road (towards Uxbridge) and Wood Lane (towards Iver). The junction comprises a large at grade unsignalised roundabout.

There is a TPO covering two areas of trees to the north and east of the FPR. The

majority of land needed for highways improvements is already in highways use. The additional land required comprises undeveloped land adjacent to the highway, either in the ownership of PSL or Buckinghamshire County Council (BCC).

Description of the scheme

PSDF West and East Areas

The proposals comprise an application for outline planning permission for the elements outlined in Table 2. All matters are reserved for subsequent determination except the proposed means of vehicular access from Pinewood Road and Sevenhills Road. The proposed new vehicular and pedestrian access from Pinewood Road is shown in Figure 2 below.

Table 2: Proposed elements of the outline planning application

Demolition of existing outdated

accommodation

Underground waste water treatment plant

Stages New vehicular / pedestrian access from

Pinewood Road

Workshops Emergency vehicular access from

Sevenhills Road

Office accommodation Access roads within the site

Backlots Surface and multi-level car parking

Gas CHP energy centre Associated landscaping and ecological

habitat creation works

Entrance structures, cabins and

recycling facilities

Removal of trees and vegetation




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Figure 2: Illustration of proposed new vehicular and pedestrian access looking south on

Pinewood Road

The accommodation which is proposed for demolition and proposed new accommodation

is shown in Table 3.

Table 3: Schedule of proposed accommodation and demolitions

Accommodation Proposed Floorspace (GEA) m

2

Proposed Demolitions (GEA) m

2

Net Increase GEA (m

2)

Stages 29,650 160 29,490

Workshops 32,593 2,472 30,121

Office accommodation 34,455 2,491 31,964

Other 2,332 1,071 1,261

Sub-total 99,030 6,194 92,836

Multi-level car park 16,847 0 16,847

Total 115,877 6,194 109,847

Table 4: Distribution of accommodation between West and East Areas

Accommodation Proposed Floorspace (East Area) (GEA) m

2

Proposed Floorspace (West Area) (GEA) m

2

Total (GEA) m2

Stages 25,005 4,645 29,650

Workshops 27,914 4,679 32,593

Office Accommodation 17,725 16,730 34,455

Other 1,854 478 2,332

Sub-total 72,498 26,532 99,030

Multi-storey car park 0 16,847 0

Total 72,498 43,379 115,877




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A total of 3000 surface and multi-level car parking spaces will be available within the PSDF site to support the development. This represents a net increase of 1021 spaces from that presently available. Of the additional spaces created, 450 spaces will be provided within a multi-level car park.

Defining parameters for the development are set out within a series of parameter

plans and written schedules. These address matters such as land use, quantum of

development, site access and circulation, massing and landscaping and ecology.

These parameters establish a framework for how the site will be developed in the

future and are included in Document 16, Pinewood Studios Development

Framework: Principles and Parameters.

An illustrative masterplan is presented below in Figure 3 which provides one

example of how the site might be developed in the future in accordance with the

parameters which have been defined. A range of illustrative Computer Generated

Images (CGIs) have also been prepared.

Figure 3: Illustrative Masterplan




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A parallel application for full planning permission is being made for highway

improvements to FPR in support of the PSDF. These works will primarily

include:

Signalisation of most movements on the roundabout, widening of sections

of Uxbridge Road, Church Road and Wood Lane, priority-controlled entry

from A4007 Slough Road, and pedestrian crossing facilities on each entry

and exit road to the junction to allow pedestrians to cross safely. A

number of trees and vegetation will also be removed.

Pinewood Studios Limited Pinewood Studios Development Framework


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Indicative Construction programme

PSDF West and East Areas

Subject to the granting of outline planning permission it is anticipated that

development would commence in 2015. The development would broadly be

delivered in three phases, each in the region of five years in length. On this basis

completion of construction is anticipated to occur in 2030. Appendix 4

(Volume 2 Appendices Part 1, Document 10a) of the Environmental Statement

(Volume 1 Main Text, Document 9) contains a plan showing the indicative

phasing of construction.

The possible quantum of development to be delivered in each phase is identified

in Table 4 below. The car parking numbers presented are the anticipated net

increase or decrease in spaces in each phase of development. The net figures

reflect the fact that as new accommodation in the West Area is provided, some

existing car parking spaces will be lost. Therefore, whilst Phase 3 indicates a loss

of 251 car parking spaces, this does not represent an overall loss as these 251

spaces will have already been accommodated in the provision of new car parking

during Phases 1 and 2.

Table 4: Quantum of development by Phase (indicative)

Quantum of Additional Accommodation

Accommodation Phase 1 Phase 2 Phase 3 Total

Stages 12,090 12,915 4,645 29,650

Workshops 12,407 13,507 6,679 32,593

Office Accommodation 15,905 7,725 10,825 34,455

Other 1,832 500 2,332

Other Infrastructure

Car Parking 589 683 -251 1,021

Backlot Areas

Landscaping

Site Drainage

Site Remediation (East Area)

The proposed normal hours of construction are 07:00 – 19:00 Monday to Friday and 07:00 – 13.00 on Saturdays. A Code of Construction Practice (CoCP) will be prepared for the construction of the scheme. The CoCP will establish a series of objectives and measures to be applied throughout the construction period to protect the environment and limit disturbance to residents from construction activities.



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Should planning consent be granted for the Project, it is likely that the Five Points Roundabout (FPR) highway improvement works would be brought forward in the early part of Phase One.

Consideration Given to Alternatives

The EIA regulations requires an outline of the main alternatives considered and reasons why the preferred choice has been selected. Three types of alternatives have been considered: do nothing; off-site alternatives; and on site design and layout options. The following provides a brief summary of the types of alternatives considered whilst these are described in more detail in the Planning Statement (Document 2).

Do nothing

This alternative considers making no changes to the site. This would have a detrimental impact on Pinewood Studios (and the film and television sector) as it restricts the required expansion necessary to meet increased and projected demand.

Off-site alternatives

A range of potential off-site alternatives to the proposed expansion of Pinewood Studios onto Green Belt land have been assessed. The assessment demonstrates that in meeting the UK film and TV growth objective to capture greater international market share, no equal or better solution exists than the proposed co-location of the PSDF development with the existing Pinewood Studios site at Iver Heath. It is demonstrated that no alternative can match the expansion potential and economic benefits delivered by Pinewood Studios.

On-site design and layout options

Five different layout options were explored to try to meet the objectives for Pinewood Studios expansion as illustrated below in Figure 4. The different layout options considered the likely significant effects for a range of environmental topics in order to develop a functional scheme that achieves the least adverse environmental effects practicable whilst maximising beneficial effects. The options were assed in terms of:

Impact on green belt

Ecological impact

Visual impact

Contamination

Functionality

Economic viability.



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Set out in the figure below are the on-site alternative options considered but ultimately dismissed in favour of the chosen scheme, Option 1E which seeks to optimise development in the West Area whilst protecting existing backlot areas.

Figure 4: Alternative layouts options considered

Pinewood Studios Ltd Pinewood Studios Development Framework and Five Points Roundabout



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Summary of Environmental Effects

The likely significant effects that construction and subsequent operation of the Project would have on the environment have been identified and assessed under the topics identified within the EIA. The likely effects of the PSDF and FPR proposals have been considered individually and in combination with each other. The potential cumulative effects of the Project and PSL’s separate proposals for the South Dock Stage Complex and the F&G Block (Camelot Building) sites for which planning permission has been granted but development not yet completed, have also been assessed. The Scope of the EIA was agreed by SBDC and included the topics below. This section summarises the key findings of the assessments.

Air Quality

The air quality assessment considers the likely significant effects of the PSDF and FPR developments on local air quality. These include the impact of dust and other particulates in relation to construction activities and the traffic generated from construction. It also considers the operational air quality effects of the Project associated with changes in traffic flows and potential on-site emission sources including the waste water treatment plant (WWTP) and the renewable energy plant.

The dominant source of air pollutants in the vicinity of the development sites are likely to be from vehicle emissions, from surrounding roads and the M25 motorway which has an approximate daily traffic flow of 161,500 vehicles. The main pollutants associated with road traffic and considered in the assessment are nitrogen dioxide (NO2) and fine particulate matter (PM10) comprising small pieces of solid or liquid matter within the air from vehicle emissions.

Likely construction phase activities of (and dust from) demolition, earthworks, construction and trackout at the PSDF site and FPR site were all assessed as being not significant in terms of their potential effects on the local air quality, when standard mitigation measures were taken into account. Extensive mitigation in the form of best practice measures would be built into the construction methodology and implemented through a Code of Construction Practice (CoCP) to ensure that there will be no likely significant effects.

Operational traffic resulting from the Project was considered to be the main potential cause of air quality impacts although these were considered to be negligible and not significant. The operational effects of the on-site emissions were considered in turn. The Waste Water Treatment Plant (WWTP) would be below ground with only small control cabinets and vents above ground and no significant effects with regard to odour emissions are expected. The operational effects of the energy centre were assessed using atmospheric dispersion modelling. Different scenarios were modelled with stack heights of between 9m and 13m. It was found that with a stack height of 11m, when combined with local background concentrations, the national objective for air quality was not exceeded. Therefore, a stack of 11m represents a worst case assessment yet is considered acceptable in terms of air quality emissions.

As the significance of construction traffic with regard to air quality has been assessed to be negligible, no additional mitigation measures (beyond those of best practice and appropriate construction traffic management) have been proposed. Similarly, as the significance of operational traffic with regard to air quality and operational on-site emissions sources have been assessed to be negligible and not significant, no mitigation measures are either considered necessary or proposed.




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Ecology

The ecology assessment provides an assessment of the likely significant effects of the Project on features of ecological interest, identifying the scale at which these impacts are significant and proposing mitigation and amelioration measures as necessary to reduce the significance.

The PSDF site includes the West and East Areas. The West Area comprises the operational Pinewood Studios complex and lies adjacent to Black Park Country Park, designated as a Local Nature Reserve (LNR) and part of which is designated as a Site of Special Scientific Interest (SSSI). The East Area is currently formed of low quality improved grassland and semi improved grassland, with an area of broadleaved woodland. The East and West Areas link into the surrounding landscape via a series of fields and hedgerows.

The FPR site is predominantly rural in setting. The roundabout itself comprises grassland with an informal arrangement of single pine trees. There is also an area of native hedgerow with trees.

No statutory or non-statutory designated sites are located within the PSDF or FPR site boundaries. Both sites have the potential to support a number of species, including bats, birds, invertebrates and lizards. A range of different habitat types have also been identified.

The likely effects from construction at the PSDF site in advance of any mitigation being put in place predominantly comprises a loss of habitats and disturbance to a number of protected species. The main anticipated operational effect of the PSDF in advance of mitigation being put in place, is identified as being disturbance to bat roosts resulting in a loss of breeding success and eventual population decline.

At the Five Points Roundabout site, the construction activities are expected to result in small losses of habitat which currently provide some opportunities for a number of protected species. During operation, it is expected that there will be an increase in foraging for a small population of common pipistrelle bats as a result of any repositioned lighting that might be necessary as part of the Five Points Roundabout improvement works.

As outlined above, if no mitigation was put in place, a number of potentially significant adverse effects would be anticipated. However, to ensure legal compliance in the case of European Protected Species (EPS), and to ensure there are no significant residual effects on ecology and biodiversity, extensive mitigation referred to as Embedded Ecological Measures (EEM) have been proposed and comprise an integral element of the proposed developments. Additional mitigation measures to those ‘embedded’ into the scheme design are also proposed. Complementary landscaping measures have been incorporated into the design to retain as much habitat as present.

The EEM include replacement and enhanced habitats for those lost, the translocation (relocation) of protected species to another part of the site with suitably enhanced habitat, and leaving certain habitats in place during construction to provide necessary opportunities for protected species. The EEM have been designed in conjunction with the landscaping proposals as a coordinated approach to ensure that habitats created during the early phase of construction works are ready to receive translocated species and minimise the overall disturbance to ecological and landscape features and protected species. The additional mitigation measures include the erection of bat boxes on building facades, and features on the green roofs for invertebrates such as sand boxes for mining bees and hibernacula. Figure 5 provides a computer generated image of the PSDF site taken from the north looking south across the West and East Areas.

Mitigation at FPR will include replacement habitat planting, translocation of slow worm population and the provision of nest boxes for birds.




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With these embedded and additional mitigation measures in place it is assessed that there will be no significant ecological effects resulting from the Project.

Indeed, the accompanying Ecology Strategy (Document 14) confirms that (using a DEFRA assessment tool) implementation of the identified measures will result in no net loss of biodiversity.

Figure 5: Computer generated image looking south across the West and East Areas

Ground Conditions and Contaminated Land

This section of the ES contains the assessment of the likely significant environmental effects of the proposed developments on ground conditions, which include the application site’s geology and groundwater and considers existing contamination of the soils and groundwater of the application sites.

The West Area is characterised by the existing Pinewood Studios development and there is no evidence of any known significant contamination. Localised contamination may be present as a result of waste from production and workshop activities or from earlier demolition.

During the early 1980s part of the East Area was used as a sand and gravel extraction pit, the material from which was used for the construction of the M25 motorway as shown on Figure 6. Excavations from this activity were filled with non-hazardous waste materials creating three landfill cells and covered with a low permeability clay cap creating, which are regularly monitored.




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Figure 6: Previous land uses in the East Area

Ground conditions at Five Points Roundabout have been inferred from the Geology map as Black Park Gravel deposits overlying London Clay.

During the construction and operational phases there is only likely to be negligible impacts on the PSDF and FPR sites which are not considered to be significant.

Appropriate measures have been incorporated into the Project in two ways to mitigate any adverse effects. Firstly, this has been achieved during the design process by ensuring that the development proposals will not affect the integrity of the landfill cells in the East Area. Secondly, this will be achieved through the implementation of practical measures during the construction and operation of the developments. These include:

A Code of Construction Practice (CoCP) to control risks to human health and water pollution and a watching brief for contaminated ground during construction.

Environmental procedures for the continued monitoring of waste cells on the East Area.

Environmental Management Plan for activities on East Area.

With the implementation of the mitigation measures outlined above, no significant residual effects on ground conditions are considered likely.




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Heritage Assets

This section of the ES contains the assessment of the likely significant effects of the Project on heritage assets

The PSDF East Area is characterised by flat open land and woodland. No areas of archaeological interest have been located following a desk study and archaeological trial trenching works. There is a low likelihood of a medieval archaeological record. There is a moderate to high possibility that field boundary evidence relating to field enclosure (post-medieval) could be found although this would only be of local importance only.

The West Area has similar topography to the East Area however it comprises existing development in the form of the Pinewood Studios complex. There are no designated heritage assets (e.g. Listed Buildings) located within the East Area or West Area.

FPR has a low to moderate likelihood of containing archaeological evidence.

An assessment has been undertaken of the likely significant effects of construction and permanent works on buried archaeology and designated and undesignated built heritage, both on-site and within 2km of the site, both directly and in terms of setting.

Pinewood contains a number of buildings of undesignated heritage interest which will be subject to demolition. Whilst several of these only have an historic value of ‘low’ when considered individually, they do have a ‘medium’ value when considered as a group through their historic association with the Studios and significant films produced in them.

On the East and West Areas, potential impacts on cultural heritage and archaeological deposits as a result of construction activities would be slight (at worst) and not significant. Similarly changes to the historic landscape and the impact on the built heritage of the West Area would not be significant.

In terms of Five Points Roundabout minor non-significant effects are anticipated in terms of cultural heritage during the construction phase.

It is anticipated that the operational effects of the Project on heritage assets for both the PSDF and FPR sites will be negligible and not significant.

In order to mitigate potential construction phase impacts on archaeology it is proposed that an Archaeological Watching Brief be carried out during the construction period, where and as appropriate.

Mitigation measures for the built environment will include photographic recording.

No mitigation within the PSDF and FPR sites would be required during the operational phase of the Project.

The effects of the completed Project on Heritage Assets will not be significant.

Landscape and Visual

This section of the ES contains the assessment of the likely significant effects of the Project on the character of the surrounding landscape, landscape features and on visual amenity.

Given the nature and scale of the proposed developments, a study area extending to approximately 3km from both the PSDF and Five Points Roundabout sites has been adopted. This reflects the maximum distance over which the Project is likely to be visible within the landscape, due to intervening development, vegetation or other topographical features.




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The West Area of the PSDF site comprises the Pinewood Studios complex including Heatherden Hall and its extensive formal gardens and mature trees, remnants of the former estate. The East Area comprises a mixture of pasture and unmanaged grassland, areas of scrub, unmanaged hedgerows with trees and the oval shaped woodland referred to as ‘The Clump’.

The Five Points Roundabout application site is surrounded by woodland, urban elements and farmland. Vegetation in the vicinity of the roundabout includes amenity grassland with pine, oak, alder and birch of approximately 10-15 years old.

Both development sites and the surrounding landscape is flat and low lying with mixed land cover including the settlements of Iver and Iver Heath, paddocks and larger open arable fields divided by a network of hedgerows and hedgerow trees and areas of woodland. The landscape is cut by roads including the M25 creating local audible and visual impacts. In terms of landscape character the area around the application site displays a landscape character of moderate value. It is a landscape which will be tolerant of change.

The development sites are encompassed within the Colne Valley Regional Park. Black Park Country Park a Local Nature Reserve (LNR), comprising large areas of woodland, heathland and grassland to the west of the PSDF West Area is used for recreation. An area of Black Park is designated as a Site of Special Scientific Interest (SSSI).

The lowland topography, mature woodlands and dominance of settlement in the area around the application sites fragments and limits views making the landscape reasonably tolerant to change due to its enclosure. Visual receptors include those from a number of residential properties on the outskirts of Iver Heath and the surrounding roads, as well as those using the Public Rights of Way (PROW) in the vicinity and vehicular travellers using the local roads.

The defined development parameters embed the mitigation measures (including bunding and areas of new woodland planting) into the proposals so as to avoid and reduce negative effects on landscape character, landscape features and the amenity of views from residential properties and PROW. Careful site planning including the judicious placement of buildings, vehicular access points and new road junctions has minimised the loss of existing vegetation, so as to retain existing landscape character and screening effects. The integration of the proposals into the wider landscape has been considered in the siting and size of new buildings.

Development would be phased so that the proposed bunding and woodland buffers proposed around the perimeter of the site with Sevenhills Road and Pinewood Road would be established and planted in Phase 1 of the project so that they would have time to mature during the construction period.

During the construction period the significance of effect of the proposals on the landscape character of the PSDF site would be moderately adverse but for a temporary period only. The majority of the boundary hedgerows and some of the internal field boundary hedges would be retained resulting in a slight adverse effect on landscape features. Visual effects during the construction phase would be temporary moderate adverse from some properties in Pinewood Green and on views whilst travelling along Pinewood Road.

Effects on the landscape character as a result of the proposals at FPR have been assessed to be moderate adverse significance during the construction phase as a number of trees are required to be removed. Visual effects have not generally been assessed as significant during the construction phase although some receptors would experience temporary significant effects.

http://en.wikipedia.org/wiki/Site_of_Special_Scientific_Interest




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During the operational phase, the PSDF would result in minimal alterations to the landscape pattern and characteristics of the baseline resulting in a slight adverse effect on landscape character. There would be a slight beneficial effect on landscape features in that it would result in the amount of linear hedgerow within the site being increased by 1,781 metres and a substantial increase in the amount of tree planting present. Figure 7 shows a computer generated image of how the PSDF development might look once the landscaping and habitat creation measures have begun to establish.

Figure 7: Image showing the PSDF development from the south-east of the site

Residual visual effects from residential properties, PRoW and surrounding roads, taking in to account the screening effects of retained existing vegetation, proposed planting and bunding, have been assessed as slight adverse to negligible which are not significant in EIA terms.

The effect on the landscape character and landscape features as a result of the proposals at FPR would be slight adverse reducing to negligible once the planted trees have matured. Visual effects as a result of the FPR proposals have been assessed as slight adverse to negligible which are not significant.

Noise and Vibration

This section of the ES contains the assessment of the likely significant effects of the project by reason of noise and vibration on surrounding noise and vibration sensitive receivers. Temporary impacts during construction and permanent effects due to the operation of the development have been considered.

Baseline noise data has been gathered through a noise survey conducted at locations close to noise sensitive receivers (such as dwellings) near to the proposed development. Road traffic noise from local roads and the M25 is the dominant source of noise at the site and in the surrounding area. Air traffic is also audible in some areas. The surroundings of the proposed developments are not close to any existing sources of appreciable levels of vibration.




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Construction noise has been assessed using standard recognised methods.

The assessment for the operational effects of the Project includes the evaluation of four components:

Road traffic

On-site roads and car parks

Buildings services plant noise

Operational noise from outdoor filming.

To mitigate the impact of construction noise, best practicable measures including liaison with the local community will be put in place under the CoCP in order to control any potential disturbance to nearby residences. Construction methods that minimise vibration impacts will also be selected.

Operational mitigation will only be necessary in regard to temporary noise from filming activities. Mitigation measures will include PSL liaising with residents to inform them of planned activities, as currently managed by the existing Studios.

The construction assessment concluded that overall, once mitigation is put in place, dwellings in the vicinity of the application site will not be significantly affected by construction works. While some properties may experience slight adverse effects from construction activities, during the construction phase of PSDF (East Area), these effects will be temporary in nature and not significant. At Saul’s Farm, noise from construction of the nearest car park is considered to be a significant adverse effect if the property, which is owned and let by PSL, is occupied at the time of the works. This effect would only occur for a short period of time and could be reduced through the provision of acoustic screening by the erection of appropriate hoardings.

During the operational phase of the PSDF and FPR developments, there will be no significant impacts from noise or vibration.

Socio-economics

This section of the ES presents an assessment of the socio-economic effects of the project during the construction and operational phases. The effects assessed are construction jobs, operational jobs, Gross Value Added, contributions to the Exchequer, contributions to exports and the Balance of Trade, and wider effects. The net additional effects have been considered – that is the extent to which activity takes place at all, on a larger scale, earlier or within a specific designated area or target group as a result of the project.

The socio-economic effects associated with the FPR are anticipated to be very limited. Consequently, the analysis is of the PSDF and combined (PSDF and FPR) effects - “the Project”.

The socio-economic economic effects have been modelled at three different spatial areas: South Bucks District; Buckinghamshire Thames Valley Local Enterprise Partnership (LEP) area (which covers the Buckinghamshire County area and is a Government recognised area in terms of growth policy); and the United Kingdom (UK). In addition, consideration has also been given to the effects of the project within the local area.

There is rising world demand for screen-based media (film, television and games). Pinewood is recognised as one of the few premium production facilities around the world. The UK and London in particular is recognised as an attractive place to make films and screen-based




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content. Pinewood is currently operating at or near full capacity, but its key customers are looking for more space at Pinewood. There is significantly more projected demand for studio capacity in the UK than there is supply. The PSDF will help to meet this demand.

It is estimated that during the construction phase, expenditure of £194 million would support some 1,369 person years of gross direct employment in construction activity and professional services.

Once fully operational, it is estimated that Pinewood would support nearly 8,000 gross jobs within the UK economy, with around 3,420 of these being created as a result of the PSDF. In total some 3,078 net additional jobs would be generated at the UK level by the project. It would also be expected to lead to a range of wider benefits during the operational stage in terms of: skills, education and training; culture; innovation; clustering and agglomeration; and social diversity and inclusion.

The socio-economic effects identified are all positive. Therefore, no mitigation is required. In relation to enhancement, measures are identified to promote local procurement, recruitment and training.

Overall, the PSDF will have significant positive socio-economic effects, including those that can be quantified as well as the important broader socio-economic contribution that the project will have at the national and more local level. In addition, it will contribute to achieving a number of Government objectives. It will help to ensure that the future competitiveness of the UK’s digital and creative industries (and the film and television sectors within it) – a key growth sector underpinning the Government’s overall Plan for Sustainable Growth – is maintained.

Light Obtrusion

This section of the Environmental Statement (ES) provides an assessment of the baseline lighting conditions of the PSDF and FPR application sites and provides a series of recommendations for inclusion in the lighting strategy at the detailed design stage. Where appropriate, a series of mitigation measures are identified which can be secured by planning condition and which will ensure that there are no significant effects of light obtrusion resulting from the Project.

Pinewood Studios is presently not a significant contributor to light obtrusion in the neighbourhood. This is principally due to the screening around the site by existing buildings or tall trees which serve to contain much of the artificial lighting within the site boundary. The M25 and other road lighting also contribute to light obtrusion.

Light spill and glare were noted due to the area lighting systems within the existing Pinewood Studios complex. There is scope for reduction of obtrusive light, in particular by reducing light spill and upward light by the use of efficient horizontal cut-off optics, light sources and the correct orientation of luminaires.

The FPR site is lit with nine streetlights. This is a single sided road lighting installation comprising approximately 10m columns spaced at approximately 20-30 m intervals around the junction.

Construction is a temporary activity and as such, construction lighting for the PSDF and FPR sites will be managed to minimise obtrusive lighting effects through recognised best practice measures which would be incorporated in the CoCP.

In terms of light obtrusion effects during the operational phase of the PSDF development, a lighting strategy will be prepared during the detailed design phase of the project which will




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ensure that all lighting is compliant with the necessary standards and no significant light obtrusion will result. Operational temporary lighting used during filming activities will be managed in the same way as it is currently managed for the existing Studios by PSL.

As the highway improvement works include widening of FPR, there is likely to be an increase of light distribution from the repositioning of lighting columns. The lighting scheme would be designed to meet road safety and highway requirements and use best practice standards to minimise the effects of light obtrusion on sensitive receptors including local residents and ecological resources.

With the appropriate planning and application of best practice techniques, the residual effects of lighting during construction and operation of the PSDF and FPR sites would be minimal and not significant.

Transport

The transport section of the ES assesses the significance of the effects of the change in traffic flows on local communities as a result of the PSDF and Five Points Roundabout (FPR) developments. The effects on traffic capacity i.e. the ability of the road network to cater for the change in traffic flow as a result of the developments, are assessed in the Transport Assessment which forms an appendix (Document 10c) to the ES and is also submitted as a separate document of the planning applications (Document 12).

The existing transport facilities in the area as described in the ES include local walking and cycling facilities, the local road network and highways for private vehicles and bus services and the proximity of rail stations. PSL operate a shuttle bus between Pinewood Studios and Slough and Uxbridge Stations which is very popular.

Access from the local highway network to the strategic road network (M25/M40/A40) is obtained via the A412 Denham Road.

Traffic flows vary depending on the road type. The main point of congestion on the local network is FPR which is subject to queuing during the peak hours, located approximately 1km south of the PSDF site.

In relation to construction effects, it is estimated that 180 vehicle movements (per week) will be generated during peak periods of construction activity of which 70 will be HGVs and the remainder light vehicles. This level of activity has been assessed to have a negligible (and not significant) effect on the study area in relation to severance, pedestrian amenity and delay and accidents and safety. At other times the construction traffic effects will be significantly less.

In terms of the operational effects of the PSDF and FPR developments, the increases in daily and peak hour traffic movements have been assessed.

It is important to note that these effects will take place gradually as the PSDF proposals are built out. It should also be noted that the assessment in the ES does not consider the impact of the Travel Plan which has been estimated to result in a 20% reduction in vehicle trips associated with PSDF over a 20 year period. Nor does it take account of the financial contribution that will be made to pedestrian and cycle improvements in the area. Both of these measures will further reduce the impact of the proposed developments.

The impact of this increased level of traffic movement on pedestrian delay and pedestrian amenity would be negligible or minor adverse and not significant. Similarly severance effects would be minor or moderate and in overall terms, not significant. A minor beneficial (not significant) effect on accidents and safety is also predicted.




Page 21

To reduce the impact of construction traffic of the Project, a Construction Traffic Management Plan (CTMP) will be submitted to and agreed with Buckinghamshire County Council (BCC). This will include information relating to operational hours, HGV routes, on-site mitigation measures such as wheel washing, monitoring and reviewing the construction programme and any potential issues raised during this period. Through the application of measures within the CTMP, the residual impacts will be negligible and not significant.

In relation to operational conditions, a number of mitigation measures are proposed as follows:

Traffic management measures in Pinewood Green.

Contribution to walking and cycling improvements.

Framework Travel Plan.

Taking the study area as a whole, the residual impact in relation to severance is assessed to be negligible and not significant, but with a minor adverse impact in Pinewood Green (also assessed to be not significant.)

Potential effects in respect of pedestrian amenity and pedestrian delay will similarly be negligible and not significant whilst a minor (not significant) beneficial effect on safety will result.

Waste

This section of the ES provides an assessment of the likely significant effects of solid waste generation associated with the construction and operation of the Project.

Defra’s Government Review of Waste Policy in England (June 2011) sets out the Government’s overarching approach to work towards a zero waste economy. Central to this is the value of waste as a resource, both financially and environmentally, and working towards zero waste to landfill.

In terms of the detailed approach to the management of waste within Buckinghamshire, the objectives are to:

Reduce waste arisings;

Increase recycling and recovery;

Minimise waste disposal to landfill; and

Manage as much waste as possible within Buckinghamshire to reduce reliance on waste management facilities and landfill disposal elsewhere.

Waste has been assessed in relation to the types and quantities of solid waste that would be generated from the Project, the quantity of residual waste requiring disposal to landfill and the available capacity of waste management infrastructure to manage the residual waste fraction. This was considered both at construction and operational phases.

The baseline data has been collected through desk-based studies of existing site activities and their potential to generate solid waste.

The estimates for construction waste have been calculated using recognised standards. The construction assessment has assumed that 50% of the construction, demolition and excavation waste requiring off-site management would be diverted from landfill and the material




Page 22

recycled and recovered for use elsewhere. This is considered a robust approach having regard to current Buckinghamshire County Council targets of minimising waste to landfill.

It is estimated that there would be 38,760 tonnes of construction waste arisings from the PSDF development requiring disposal to landfill over the 15 year construction period. The impact of this on available capacity would not be significant. While the construction of the FPR improvements would increase these figures the impact on available capacity would still be not significant

The waste assessment for the operational phase of the PSDF development has been calculated using floorspace for new buildings within the PSDF site and operational waste generations for the relevant land use activities specified by the British Standards. The assessment assumes that 51% of waste requiring off site management would be diverted from landfill.

Project operational waste arisings at the PSDF site in 2033 (when the development is completed and fully occupied) requiring landfill disposal are estimated to be 5,804 tonnes. The impact of this on projected landfill disposal capacity is assessed as being negligible and not significant.

No operational effects for the FPR development were considered as this does not have the capacity to generate waste once operational.

It is likely that the mitigation proposals for the construction phase will be explored in more depth through the implementation of a CoCP to help ensure that the construction process for both the PSDF and FPR developments:

Achieves efficient use of material resources.

Minimises the amount of waste produced, and

Achieves, as far as possible, zero waste to landfill.

The PSDF site will include the provision of waste management facilities. The residual environmental effects of the Project are considered to be not significant.

Water Resources

This section of the ES provides an assessment of the likely significant effects of the Project on the environment with regard to water resources. The water resources section has examined the existing conditions at the PSDF and FPR sites relating to drainage, flooding and water supply. The assessment of likely significant effects at both development sites has considered the following:

Water supply

Surface water drainage

Foul water drainage

Flood risk

Water quality

Groundwater.

In the West Area where the existing Pinewood Studios complex is located, most of the hard paved areas and buildings are currently drained through pipes and drains via several outfalls. The East Area of the PSDF site is currently drained by a network of ditches.




Page 23

FPR lies at a slightly lower elevation than the PSDF site. In general the drainage of this area occurs via a number of pipes and ditches that pass through Iver Heath and down to the River Alder Bourne 2km to the east.

There are two groundwater abstraction boreholes on the West Area that supply the existing Pinewood Studios complex. The water abstraction records indicate that the existing Pinewood Studios complex consumes approximately 75 million litres water per annum (210,000 litres/day). There is a four inch diameter Affinity Water main under Sevenhills Road but no connections serving the East Area are shown. It is assumed that Saul’s Farm is fed from this main.

The Environment Agency fluvial and tidal flood mapping records indicate that the PSDF and FPR sites are located in Flood Zone 1 which represents the lowest level of flood risk from rivers and sea. A Flood Risk Assessment (FRA) has been prepared for the PSDF which is appended to the ES.

The assessment of effects on the water resources at the PSDF and FPR sites resulting from the Project reported that no significant adverse effects were considered likely during the construction or operational phases of the developments.

The assessment has taken account of mitigation incorporated into the design, such as the provision of surface water attenuation or water reduction measures. As no significant effects have been assessed as likely, no further mitigation has been proposed and therefore no residual effects are anticipated.

Combined and Cumulative Effects

The ES has considered whether there would be any combined (or interactive) significant

environmental effects of the two developments which make up the Project; comprising the PSDF East

and West Areas and Five Points Roundabout. No significant combined effects are considered likely.

The ES also considers the potential for significant cumulative effects resulting from the Project and

other committed developments in the locality.

Pinewood Studios Ltd has the following permissions for development to be implemented within the

existing Studios site. These are:

South Dock Stage Complex (reserved matters application reference 12/01584/REM) which

was granted approval on 24th December 2012, and

F & G Office Block (Camelot Building) (full planning application reference 12/01690/FUL),

which was granted approval on 4 January 2013.

These applications have been considered as committed development for the purposes of the EIA. The likely significant environmental effects of these schemes have been considered as part of the cumulative impact assessment sections within this ES and no significant cumulative effects are reported.

Appendix A

Glossary of selected technical terms used throughout the Environmental Statement




Page A1

007 Stage

60,000 sq ft silent stage at Pinewood Studios – one of the specialist facilities and

USP’s of Pinewood. It is not exclusively used by Bond productions but hired to

any client as required

A weighted

Acoustics measurements are A weighted to take into account the unequal

sensitivity of the human auditory system across the ear’s frequency range. A

weighted is denoted by ‘A’ in the descriptor.

AQAP Air Quality Action Plan

AQMA Air Quality Management Area

Backlot Open brownfield land used for the construction of exterior sets and filming

outdoor special effects

BAP Biodiversity Action Plan

Baseline The current environmental conditions as they exist at the time of reporting in

2008.

Baseline

conditions

The conditions that would pertain in the absence of the proposed project at the

time that the project would be constructed/operated/decommissioned. The

definition of these baseline conditions should be informed by changes arising

from other causes (e.g. other consented developments).

Commercial

Waste

Waste that arises from premises used wholly or mainly for trade, business, sport,

recreation or entertainment.

Cultural Heritage

The legacy of physical artefacts and intangible attributes of a group, culture or

society that is maintained in the present and bestowed for the benefit of future

generations.

dB decibel

Defra Department of Environment Food and Rural Affairs

DfT Department for Transport

EA Environment Agency

EEM Embedded Ecological Measures

EHO Environmental Health Officer

EIA Environmental Impact Assessment

ES Environmental Statement

FRA Flood Risk Assessment

GEA Gross External Area

HGV Heavy goods vehicles – road vehicle greater 7.5 tonnes (the combined weight of

the vehicle and the goods)

LNR Local Nature Reserve

LVIA Landscape & Visual Impact Assessment

Maximum noise

levels

The maximum noise level identified during a measurement period.

Experimented data has shown that the human ear does not generally register the

full loudness of transient sound events of less than 125ms. Fast time weighting

has an exponential time constant of 125ms which reflects the ear’s response.

The maximum level measured with fast time weighting is denoted as LAmax,F.

Slow time weighting (S) with an exponential time constant of 1s is used to allow

more accurate estimation of the average sound level on a visual display. Impulse

(I) time weighting has a fast rise (35ms) and a slow decay and is intended to

mimic the ear’s response to impulsive sounds.

Media Park The portfolio of tenant companies accommodated at Pinewood and Shepperton

Studios on short and medium term leases, providing equipment and services to




Page A2

the creative industries

Mitigation Measures taken to avoid or reduce negative impacts.

Multi-Agency

Geographic

Information for

the Countryside

(MAGIC)

Multi-Agency Geographic Information for the Countryside

Municipal Solid

Waste

Waste which is collected by a waste collection authority (WCA). Commonly

includes household waste and other waste collected from municipal parks and

gardens, fly-tipping, bulky household waste and any commercial and industrial

waste collected by a WCA.

National

Biodiversity

Network (NBN)

Gateway

A web-based source of UK biodiversity data.

National Nature

Reserve (NNR)

A UK government conservation designation for a nature reserve of national

significance for biological or earth science interest.

NNR National Nature Reserve

NO Nitric oxide

No net loss The point at which habitat or biodiversity losses equal their gains, both

quantitatively and qualitatively.

NO2 Nitrogen Dioxide

NOx Oxides of nitrogen, the sum of NO and NO2

NPPF National Planning Policy Framework

NSR Noise sensitive receiver.

O2 Ozone

Pinewood Group Pinewood Shepperton plc including its international interests

Pinewood

Studios The main Studio site

PM10 Particulate matter which passes through a size-selective inlet with a 50%

efficient cut-off at 10µm aerodynamic diameter

PM2.5 Particulate matter which passes through a size-selective inlet with a 50%

efficient cut-off at 2.5µm aerodynamic diameter

PP Polypropylene

PPE Personal Protective Equipment

Prehistoric Belonging to or existing in times before recorded or written history, covering the

later Stone Age.

Project Pinewood The previous planning application for development of the Pinewood land

Proposed

Development

The project comprising the three planning applications at the Main Site, Five

Points Roundabout application site and Seven Hills Road Junction Site.

PROW Public Right of Way

PSDF Pinewood Studios Development Framework

PSL Pinewood Studios Ltd

Public Right of

Way

Land subject to the Rights of Way Act 1990. Defined in the Right of Way Act

as “An Act to amend the law relating to rights of way and the disturbance and

restoration of the surface of land over which rights of way pass: to keep the line

of rights of way clear of crops: to enable local authorities to act in connection




Page A3

therewith: and for connected purposes’. www.opsi.giov.uk Office of Public

Sector Information.

Red List

The RSPB has classified birds according to their conservation priority. Red list

species are those with the highest conservation priority, with species needing

urgent action. Red list criteria include globally threatened species, those that

have undergone historical population decline in UK during 1800–1995, a rapid

(at least 50%) decline in UK breeding population over last 25 years or a rapid (at

least 50%) contraction of UK breeding range over last 25 years. Amber is the

next most critical group.

Richard

Attenborough

Stage

New 30,000 sq ft sound stage at Pinewood Studios completed in February 2012

designed to accommodate feature films and event TV

SBDC South Bucks District Council

SI Site Investigation

Silent Stage Stage without acoustic attenuation

Site of Special

Scientific Interest

(SSSI)

A statutory conservation designation denoting a protected area in the United

Kingdom of national importance.

SO2 Sulphur dioxide

SSSI Site of Special Scientific Interest

SuDS Sustainable Drainage Systems

SWMP Site Waste Management Plan

TA

Transport Assessment: Where a new development is likely to have significant

transport implications, a Transport Assessment (TA) should be prepared and

submitted with a planning application for the development. It will then be used

to determine whether the impact of the development on transport is acceptable.

A TA tends to include local network modelling.

The (Hollywood

or Major) Studios

Pinewood’s major clients: the US entertainment corporations operating globally

and historically based in Los Angeles, commissioning and funding feature film

and TV productions e.g. Sony Pictures, Warner Bros, 20th Century Fox,

Universal, Paramount and Disney

The Creative

Industries

Creative Industries Mapping Document, DCMS (2001): the standard definition

of the creative industries includes 13 sectors: advertising, architecture, art and

antiques, computer games, crafts, design, designer fashion, film and video,

music, performing arts, publishing, software, TV and radio. All "have their

origin in individual creativity, skill and talent” and “have a potential for job and

wealth creation through the generation and exploitation of intellectual property."

The

Development

Site

Pinewood Studios and the Pinewood land

The Five Points

Roundabout

(FPR)

The junction at the end of Pinewood Road providing one of the principal access

routes to Pinewood Studios for which full planning permission has been granted

for an improved layout

The Pinewood

Land The 47 hectares of land owned by Pinewood and adjacent to Pinewood Studios

TPO Tree Preservation Order

Travel Plan (TP) A TP is aimed at reducing reliance on private car use over time. Targets should

be set and the development monitored against these.

Tree Preservation An order made by the Council to protect trees, groups of trees or woodlands of




Page A4

Order (TPO) high amenity value which may be under threat.

Trip distribution The process to assess where trips come from and where they go to

Trip generation The process to forecast how many trips will be made

TV Studio

Different to a sound stage in that it has a laser-levelled resin floor, permanent

lighting grid and infrastructure to connect cameras and sound equipment to the

production galleries

UK BAP United Kingdom Biodiversity Action Plan

Underwater

Stage

Stage at Pinewood Studios with specially designed tank (20m x 10m x 6m deep)

for underwater filming

Vibration

Vibration may be expressed in terms of displacement, velocity and acceleration.

Velocity and acceleration are most commonly used when assessing structure

borne noise or human comfort issues respectively. Vibration amplitude may be

quantified as a peak value, or as a root mean squared (rms) value. Vibration

amplitude can be expressed as an engineering unit value eg 1 mms-1 or as a ratio

on a logarithmic scale in decibels: vibration velocity level, dB = 20 log (V/Vref).

(Where the preferred reference level, Vref, for vibration velocity = 10-9 ms-1.)

The decibel approach has advantages for manipulation and comparison of data.

Visibility Splay

A Visibility Splay is a diagram indicating the area adjacent to a road junction or

access which should be free from obstruction to motorists and pedestrians. There

are varying standards for visibility splays depending on the speed of traffic on

the roads.

Visual Effects

(VFX) and

Computer

Generated

Imagery (CGI)

Computer generated effects and images created after shooting during the post

production process

Visualisation

The generation of photographs and visualisations using 3D co-ordinates of the

camera location and accurate survey data to correctly position and scale a

computer generated image.

Wildlife Buffer The strip of retained and enhanced habitat running across the entire length of the

Main Site and forming part of the ecological mitigation strategy.

Wireline Computer generated outline representing the likely scale and positioning of a

structure or building.

WRAP Waste and Resources Action Programme

WRMU Water Resources Management Unit

Zone of influence

The area within the site boundary only. This is used when assessing the value of

a resource to describe those features that are of value within the context of the

site only (i.e. of less than local value).

Zone of Visual

Influence.

Area within a proposed development may have an influence or effect on visual

amenity. The generation of photographs and visualisations using 3D co-

ordinates of the camera location and accurate survey data to correctly position

and scale a computer generated image.

ZTV Zone of Theoretical Visibility

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