upperlands - Institute of Environmental Management and Assessment

UPPERLANDSNON-TECHNICAL SUMMARYMay 2009TURLEYASSOCIATES

Page 2UPPERLANDSNON-TECHNICAL SUMMARY, MARCH 2009

CONTENTS1 INTRODUCTION PAge 42 Site and Surroundings PAge 63 The SurroundingS PAge 74 Project DESCRIPTION PAge 85 Planning ContexT PAge 106 POPULATION PAge 117 TRANSPORTATION PAge 118 Air QUALITY PAge 119 NOISE PAge 1210 EcologY PAge 1211 Flooding and HydrologY PAge 1312 CONTAMINATION PAge 1413 LANDSCAPE PAge 1414 Industrial ArchaeologY PAge 1615 Built HeritagE PAGE 1716 DrainagE PAge 1817 ServICES PAge 1818 Overall ASSESSMENT PAge 18Page 3TURLEYASSOCIATES

1 IntroductionThis is a Non-Technical Summary of an EnvironmentalStatement (ES) prepared to accompany an application foroutline application for the heritage led regeneration (restorationand retention of listed mill buildings) of the former William Clarkand Sons Linen Mill complex, Upperlands, Maghera. The ESis a detailed report which articulates the wider EnvironmentalImpact Assessment (EIA) undertaken by the project team. Itprovides an assessment of the likely environmental effects andtheir significance and sets out mitigation measures to addressany potentially adverse impacts of the proposal.The application is submitted by Turley Associates on behalfof JHT (Upperlands) Ltd who purchased the site from WilliamClark and Sons Ltd in the summer of 2007. JHT (UpperlandsLtd) are a subsidiary company of JH Turkington and Son’s,one of Northern Ireland’s leading construction and propertydevelopment companies. The firm has a proven track recordin developing retail, residential, industrial and office projectsacross the Province.The application should also be read in tandem with the fullplanning application submitted in respect of the listed buildingsand structures contained within the site complex.Intimate view between mill buildingsView across the Green Dam looking back towards the siteThe former William Clark site is one of the longest continuouslyoperating industrial sites in Ulster, with its unique processof beetling. The Clark family have been involved in the linenmanufacturing business since 1736, and the present day sitecontains a range of functionally diverse buildings which illustratethe processes entailed in finishing linen. Combined with thebleaching green they tell the story of the historical developmentof the site as a result of technological advances and demonstratehow the Clark’s family developed a sophisticated waterworkscomprising 5 dams and associated mill races. The worksencompass one of the largest, if not the largest, industrialwaterworks in Northern Ireland, all of which is still intact and fullyoperational.For centuries the William Clark and Sons’ linen mill was the lifeblood of the village, providing local people with employmentopportunities and knitting together the social fabric of the village.Since the 1980’s the village has gone into a steady period ofdecline. A lack of employment opportunities has meant thatthose members of the population, who are economically active,have left the village and sought employment elsewhere. Thesepeople have settled in other parts of the province, leaving anaging population within the village. This trend of out migrationhas had a direct impact upon social services and facilities withinthe village, and makes it difficult to encourage people to live inUpperlands.The masterplan for the site has been tested through the EIAprocess. It has been informed by a range of comprehensivestudies which have assisted in devising the form, type andconfiguration of the uses proposed for this key heritageregeneration opportunity. The masterplan is illustrated within thisdocument to provide a clear understanding of what is proposedfor the site. This document is a summary of the EIA produced inan easy to understand format to enable members of the publicand all key stakeholders to readily understand the proposals andthe process which has been engaged in to robustly assess thepotential environmental impacts which the proposal may giverise to.Prominent landmark building 10aPage 4UPPERLANDSNON-TECHNICAL SUMMARY, MARCH 2009

KILLSIDE ROADCRAIg’S DAMISLAND DAMgORTEADE ROADWEEDAMgREEN DAMNEW DAMKNOCKONEILL RIvERMACKNAgH ROADTHE gREENTIRgARvIL ROADKILREA ROADCLUNADY ROADFig 1. Site PlanPage 5TURLEYASSOCIATES

2 Site and surroundingsThe siteThe application site extends to approximately 34.7 hectares,the largest portion of site relates to the commercial/industrialcomplex on the northern side of the Kilrea Road. The complexis set in a mature landscape and consists of a number ofcomponent elements: heavily wooded river corridor; areas ofmeadow/pasture land; tree lined avenue; large open bleachgreen; four man made dams extending to approximately 8.9hectares; and an industrial core with approximately 27,870 sqmetres of building floor space in both old and modern structures(a number of these buildings are listed).The site is located off the Kilrea Road, Upperlands, approximately4.5km from Maghera. The main vehicular access point to the siteis from the Kilrea Road, although there is a second (underused)access point from the Macknagh Road which crosses theKnockoneill River.Ampertaine Primary SchoolTwo main uses have been established on the site sincethe mid 18th century; namely industrial and residential use.Approximately 27 workers are currently employed manufacturinglinen and technical textiles. Processes include dyeing, finishing,coating, laminating and beetling. Currently, only 16% of theindustrial floorspace within the complex is still in active use andthe majority of buildings are underutilised due to their poor stateof repair.In terms of residential development, there are a number ofresidential properties throughout the site which previouslyhoused mill workers and managers. The site also provides forrecreational activities, primarily angling and walking.Energy from the four dams is harnessed to power the hydroelectricgenerator, which is owned and operated by the UpperlandsCommunity Association. Power from the generator is then usedwithin the village, with the balance sold on to Northern IrelandElectricity (NIE).Linenhall Business CentreResidential properties on Kilrea RoadPage 6UPPERLANDSNON-TECHNICAL SUMMARY, MARCH 2009

Fig 2. Aerial Photo within indicative site boundary3 The SurroundingsMature vegetation, including substantial areas of designedlandscape, along the Knockoneill River defines the characterof the settlement and enhances its setting. The area aroundthe mill complex is dominated by open countryside, and thesite itself is well screened by mature trees and woodlands. Thewoodland area and the area around the dams contain valuablenature conservation habitats.For the most part the William Clark and Sons’ Linen Mill complexis obscured from view, although there are a few limited viewsof the 1736 thatched beetling mill from Boyne Row, a listed millworkers terrace that abuts the complex.In terms of the area surrounding the mill complex it is worth notingthat the Clark family also built two large family homes. One ofthe homes, Ampertaine House (listed building) adjoins the mainmill building complex. With its gate-lodge (listed building), itlieswithin a designed landscape setting which includes the rivercorridor and dominates the Kilrea road through the settlement.The second home built by the family, Ardtara House, is situatedalong the eastern boundary of the mill complex.The surrounding outlying area is dominated by small villages,the closest of which are Tamlaght, Culnady and Clady.Outside of the mill complex, the village is dominated byresidential properties, with the exception of the communitycentre (developed by the local community group) together witha small complex of commercial units, which is home to the PostOffice and a local village shop.Page 7TURLEYASSOCIATES

4 Project descriptionThe Concept Masterplan (CMP) seeks to deliver a high quality,sustainable environment through regeneration of a key brownfieldsite. The proposal is founded on a heritage led regenerationof the site and an integral part of the proposal includes theremoval of several less significant structures from the site alongwith the modern industrial sheds which permits the site to beopened up for redevelopment. The proposal seeks to retain thedense built form of the site and evoke the built form, scale andstructure of a traditional mill village, albeit interpreting it througha contemporary design approach.The jewel in the crown of the development is the sensitive reuseof listed buildings and other buildings of historical significancefor residential use, industrial use (retention of Clark’s existingbusiness) as well as the creation of an exhibition and historicinterpretation space. This new development permits the creationof a village square within the heart of the proposal and alsoseeks to integrate the site’s key landscape features within theproposal, whilst protecting the high ecological value of the site.Detailed below are the various uses within the proposal and thetotal amount of floor space associated with each use.The driving principles for the proposed redevelopment of theformer Mill complex are as follows:• creating natural extension to village - design an organicstructure form which creates a sense of evolution andintimacy to respect the semi-rural context;LAND USE• delivering mixed use regeneration - create acomplementary mix of uses including: employment;leisure and recreation; local facilities; cultural/historicalcentre; and residential;• respecting the industrial heritage - retain and refurbishthe listed buildings and others structures of historicalinterest;• protecting ecology - the site and surrounding environscomprise a wealth of ecology which the proposals seekto protect and enhance as a significant asset of thesite;• being economically viable - balance the costs associatedwith: restoring the historic buildings; protecting theecology; maintaining the dams and watercourses;consolidating Clark’s operations; providing community/cultural facilities; creating public open spaces and theprofits from the proposed residential development; and• minimising impact of vehicles - reduce the visual andphysical impact of cars and servicing by prioritisingthe pedestrian and cyclist and designing traffic calmedstreets with discrete parking are servicing areas.A parameters plan has been prepared to provide an indication ofthe disposition, location and mix of land uses, together with theirrespective building heights as well as distinguishing retained,refurbished and proposed new build development. Thisapproach established the parameters of the project for testingthrough the EIA process. BUILDING HEIGHTSThe siteIndustrialCulturalLeisure / RecreationRefurbished buildings to apartmentsRefurbished buildings to residentialNew build houses1a 3 bed 2.5 storey1b 3 bed 2.5 storey1c 2 bed 2 storey1c1 2 bed 2 storey3 3 bed 2 storey3a 4 bed 2 storey4a 3 bed 2 storey4c 4 bed 2.5 storey4d 4 bed 2 storeyThe siteListed BuildingsOther Retained BuildingsRelocated Listed BuildingsEmployment / Industrial1 storey2 storeyResidential or equivalent1 storey2 storey2.5 storey3 storey4 storeySTREET HIERARCHYSIMPLE LAND USEFig 3. Plan illustrating proposed building heightsPage 8UPPERLANDSNON-TECHNICAL SUMMARY, MARCH 2009The siteProposed RoutesSpine RouteBus StopSecondary RouteTertiary RoutePedestrian RouteAccess to Parking CourtsExisting RoutesPrimary RoutesSecondary RoutesTertiary RoutesThe siteIndustrialCulturalLeisure / RecreationRefurbished buildings to apartmentsRefurbished buildings to residentialNew build houses

BUILDING HEIGHTSThe siteListed BuildingsapartmentsresidentialOther Retained BuildingsRelocated Listed BuildingsEmployment / Industrial1 storey2 storeyResidential or equivalent1 storey2 storey2.5 storey3 storey4 storeySIMPLE LAND USEThe siteIndustrialCulturalLeisure / RecreationRefurbished buildings to apartmentsRefurbished buildings to residentialurtsNew build housesFig 4. Plan illustrating mix of usesPage 9TURLEYASSOCIATES

5 Planning ContextThe proposed development has been thoroughly consideredagainst current planning policy.The extant Magherafelt Area Plan 1976-1996 identifies the siteas unzoned land within the non-statutory limit, and accordinglythere is a presumption in favour of development provided thatthe proposal can address normal planning and environmentalcriteria. The Department has previously accepted that whilstthe development limit was a non-statutory limit that it had beeninforming development control decisions in Upperlands for overtwo decades. This point was also accepted by the PlanningAppeals Commission.The proposals for the conservation, adaptation and reuse of thebuildings and the site as a whole seek sensitive redevelopmentof the site to unlock the regenerating potential of the village botheconomically and socially. Furthermore, through its historicstatus, close association with the village and its people that asense of place and character can be created which will link thesite into the existing village. The mix of uses proposed on thesite all emanate from existing on site uses, and complementexisting facilities and services in the villageThe draft Magherafelt Area Plan 2015 will superseded the extantplan upon adoption and aims to provide a planning frameworkwhich facilities sustainable growth whilst protecting and whereappropriate enhancing the natural and man made environment.Within the draft plan, the entire mill complex is excluded fromthe settlement limit (policy US01). Whilst the site lies beyondthe development limit for Upperlands, this draft designation issubject to objection and will be heard through the upcomingExamination in Public due to commence in August 2009.The outline planning application addresses normal planningand environmental considerations and highlights that nodemonstrable harm will occur to interests of acknowledgedimportance.The proposed development accords with all other policiesand designations set out in the draft plan. In addition, it isimportant to note that there has been no change in the physicalcharacteristics of the application site from when the complexwas originally included within the development limit of the extantMAP.PPS4PPS6The RDS contains a SpatialDevelopment Strategy (SDS)and related Strategic PlanningGuidelines (SPGs) which aim toprovide long term policy directionsand the principles of accommodatingdevelopment in a sustainable manner.The key principles are ensuring abetter quality of life for everyone,now and for future generations, byseeking to meet the four objectivesof sustainable development: socialprogress which recognises the needsof everyone; effective protection of the environment; prudent useof natural resources; and maintenance of high and stable levelsof economic growth and employment.Development of this major brownfield site for mixed usedevelopment is entirely in tune with the thrust of regionalplanning policy. It will bring declining buildings into effective use,successfully deliver compact urban form and integrate with thecharacter of the wider area.PPS7PPS8PPS 6 encourages the retention and re-use of historic buildings.It recognises the substantial community benefits that can bedelivered through economic regeneration and environmentalenhancement. The proposal is very much a collaborativeconservation led approach with listed and historically importantbuildings on the site being retained and renewed for economicallyviable uses. It also seeks to introduce complementary newbuildings which reflects the historical use of the site whilstrespecting the setting, scale, height and massing of the existinglisted buildings. This will deliver a variety in building style andmaterials which will contribute significantly to the interest anddiversity of the site.The proposed sympathetic redevelopment of the site will resultin significant improvements to the built fabric of the site andwider location through refurbishment of listed and non-listedbuildings, heighten recognition of the historic status of the site,help to sustain existing facilities and inject the local area with avariety of new services and facilities.Page 10UPPERLANDSNON-TECHNICAL SUMMARY, MARCH 2009

6 PopulationA baseline survey of existing social and community facilities,employment and socio-economic statistics was completed in theformulation of this ES. An assessment of the potential impactsof the proposal on education, employment and local facilitateswas then undertaken. Given the types of facilities and extentof residential development proposed, an anticipated populationfor the new development was established and an assessmentmade of the likely job creation which the scheme can deliver.Impacts arising from the development include:KILLSIDE ROADCRAIg’S DAMISLAND DAMgORTEADE ROAD• Modest job retention through relocation of the existingWilliam Clark and Son’s linen mill to a refurbishedbuilding within the site;• The creation of new local facilities including a museum/exhibition space, playing fields and enhancedconnectivity between the site and surrounding area;gREEN DAMKNOCKONEILL RIvERNEW DAM• A positive cultural and tourism impact for Upperlandsand beyond with attraction of additional visitors to thearea;THE gREENMACKNAgH ROAD• Restoration of a locally significant landmark siteenhancing its historical importance to the localcommunity and the linen industry as a whole.KILREA ROADOverall it is considered that the proposal will have a longterm beneficial impact on the social infrastructure and localeconomy.7 TransportationAccess to the application site for all vehicles will remainunchanged, with vehicles entering the site via the existing twoway priority junction off the Kilrea Road. An integral part ofproposal seeks to enhance the existing Macknagh Road junctionin order that both site accesses can accommodate vehiculartraffic entering and exiting the site.The location of the application site ensures that it benefits froma good level of transport infrastructure provision that presentsgenuine opportunities for people to travel by public transport orby non-car modes of transport.Capacity analysis of both proposed site access junctions andkey junctions within the vicinity of the application site supportthe proposed development. It is anticipated that vehicle delaywill be negligible and any highway works required will beimplemented with procedures to reduce disturbance within thelocal environment.It is concluded that the proposed development will have a verylimited environmental impact on the surrounding area. Any likelyimpacts will be at worse ‘slight adverse’ and only on a ‘shortterm’ basis. Mitigation procedures have been highlighted in theES and suggested to rectify or reduce the envisaged impact.Fig 5. Movement and access plan8 Air QualityThe air quality impact assessment was carried out to assess thefollowing:• The existing air quality in the vicinity of the proposeddevelopment site.• The impact of the existing and proposed / future traffic flowsdue to the proposed development on local air quality.The Design Manual for Roads and Bridges (DMRB) is an acceptedmethod for screening areas where proposed developmentshave the potential to affect air quality. For the purposes of thisassessment background air quality data for the proposed areawas obtained from the www.airquality.co.uk website. Using thisinformation along with the predicted traffic flows with and withoutthe development in future years, it has been predicted that therewill be no exceedance of any relevant air quality limit values andthe increase in pollutant levels as a result of the developmentare not considered significant.The predicted impact of the proposed development will not besignificant in terms of the existing local air quality.Page 11TURLEYASSOCIATES

9 NoiseA noise assessment was undertaken to determine the potentialnoise impact associated with the proposed development. Theassessment focussed on determining the likely impact of theproposed development on sensitive receptors, the likely impactfrom increased traffic and the impact of the construction phase.An assessment was also conducted to determine the suitabilityof the site for residential development.The baseline noise survey was carried out over a period ofapproximately 18 hours at one location within the site to berepresentative of typical noise levels in the vicinity of the buildingsto be retained and also in the area where new residentialproperties are to be constructed for both daytime and night timehours. The existing noise climate within the site is predominantlyrural with intermittent passing traffic on the nearby roads andfrom operations associated with the mill complex.A variety of habitats of varying quality are present on the site.The area of wet woodland, treelines, lakes, hedgerows andswamp are the major features of conservation value on the site.It is noted that these features will be retained and improved.Bats, otters and a diverse range of birds are also present.Appropriate actions have been proposed to avoid impacts uponthese species. Suggested mitigation is likely to provide longtermbenefits for these animals, however the mobility of bats inparticular indicates that monitoring will be required throughoutthe development process.The assessment of traffic noise from the proposed developmentconcluded that as a result of increased traffic flows on KilreaRoad, the increase in noise levels would not be significant.Measures to attenuate the anticipated noise in order to reduceany potential impacts have been identified including fitting ofdouble glazing within the proposed residential properties.The assessment of construction phase noise from the proposeddevelopment identified that there was the potential for a shortterm impact on the immediate area. Attenuation measures suchas specific working hours have been identified in order to reduceany potential impacts.Overall, the assessment concluded that the site is suitable forresidential development. While there may be some short termimpacts during the construction phase, the proposal will notresult in any significant long term impacts on sensitive receptorsin the area.10 EcologyEcological assessments were carried out according to bestpractice. The entire site was covered with five key aims:• To map the areas of extant habitats and identify keyplant species;• To determine priority habitats on site;• To identify signs of protected animal species (particularlyprotected mammal & bird species) which may be usingthe site;• To determine the impact of future development activitieson the site;• To recommend appropriate mitigation measures shouldthe proposed development go ahead.Fig 6. Plan sumarising bird activityThe current masterplan for the site avoids direct impacts uponvaluable habitats where possible and concentrates the majorityof the development on lower value habitats. Where mitigation isproposed to compensate for impacts upon priority habitats (e.g.species rich hedgerows), it is generally located in retained areaswhere predicted disturbance will be lower over the lifetime of thedevelopment.The overall ecological impact assessment of the proposal ariseslargely from potential increased levels of diurnal disturbance andis currently assessed as moderate positive long-term. Mitigationplans proposed are appropriate to the habitats and speciesconcerned.The projected long-term beneficial impacts associated withspecific groups of animals arise entirely from the utilisation ofappropriate design and the implementation of a long-term activemanagement plan designed to maximise biodiversity levels onsite. The agreement and conditioning of such a plan will ensurethe long-term biodiversity of the site and the presence of priorityspecies and habitats thereon.Page 12UPPERLANDSNON-TECHNICAL SUMMARY, MARCH 2009

s)Summary of Bat Activity on the SiteRed Polygons & Dots = Pipistrelle (both species)distribution & breeding perches.Green Polygons & Dots = Leisler’s batdistribution & breeding perches.Blue Polygon = Daubenton’s bat distributionYellow dots = Brown long-eared bat sightingsLight Blue dots = Roosts1 = Common Pipistrelle2 = Soprano Pipistrelle3 = Leisler’s bat4 = Daubenton’s bat (probable)Fig 7. Diagram sumarising bat activity11 Flooding and HydrologyThe Knockoneill River flows in a southerly direction to the westof application site. It has a steep gradient and is fast flowing andconsequently there are virtually no areas where flood pondageoccurs. A 1 in 100 year flood has virtually no impact on theproposed development.A large number of weirs, sluices mill races and control structuresaffect the water levels in the reservoirs. There are five reservoirstructures within the site boundary which were constructed toprovide a water supply for William Clark and Son’s Mills. Thesestructures retain a significant total storage volume and will besubject to the Reservoirs Act 1975 when it becomes applicablein Northern Ireland in the near future. The baseline inspectionsof the reservoirs has shown that they have only very nominalmaintenance for many years and a review of design guidancehas shown that post development of the site, the reservoirswould all be classified as Category A within the 1996 Floods andReservoir Safety Guide.A number of large diameter culverts convey water from thereservoirs and storm water from the existing buildings back tothe Knockoneill River. A walk-through condition survey of theseculverts was undertaken which established that there was nomajor defects but some of them were constructed extremelyclose to the surface.A 1 in 100 year flood event from the Knockoneill River poses anegligible risk to the proposed development. Failure to maintainand manage the existing sluices and control structures couldartificially raise water levels in the reservoirs. The appropriatestructural stability and hydraulic capacity of all elements of thereservoir system must be achieved and maintained to minimisethe risk to the proposed development. The existing culverts arepartially responsible for controlling water levels in the reservoirs.Mitigation measures have been identified in the ES to attenuateany potential impacts the proposal may have.Page 13TURLEYASSOCIATES

12 ContaminationTo determine baseline soil and groundwater quality atthe application site, contamination investigations and riskassessments have been conducted. The aim was also to identifywhether contamination is present at the site with the potentialto impact upon the proposed end users of the development,including residential, commercial and industrial land uses, andalso environmental receptors including the Knockoneil River.The contamination investigation included the completion of apreliminary risk assessment (PRA) comprising of the collectionof desk based historical information on contaminative uses anda site walkover. Areas with the potential for contamination wereidentified due to the presence of a dye and bleaching house,use of chemicals, use and storage of fuels and areas of filledground. This was followed by completion of a site investigation,including the collection and analysis of soil and groundwatersamples to determine actual contamination levels, particularlyat locations where contamination was suspected. The resultswere assessed through completion of a generic quantitativeand detailed quantitative risk assessments (GQRA & DQRA) todetermine potential unacceptable risks.The results of the contamination assessment found severalareas of the application site, with reduced quality soils orgroundwater due to contamination from the site’s use as a Milland due to the presence of fill material. Remedial works areconsidered necessary in these areas to protect the end users ofthe development and the Knockoneil River. This includes areasof metal contamination in made ground or fill materials, an areaof hydrocarbon (fuel) contamination in soil and groundwater, andan area with elevated ground gas.Necessary remedial works for metal contamination includeproviding proposed gardens and landscaped areas with a cappinglayer or clean layer of soils which will prevent future users fromcoming into contact with contaminated soils. It is proposed toremediate hydrocarbon contaminated soils and groundwaterthrough bioremediation which involves encouraging the soilsnatural bacteria to degrade the contaminants, and pumpingand treating of groundwater to lower contamination levels toacceptable concentrations.It is considered that the development and required remediationwill have some impacts. The remediation should result in a slightbeneficial impact by improving soils and groundwater qualitythrough remediation and potential importation of clean soils.Potential slight negative impacts have been identified due tothe potential for cross contamination of clean areas of the siteduring remediation and construction works. It is anticipated thatthe negative impacts will be easily mitigated through provision ofsuitable pollution control measures.13 LandscapeThe landscape and townscape of Upperlands village is integrallylinked to the history of the William Clark and Sons’ Linen Mills.The integration of architectural built form, mature man-made andnatural landscapes, landscape history and unique legacy hasseen the application site being made subject to several proposednatural and built heritage designations that can be summarisedas “conserving the integral relationship between the built andnatural environment, which is the essence of its character andappearance”.The proposed Local Landscape Policy Area (LLPA) highlightsthe key high value landscape features including the maturevegetation along the Knockoneill River and elements of the millcomplex (including the listed buildings and dams). While there is avalued “sense of place”, there is also a melancholic characteristicassociated with its decline and current dilapidated, derelict andabandoned state that reduces much of the landscape value andquality. The construction of many utilitarian warehouses in the20th century is somewhat incongruous with what is a largelyintact 19th century mill complex and this, in conjunction with theabandoned buildings, has been very detrimental to the site’soverall character.The location of the site within a low wooded valley ensures thatvisibility into the application site is very limited and any changeson this site would not have a significant effect on the areas muchbeyond the immediate site boundary. While the new buildingsand degraded appearance on the site may reduce the historicambience of the Mill complex, they have been absorbed into theRiver Knockoneill valley character without significant detrimentto either it or Upperlands village itself.The proposals are for a major restoration project for the existingMill complex and creation of a hierarchy of streets, access,parking, open space, private gardens, recreational areasand public walkways in amongst a predominantly residentialdevelopment. The application site will be changed from anhistoric industrial landscape to a primarily residential landscapein a restored built and landscape setting. The proposed built areais predominately located on the footprint of existing mill buildingswith existing utilitarian sheds and structures being replacedwith new buildings and listed buildings being restored and/orconverted. William Clark and Sons’ premises will be relocatedto the art-deco building (Building No. 22) to the east of the site.The external appearance is integral to how this former Millcomplex will be perceived and extensive landscape proposalsinclude development of internal areas and courtyards within thesite and aside the river, dams, a village green and Bleach Green.The overall objective is to provide a high standard of layout anddesign that ensures the proposed site layout can be integratedinto the retained Mill complex and landscape in the best possibleand most appropriate manner that respects the intrinsic heritageof this site. The proposals also ensure that the majority ofperipheral vegetation is retained thus ensuring a continued levelof visual screening of much of the application site area.The landscape and visual effects will predominantly be confinedto the application site and the immediate valley area and thereis likely to be short term slight to moderate adverse visualdisturbance during the construction period.The proposed development will have a negligible effect on thewider Upperlands landscape as the mature landscape settingand augmentation planting will ensure that it will not be visiblefrom much of the surrounding area. Where views are affordedinto the site, the proposal offers betterment in terms of visualamenity as the works to the degraded landscape and abandonedbuildings constitute a significant improvement in such views.The proposed development sits comfortably into the existinglandscape setting. Where it extends beyond the existing built oryard areas, it is within areas considered less sensitive in terms oflandscape character and these areas are visually well containedand such effects are very well contained. The only part of thePage 14UPPERLANDSNON-TECHNICAL SUMMARY, MARCH 2009

proposal that will be slightly visible will be the small group ofproposed terraced houses aside Upperlands Bridge which areset into a mature wooded boundary.Tree and scrub removal is normally considered a negative effect,though any loss is mitigated by the restorative nature of this projectand the reinvigoration of a damaged landscape with a restoredMill complex. The proposals will also have a beneficial effecton the landscape character of the application site beyond theareas designated for buildings as the design and managementof these areas will be imperative to their longer term contributionto the application site setting. Key woodland groups are beingretained intact and augmented with a view to encouraging theirlonger term viability and therefore contribution to the characterof the Upperlands area and Knockoneill River valley, constitutinga beneficial effect to the landscape character.Fig 8. Plan illustrating existing landscapePage 15TURLEYASSOCIATES

14 Industrial ArchaeologyIndustrial activity began at Upperlands in the 1730s with thesetting up of a bleach green by Jackson Clark. A water-poweredbeetling mill was subsequently erected and formed the basis fora family-run business which has been in operation for almostthree centuries.The bleaching and beetling of linen remained the focus of MessrsClarks’ activities until the mid 1800s when a dyeing facility wasadded. A major expansion occurred in the decades either sideof 1900 with the erection of additional bleaching, beetling andstorage facilities a weaving shed, the installation of a steamengine and water turbines, and linking of the premises to Ulster’srailway network. These developments formed a solid basis forthe firm to prosper and develop despite two world wars. In the1960s, Clarks developed ‘Everbond’, a fusible interlining whichcontinues to play a key role in the firm’s operations. In the 1970s,they also manufactured industrial filters in partnership with aGerman company under the name of BWC Textiles Ltd. Today,Messrs Clarks is one of the few operational textile manufacturersin Ireland, engaged in jobbing bleaching, dyeing, specialist clothtreatments and the manufacture of interlinings. It is also the onlyfirm still using beetling engines on a commercial scale.The above historical and technical developments are reflectedin a rich industrial heritage legacy of buildings, the architectureof which reflects their use for weaving, bleaching, dyeing andfinishing. A massive network of mill ponds and races whichutilized the Knockoneill River for power- and process water alsosurvives. The buildings contain a significant assemblage of plantand machinery for power generation and cloth production. Ofparticular note is the engine house which contains four steampoweredengines installed between the 1920s and ‘80s for thegeneration of electricity.Some of the buildings which are of special industrial heritagemerit have been listed by the Northern Ireland EnvironmentAgency and virtually all of them will be incorporated in theproposed new development. In addition, there are a numberof significant buildings which are not listed but which will alsobe retained. The network of mill ponds and races will also bepreserved and it is also proposed that significant items of plantand machinery be displayed in the new development. Whereit is necessary to demolish buildings of heritage interest, theirrecording both photographically and by way of measureddrawings will mitigate their loss and ensure a permanent recordof their existence.Inside building 4bBuilding 1aFrom an industrial archaeological perspective, the proposeddevelopment will be largely beneficial. Most of those buildingswhich are of special heritage significance will have a viablereuse which will ensure their future survival as a reminder of thesite’s unique contribution to Ulster’s linen industry. In addition,the waterworks will also be preserved as will significant items ofplant and machinery.Building 2aPage 16UPPERLANDSNON-TECHNICAL SUMMARY, MARCH 2009

Fig 9. Historical photo from 1982, view of the site from the north-eastFig 10. Historical photo from 1926, view of site looking south over the Bleach Green15 Built HeritageThe proposals for regeneration of the former William Clark andSons’ Linen Mill have been designed around the retention, repairand re-use of the majority of the listed buildings on the site andsome not currently listed buildings.The proposals include the alteration, extension and re-use ofsubstantial listed buildings, principally the Engine House (block4) and the ‘New’ Brown Room (building 10). This is a significantbrownfield site and all the new buildings are on the site of, orclose to modern industrial blocks or other previously developedareas. Proposed new buildings have a potential impact on thesetting of the listed buildings.The proposals have been tested against all relevant policiesin Planning Policy Statement 6 and there are no significantnegative impacts. There are however, considerable positiveimpacts with the maximum heritage interest being retained asthe listed buildings are restored and put to suitable new uses.Page 17TURLEYASSOCIATES

16 DrainageThe proposed development will require new sewerage anddrainage infrastructure within the site and will place additionalloadings on both the terminating Wastewater Treatment Works(WwTW) and adjacent watercourses.NI Water has advised that at present the existing foul sewerageinfrastructure and Waste Waster Treatment Works does nothave sufficient capacity to cater for the full additional residentialpopulation. This information has been supplied based on thecapabilities of the 2 operating Rotating Biological Contactors(RBCs) at the terminating WWTW. There is a third RBC at theWWTW, which is not operating as there is no requirement for itat present. NI Water have advised that the third RBC unit canbe brought online and that this additional capacity is likely tofacilitate the majority if the development. Details regarding theexact timing of various phases of the proposed development willbe discussed with NI Water as part of the formal “Application toConnect to a Public Sewer” to take place outside the planningcontext.The plans involve the redevelopment of an urban landscape onthe site and this will therefore involve insignificant alteration tothe current runoff volumes and rate emanating from the site.To reduce the impact of additional stormwater runoff on theexisting watercourses, sustainable drainage elements will beconsidered at design stage, managed in accordance with TheSuDS Manual, and incorporate drainage systems in line with theSUDS principles (equal regard given to water quality, quantityand amenity/biodiversity).The final discharge locations will mimic existing locations to theKnockoneill watercourse, via storm sewers considered at thedetailed design stage.17 ServicesIn order to provide service connections to the proposeddevelopment, modification works will be required to all theexisting NIE and BT services. The scale of the works variesfrom minor service connections to substantial mains extensions,depending upon the specific users requirements i.e. largecommercial supply to the relocated factory and small domesticsupplies to the housing development .A new independent system of road and amenity lighting shallbe included throughout the proposed development and shall bedesigned to DoE current standards for adoption. Where sharedsurfaces exist the street lighting within these area shall beenergized from local ground mounted mini pillarsThe provision of natural gas (Firmus) to the development hasnot been explored as an option for the site as Firmus currentlyhave no plans for extension of the gas network to this area.The primary residual impact of this development will be duringthe construction phase. Except where impractical e.g. high ormedium voltage NIE cabling, all the service provisions will beunderground.18 Overall AssessmentThe proposal has evolved through a detailed analysis of the sitein terms of its assets, constraints and development potential.The EIA process has been undertaken in parallel with the designprocess in an integrated manner so that interactions between thepotential effects have been properly considered and addressedthrough design and mitigation.The long terms environmental implications of the proposalgenerally identify beneficial, long term impacts. These includeadaption and re-use of important listed buildings, retention oflocal employment opportunities, provision of new housingand delivery of enhanced physical, social and environmentalinfrastructure.Following mitigation there will be some slight adverse, residualenvironmental effects including increases in vehicular flows,construction noise/dust and increases in emissions.Page 18UPPERLANDSNON-TECHNICAL SUMMARY, MARCH 2009

Fig 11. Aerial photo of sitePage 19TURLEYASSOCIATES