Draft Property Support Scheme and Voluntary Local Mitigation Scheme The Moorside Project Stage Two MAY 2016
Introduction NuGeneration Limited (NuGen), a joint venture between Toshiba and ENGIE (formerly GDF SUEZ), is bringing forward proposals to build up to three AP1000 1 reactors on land to the north and west of the Sellafield Site in Cumbria which, when operational, will be called the Moorside Nuclear Power Station. As part of its project (known as the Moorside Project), NuGen is also proposing to construct new railway works, accommodation facilities, and highway improvements. NuGen s investment in a new generation nuclear power station in the north-west of England will help the UK respond to the challenges of energy security, price stability and decarbonisation, and create benefits for the local area, including jobs, expenditure, investment in communities and legacy infrastructure and buildings. The proposed nuclear power station is a Nationally Significant Infrastructure Project (NSIP) and its site within the Moorside Site was identified in the October 2008 National Policy Statement for Nuclear Energy (NPS-EN6) approved by Parliament. NuGen is aware that since this parliamentary decision, there have been concerns from those living close to the proposed power station site as to how the future development will affect their property, and its effect on property values. Although there are statutory provisions to address these issues, NuGen is proposing its own voluntary schemes to assist resident owners within a defined area close to the proposed Moorside Power Station. This paper outlines our draft proposals for both a Property Support Scheme and a Local Mitigation Scheme, within the immediate vicinity of the proposed Moorside Power Station, and we want to hear your views so that we can refine our proposals. A construction project of this size and duration will have effects on the local environment. This is acknowledged in the rigorous planning process the Moorside Project has to go through before construction can start which includes an Environmental Impact Assessment (EIA). The EIA requires NuGen to demonstrate how the predicted effects of the Moorside Project on the environment and communities can be kept within acceptable levels, both throughout the construction period of the Moorside Project and during operation of the Moorside Nuclear Power Station. The EIA will contain proposals as to how NuGen will address or control the predicted effects, often referred to as mitigation measures. These mitigation measures will include items such as managing and controlling the amount and timing of construction traffic and the noise, lighting and dust levels during construction in order to avoid, control and minimise the impacts on local properties. NuGen is not required to provide a Local Mitigation Scheme or a Property Support Scheme, as it is already required, through the EIA, to mitigate environmental impacts and there is a legal process in place to enable for people potentially affected by powers of compulsory acquisition to make a statutory claim for 1 AP1000 is a trademark of Westinghouse Electric Company LLC. All rights reserved
compensation. NuGen is proposing providing these voluntary schemes to fulfil its objective to be a good long-term neighbour to people who may be affected by the construction and operation of the proposed Moorside Power Station. NuGen will make every effort to discuss the need for acquisition of land and rights with landowners and to reach solutions acceptable to both parties. However, like all Nationally Significant Infrastructure Projects of this kind, NuGen will benefit from powers for the compulsory acquisition of land and interests if necessary. NuGen therefore intends to apply for powers of compulsory acquisition over land which is required for the construction and operation of the Moorside Project. NuGen will however endeavour to minimise the number of properties affected, by continuing to refine the Scheme design up until the DCO application is submitted, and discussing the proposals with the owners and occupiers of properties affected. Property Support Scheme The Draft Proposals The purpose of the scheme is to support resident home or property owners ( resident owners ) living within and adjoining the proposed Moorside Power Station (as identified in the National Policy Statement), and shown as shaded blue on the attached plan, and also included as Plan 49 in the Book of Plans and Drawings. The Scheme specifically supports those who wish to sell their property but can only do so by selling at a price lower than would have been achieved had it not been for the proposed Moorside Nuclear Power Station. The Property Support Scheme will see NuGen make a compensation payment to qualifying resident owners on the sale of their property to an unconnected third party. The payment is to compensate the resident owner for the difference in the value between the value of the property without the Moorside Nuclear Power Station construction works (i.e. ignoring the proposed development) and with the Moorside Nuclear Power Station construction works. The difference between the two valuations forms the compensation that is payable. When a resident owner is ready to put their property on the market for sale and makes an application to NuGen for a compensation payment, NuGen will instruct an independent chartered surveyor to undertake two valuations of the property: (i) Without works during construction of the Moorside Nuclear Power Station there will be little local evidence available which can be categorically classified as not affected by the works. To ensure that the valuation is not overly subjective, the valuation will be based on a set valuation date prior to when a proposed new nuclear power station at the Moorside Site was
announced. A date of October 2008 is proposed. This value will then be indexed to the date of the application using the Land Registry House Price Index for West Cumbria. (ii) With works the with works valuation will be undertaken reflecting the value of the property as at the date of the application. The appointed surveyor will be a member of the Royal Institution of Chartered Surveyors (RICS) and be suitably qualified in the valuation of residential property. On completion of the valuations, an offer will be presented to the resident owner detailing the valuations undertaken by the surveyor and offering the difference in compensation. If the resident owner disagrees with the valuations they may appoint a valuer from an approved panel of chartered surveyors to undertake a second independent valuation, the reasonable cost of which will be met by NuGen. If both valuations are within 10% of each other then the average will be adopted. If the difference is greater than 10% then a third valuation will be undertaken and the average of the closest two adopted. The compensation amount will then be paid on completion of the sale. Criteria & Eligibility It is proposed that the Property Support Scheme will, from the commencement of construction and throughout the construction period, be open to applicants who meet the following criteria: - the property was purchased by the resident owner prior to the date that the proposals for a new nuclear power station at the Moorside Site were published (i.e. pre October 2008); - the property is a residential property which is held on either a freehold basis or on a long lease; - the property falls within the area as shaded blue on the attached Property Support Scheme Plan, also included as Plan 49 in the Book of Plans and Drawings; and - the property has been occupied by the resident owner as their primary place of residence for a period of six months prior to the application since the publication of the scheme.
Local Mitigation Scheme The Draft Proposals The construction works will be undertaken in a considerate manner in accordance with industry best practice and the requirements of the Development Consent Order (which will incorporate the mitigation measures identified in the EIA). It is also important to note that under the Development Consent Order, standards will be set in respect of noise and dust levels, hours of working and construction traffic routes. These standards will be complied with throughout the construction programme. Even with these standards, there might be an increase in noise, dust and artificial light experienced by residents in close proximity to the site compared with current levels. Therefore, in addition to these measures, (and in recognition of the comparatively long period of construction works), NuGen also proposes to put in place voluntary mitigation measures to properties falling within the Local Mitigation Scheme boundary. Measures being considered, and which will depend on the remaining impacts on each property after the EIA mitigation works, include: - the installation of sound reduction measures to affected properties such as secondary glazing or replacement double glazing and loft insulation; - the cleaning of the exterior of properties if dust from the site is affecting the building; and - artificial light reduction measures to properties such as window blinds. Following an application by a qualifying property owner or occupier, prior to undertaking any mitigation works a survey will be undertaken to identify what measures would have a tangible benefit to the property and to establish that it is practicable to undertake any identified measures. The assessment will be undertaken through a pre-arranged appointment with the applicant and will not be undertaken without the applicant's consent. Following the survey, a recommendation will be made to the applicant that will detail the works (or otherwise) that would materially benefit the property. If accepted, the mitigation measures will be undertaken by a NuGen-approved supplier.
Criteria & Eligibility It is proposed that the Local Mitigation Scheme will, from the implementation of DCO consent and throughout construction, be open to applicants who meet the following criteria: - the property falls within the local mitigation scheme boundary; - that the property is a residential property which is held on either a freehold basis or on a long lease; - where the property is non-residential, it must be occupied and used as a place of work on a daily basis with the impacts having a material adverse effect on activities undertaken within the premises; - where the property is residential, the application is made by the owner of the property; and - where the property is non-residential, the applicant must be the freeholder or a tenant with an unexpired lease term of not less than three years. Your Views and Next Steps If you think you own land within any of NuGen s Moorside Project Sites and have not heard from NuGen, please get in contact. Have Your Say: Do you have any views on the Draft Property Support Scheme and Local Mitigation Scheme? Please use the Consultation Feedback Form for your comments. Following completion of the consultation on the 30 th July 2016, NuGen will review the responses, and publish an interim report on the responses in Q4 2016, and will brief the local communities affected. NuGen will then submit a revised version of the Schemes with the DCO application due in Q2 2017.
Legend Red Line denotes Moorside Site Property Support Scheme and Local Mitigation Scheme Boundary Building NOTES 1. This drawing is a concept design only provided for illustrative purposes. All proposals for the Moorside Project will be reviewed in the light of consultation responses, environmental and site conditions to, wherever possible, avoid, reduce, offset and/or remedy any adverse effects before any drawing is finalised for Development Consent Order and/or planning application purposes 0 26/04/2016 INITIAL ISSUE DH MG MG GA Rev. Date Purpose of revision Drawn Check'd Rev'd Appr'd 7th Floor, 3 Piccadilly Place, Manchester, M1 3BN, UK. Tel: +44 (0)161 413 0420 www.nugeneration.com Drawing Title: PLAN 49 PROPERTY SUPPORT SCHEME AND LOCAL MITIGATION SCHEME 1,000 500 0 Metres 1,000 Scale @ A3 Crown copyright and database rights 2016 Ordnance Survey 0100031673 1:25,000 This drawing is not to be used in whole or in part other than for the intended purpose and project as defined on this drawing. Refer to the contract for full terms and conditions. Document Number: N0010392