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4 1 INTRODUCTION This Non-Technical Summary (NTS) presents a summary of the Environmental Statement (ES) that has been prepared of behalf of St William Homes LLP (the Applicant ) in respect of their redevelopment proposals of the former Clarendon Gas Works, the Olympia Trading Estate and properties on Western Road, Haringey. The site ( Site ) of the redevelopment extends to approximately 4.75 hectares (ha) and is located approximately 600 metres (m) to the southwest of Wood Green town centre, north east London within the London Borough of Haringey ('LBH'). Figure 1.1 shows the location of the Site which has been allocated for redevelopment by LBH in the Haringey Local Plan. Figure 1.1: Site Location SWANDON WAY, WANDSWORTH ENVIRONMENTAL STATEMENT Non-Technical Summary I Page 2

5 The submitted planning application is a hybrid application (the Application ) and comprises an Outline Component for the northern part of the Site (approx. 2.45ha) and a Detailed Component for the southern part of the Site (approx ha). Figure 1.2 shows the hybrid planning application boundary and the outline and Detailed Component areas. Figure 1.2: Planning Application Boundary Environmental Statement Non-Technical Summary I Page 3

6 The proposed redevelopment includes demolition of the existing buildings and construction of up to 163,300 square metres (m 2 ) of residential accommodation, together with up to 14,367m 2 of retail, business, community and leisure uses. Public realm works and landscaping, two energy centres, pedestrian routes, vehicular access and parking would also be provided. The proposals are subsequently referred to as the Development. An Environmental Impact Assessment (EIA) process has been undertaken in line with UK legislation and good practice 1&2 and an ES accompanies the hybrid planning application which has been submitted to LBH. The purpose of the ES is to inform decision making by identifying the likely significant effects that the Development may have on the environment during construction and once it is complete and how they can be avoided or reduced. The ES comprises: Volume 1: Main document provides the full text of the ES along with figures. Volume 2: Townscape, Heritage and Visual Impact Assessment this assessment includes accurate computer generated views of the Development. Volume 3: Appendices contains technical surveys, reports and supporting documents to Volume 1. The ES and all supporting material can be viewed at the offices of LBH. Electronic copies of the planning application and ES are available to view on the LBH website Copies of the ES can also be purchased from Quod. Please for further details or contact Environmental Statement Non-Technical Summary I Page 4

7 2 SITE DESCRIPTION The Site already benefits from planning permission for redevelopment (outline permission and reserved matters approval) granted by LBH which was secured by National Grid and is referred to as the Consented Scheme. The Consented Scheme authorises demolition of the existing buildings (excluding properties on Western Road) and construction of up to 1,056 residential units (between 4.5m and 36m in height) within 11 blocks, together with retail, business, community and leisure uses. Demolition and remediation works have already commenced on the Site under the Consented Scheme, involving the dismantling of two gasholders and construction of a gas Pressure Reduction Station in the eastern part of the Site. Demolition and remediation works under the Consented Scheme are due to be complete by mid The Site was in agricultural use until after The Hornsey Gas Company gas works were developed in 1888 and gradually expanded to comprise a number of buildings and four gas holders, which remained until the 1950s. After 1957 the Site became a gas holder station which resulted in the clearance of all buildings other than two of the gas holders. A tobacco manufactory and workers cottages were present immediately north west of the gas works from These were subsequently absorbed into the gas works in 1894 and then replaced by a screw factory. The screw factory was replaced by the Olympia Trading Estate during the 1980 s, while the properties along Coburg/Western Road were handed over to tenant garages and shops after The Site is bound by Coburg Road to the north which connects to the B151 (Mayes Road) to the north east, the B138 (Hornsey Park Road) is situated to the east beyond residential properties that front onto Hornsey Park Road, the A504 (Turnpike Lane) is situated 200m to the south of the Site in between which a mixed used area of commercial, leisure, education and residential uses are situated, and the East Coast Mainline Railway bounds the west of the Site. Western Road and Coburg Road form the north-western corner of the Site and Silsoe Road and Brook Road form the north-eastern corners. The Site is bisected by Mary Neuner Road which opened in early 2008 and connects with Western Road in the north west and Clarendon Road in the south east. A publishers, builder s merchants, and textile companies (B2/B8 Use) are currently located within warehouse units occupy the Olympia Trading Estate in the northern part of the Site. The Olympia Trading Estate is accessed from Brook Road, Silsoe Road and Coburg Road and comprises two story brick buildings with five commercial units. Environmental Statement Non-Technical Summary I Page 5

8 Two-storey brick buildings of 1980s architectural style are located in the north west corner of the Site along Western/Coburg Road (No s ). These buildings accommodate light industrial businesses including a furniture gallery, a window and door glazing manufacturer, a car import business and a shipping company. Current uses surrounding the Site therefore comprise a mix of light industrial, residential, commercial, hotel and leisure, as shown in Figure 2.1. Figure 2.1: Land Use Aside from properties on Western Road and the Olympia Trading Estate, the rest of the Site is largely vacant and disused. Two gas holder pits are situated in the north east of the Site. The Moselle Brook crosses the Site in a culvert (a below ground tunnel) from west to east approximately mid-way through the Site, just to the south of the southern gas holder. There are a number of trees within the Site, mainly located at the north-eastern corner of the Site behind the largest gas holder pit. 10 Lime trees within the Site boundary, located next to Hornsey Park Road, are protected by Tree Preservation Orders (TPO). Environmental Statement Non-Technical Summary I Page 6

9 The Site is well served by public transport, being within walking distance of four stations (Alexandra Palace and Hornsey Railway Stations, and Wood Green and Turnpike Lane London Underground Line stations). There are 14 local bus routes in the area, with the closest bus stops approximately 150m south of the Site on the A504 (Turnpike Lane). The main vehicular access to the Site is from Mary Neuner Road, which runs north-south through the Site, adjoining Western Road in the north west and Clarendon Road to the south. There is little pedestrian access to the Site other than along pavements on Coburg Road, Silsoe Road, Mary Neuner Road and Western Road. The Penstock Tunnel, which provides access for pedestrians to the New River housing development and beyond, is located approximately 50m from the north west corner of the Site. The Site is not subject to any ecological designations. The nearest designations are New River Site of Metropolitan Importance which lies 100m to east of the Site and Alexandra Palace and Park Local Nature Reserve which lies 500m west of the Site. The Site is not located within or adjacent to any Conservation Areas and does not contain any buildings which are listed for their heritage value (i.e. listed buildings). The closest listed building is the Grade II listed Top Rank Club or Gaumont Cinema approximately 300m to the north east of the Site along Wood Green Road. The closest Conservation Area is Hornsey Water Works and Filter Beds, located approximately 150m west of the Site. The Site is not located within an Archaeological Priority Area. Alexandra Palace and Park Conservation Area and the Grade II listed Alexandra Palace and Registered Park and Garden are situated approximately 400m and 900m north west and west of the Site respectively, beyond the East Coast Mainline railway. Alexandra Palace and Park are also identified as Metropolitan Open Land. The Site is located in Flood Zone 1, where the probability of flooding is low. Environmental Statement Non-Technical Summary I Page 7

10 3 EIA METHODOLOGY The purpose of the EIA process is to identify how people and the environment could be affected by the Development and to provide measures (referred to as mitigation ) that would avoid, minimise or offset negative effects. An EIA scoping study was undertaken to establish the scope or focus of the EIA and identify the issues which required detailed consideration in the ES. An EIA Scoping Report (Appendix 3.2A of the ES) which set out the proposed scope and content of the ES, was provided to LBH in February 2017 together with a request for a Scoping Opinion to agree the issues to be considered further in the EIA process. A Scoping Opinion was received from LBH in March 2017 which provided LBH s comments on the proposed approach. The scoping study concluded that the Development was not likely to give rise to significant effects in respect of Ecology; Waste, Telecommunications, Electromagnetic Fields, Light Pollution and Solar Glare, Sustainability, and Aviation. As such, these issues were not considered further and are not included in the ES. LHB agreed that the scoping report covered the main issues that it would expect to be addressed. The ES considers the likely effect of the Development on its neighbours, local environment, local and regional economy, as well as the wider area. The environmental effects of the Development are predicted in relation to the baseline conditions and sensitive receptors, including human beings, built resources and natural resources. The sensitive receptors considered in the ES include local residents and businesses, heritage assets and designations, road users, water resources, construction workers and future occupiers of the Site. Effects are identified and assessed using a variety of methods, including modelling and calculations. Each assessment attaches a level of significance to the effects which have been identified, i.e. either major, moderate, minor or negligible. Short and long-term (temporary and permanent), direct and indirect effects have been assessed. The nature of the effects are expressed as being either adverse (negative), negligible or beneficial (positive). The significance of effects has been determined using best practice and published standards. Professional judgment has also been applied by the technical specialists. Where adverse effects are identified, mitigation measures are recommended to reduce the significance of the effect. Residual effects are the effects that remain after mitigation measures have been implemented. The EIA Regulations require that cumulative effects are considered in the ES. Cumulative effects can arise from individual effects of the Development interacting (e.g. traffic, noise and air quality). These Environmental Statement Non-Technical Summary I Page 8

11 interactions are considered in Section 17 of this NTS. Cumulative effects which may result from the Development in combination with other development schemes in the vicinity of the Site are considered in each technical section of the NTS (sections 7-16). The development schemes considered in the cumulative assessment were agreed with LBH and are shown in Figure 3.1. Figure 3.1 Cumulative Schemes Environmental Statement Non-Technical Summary I Page 9

12 4 ALTERNATIVES The ES is required to present a description of the main alternatives considered by the Applicant. No alternative sites have been considered by the Applicant. It can be expected that the Site would be redeveloped, even in the absence of the current Development proposals, given that the Site benefits from an existing planning permission and it is allocated for redevelopment in the LBH Local Plan. If the Site was not developed, the Site would remain previously developed land (i.e. brownfield), with the Olympia Trading Estate and businesses along Coburg/Western Road likely to continue to trade in the short term, and localised disruption from construction would not arise. Minor adverse effects associated with the completed Development would not arise (e.g. traffic and noise). However, the opportunity to deliver new homes of architectural quality (including affordable housing), and new flexible commercial and office space which would provide job opportunities would not be realised. The Applicant could implement the Consented Scheme (See Figure 4.1) if they chose to. The Consented Scheme comprises up to 1,056 residential units as described at paragraph However, since the Consented Scheme was granted planning permission, the planning policies for London and LBH have changed such that they now seek to deliver more housing and employment uses at the Site to meet the needs of the LBH and Wood Green area. If the Applicant delivered the Consented Scheme in full, the scheme would not realise the full potential of the Site and this would not align with the current and emerging planning policy. The initial boundary of the Site, as identified within the EIA Scoping Report, did not include the light industrial/business properties units that front onto Coburg and Western Road. These properties (No s Western Road) were incorporated within the boundary of the Outline Component area of the Development in June 2017 following discussions with LBH. The layout, location and orientation of buildings have been adjusted in response to consultation with LBH and other stakeholders. The initial concept masterplan proposed a residential-led development consisting of 24 residential buildings focused around communal open space, as shown in Figure 4.2. Environmental Statement Non-Technical Summary I Page 10

13 Figure 4.1: Building Layout and Footprint of the Consented Scheme Environmental Statement Non-Technical Summary I Page 11

14 Figure 4.2: Concept Scheme 2016 and July 2017 Masterplan Layout (Panter Hudspith) Concept Scheme July 2017 As the new masterplan was further developed, various options were explored with regard to parking and provision the arrangement of buildings around the Site. The January 2017 Scheme comprised 19-buildings with approximately 1,450 residential units and incorporated features which did not form part of the Concept Scheme, and these remain key elements of the Development. These features include: realignment of the bend on Mary Neuner Road; a Pocket Park in the centre of the Site fronting Hornsey Park Road; a safeguarded zone with no development 8m either side of the Moselle Brook; a large public square in the northern part of the Site; an ecological corridor in the east of the Site; inclusion of the Pressure Reduction Station adjacent to Hornsey Park Road; and taller and larger buildings located to the west and north of the Site. Further design development resulted in the April 2017 and July 2017 Schemes. The April 2017 Scheme was a 20-building development, which allowed for more green space around the buildings, more routes through the Site and also more views through the Site, helping to minimise the visual impact. Following pre-application meetings with LBH, the scheme was increased to a 22-building development in the July 2017 Scheme to take account of the emerging Wood Green Area Action Plan and the LBH aspirations for the Site to deliver additional residential units and business/commercial floor space. The July 2017 scheme provided approximately 1,610 residential units and 15,000m 2 of business/commercial floor space (Figure 4.2). The layout of buildings was also adjusted in response to initial daylight, sunlight and overshadowing Environmental Statement Non-Technical Summary I Page 12

15 assessment work to ensure that adequate sunlight was able to penetrate the Development and reach amenity areas within the Site. Following public consultation events and further consultation with LBH and the Greater London Authority and a presentation to the LBH Design Review Panel, properties on Coburg Road and Western Road were included within the boundary of the Site. The masterplan was altered to include the additional area which resulted in an increase in the number of buildings to 24, with approximately 1,697 residential units and 14,367m 2 of business/commercial floorspace. The properties on Coburg/Western Road presented an opportunity to create a more comprehensive masterplan and allow more pedestrian / cycle routes through the Site. Throughout the design process, the tallest elements of the Development have always been intended to be located in the north and west of the Site to minimise impacts on residential properties east of the Site on Hornsey Park Road and due to the relationship with other uses to the north. Building heights were tested regularly as the design progressed from a selection of distant, mid-distance and close local views from all directions. This testing, together with consultation with stakeholders, informed the final massing and helped to minimise effects on the heritage assets associated with Alexandra Palace and Park to the west. The Applicant considered whether opening up (de-culverting) the Moselle Brook, which currently runs through the Site in a covered culvert, is possible. Various alternatives were considered including a hard engineered channel, less engineered channel and channel with sloped sides, and a rain garden which did not involve de-culverting. The rain garden was chosen as the preferred option as it would provide public open space, sustainable urban drainage and also does not prevent the Moselle Brook from being opened up in the future. One of the significant limitations in opening up the Moselle Brook was identified as poor water quality, risk of smells, and the depth of the culvert channel. Environmental Statement Non-Technical Summary I Page 13

16 5 DESCRIPTION OF DEVELOPMENT The use and amount of built development proposed by the hybrid application across the Site is set out in Table 5.1. Table 5.1 Total Amount of Development (Site-wide) Use Gross External Area (GEA) m² Class C3 Residential 163,300m² 622 units in Detailed Component and for the purposes of the EIA 1,075 has been assumed in Outline Component based on the maximum floorspace of 103,150m 2 and housing mix. Total for EIA purposes = 1,697. Class B1 Employment 7,168m² to 7,500m Class A1-A5 Retail 1,500m² - 3,950m² (includes Class A3 Community Café) Class D1 Day Nursery 417m² Class D2 Leisure Up to 2,500m² (includes 251m² Class D2 Performance Space) Basement 22,750m² Energy Centre North (Outline Component) Energy Centre South (Detailed Component) 800m² (This area is space provided by the Development to LBH for a future energy centre, the area is safe guarded for this use, energy centre, with the energy centre being provided by LBH) 400m² The Outline Component of the planning application needs to be flexible to some extent to allow the future Development to respond to LBH s aspirations to locate new Council offices off Coburg Road as well as market conditions and other emerging proposals on neighbouring sites. As such, the layout of the buildings and detailed design of the Outline Component will be approved by LBH through reserved matter applications in the future. A series of Parameter Plans set the framework for future development of the Outline Component of the Development and are supported by a Development Specification document and Design Code. The Detailed Component would have full planning permission so design of the buildings and other matters are fixed. An illustrative scheme also been prepared which shows one way in which the Outline Component could be built out. This includes the detailed layout for the Detailed Component and is included at Figure 5.1 to show how the Development could look. It is important to note that the EIA is based on detailed drawings for the Detailed Component and the Parameter Plans for the Outline Component. Environmental Statement Non-Technical Summary I Page 14

17 Figure 5.1: Illustrative Scheme Environmental Statement Non-Technical Summary I Page 15

18 Detailed Component The Detailed Component extends to 2.30ha in the southern part of the Site, and comprises nine buildings (C1, A1 to A4, and B1 to B4 as shown in Figure 5.1) which will provide 622 new residential homes, a day nursery (417m 2 ) and commercial uses (332 m 2 ). The buildings are also stepped in height with the lowest buildings situated in the south east of the Site (Buildings B1 and B2), with the height increasing in the west and north west to the tallest buildings (Buildings A4 and C1). The buildings would be built with a predominantly brickwork palette, with the colour of brick and style of detailed concrete and stone elements. Figure 5.2 and 5.3 show computer generated images of the Detailed Component. A summary of the housing mix and number of units as well as building storey heights is provided below. Bedrooms No of Units Studio 68 1 bed bed bed 59 4 bed 6 Total 622 Building C1 A1 A2 A3 A4 B1 B2 B3 B4 Building Height storeys 6 8 storeys 7 9 storeys 7 10 storeys 7 12 storeys 2 5 storeys 2 5 storeys 2 7 storeys 5-9 storeys Situated beneath Buildings A1 to A4 and Buildings B1 to B5 are single storey basements that serve these buildings. The basements will primarily be used for vehicle and cycle parking and refuse storage. An energy centre (400m 2 ) would also be located within the basement beneath Building A4, which will house a Combined Heat and Power (CHP) engine, providing consistent heat whilst generating low carbon electricity for the Development. Access to the basements would be via a ramp beneath Buildings A1 and B1 in the south of the Site, off Mary Neuner Road. All residential buildings will have access to private communal amenity space. Private amenity space will also be provided for all residents through balconies. A new community park (the Pocket Park ) will be created off Hornsey Park Road immediately north of the Pressure Reduction Station providing play areas. Environmental Statement Non-Technical Summary I Page 16

19 This area will consist of open lawns and rain gardens, which are vegetated gardens used for storage and infiltration and classified as a Sustainable Urban Drainage System. Figure 5.2: Visual Representation of Building B4 Figure 5.3: Visual Representation looking north up Mary Neuner Road Public open space will also be provided in public courtyards fronting Mary Neuner Road, between Buildings A1 to A4 and B1 to B4 on the ground floor. Play space would be provided within the private communal amenity areas and the Pocket Park. Of the existing trees, a total of 10 will be retained. These are Tree Preservation Order trees, with a further 128 trees being planted in the Detailed Component. Green (2,583m 2 ) and brown (1,986m 2 ) roofs will also be provided on the buildings. Landscape planting is Environmental Statement Non-Technical Summary I Page 17

20 designed to increase the wildlife value of the Site. Figure 5.4 shows the proposed landscaping in the Detailed Component. Figure 5.4: Detailed Component - Play Space and Landscape Access and Parking Access to basements would be from Mary Neuner Road beneath Buildings A1 and B1. A total of 132 car parking spaces will be provided, comprising 61 spaces within the two basements, 3 for a Car Club and 3 pay and display (on street), 65 spaces are allocated for disabled use (3 on street). Mary Neuner Road will Environmental Statement Non-Technical Summary I Page 18

21 be narrowed and realigned from its current position, allowing two buses to pass one another at speeds of up to 20 mph. The main pedestrian route would run south to north along Mary Neuner Road to Western Road in the north, with secondary routes joining/leading east and west. The Detailed Component will deliver 729 cycle spaces for residents, mostly within the basement and secure facilities along the east and west boundaries. 36 cycle spaces will be provided for commercial users. Outline Component The Outline Component could provide up to the elements outlined within Table 5.2. Table Outline Component Use Type Residential (Use Class C3) Retail (Use Class A1 to A5) Commercial (Use Class B1) Leisure Use (Use Class D2) Other Proposed Area (Gross External Area m 2 ) Up to 103,150 m 2 Use A mix of housing types will be provided ranging from studio apartments to three-bedroom maisonette and will include affordable homes. 1,500 to 3,950 m 2 Such land uses could include a mini supermarket or convenience stores and cafe/bar units and would be located at ground floor level. 7,168 to 7,500 m 2 Workspace/business units of varying size would be located at ground floor level and/or mezzanine levels. The workspace/business unit accommodation is envisaged to be flexible so as to cater for a diversity of occupiers. Up to 2,500 m 2 (includes 251m² Class D2 Performance Space) Performance space and leisure use such as a gym. Energy Centre Up to 800 m 2 This area is space provided by the Development to LBH for a future energy centre. The energy centre, if delivered, would be delivered through Haringey Community Infrastructure Levy. Basements Up to 16,100 m 2 The Outline Component is defined by a series of Parameter Plans, as referenced below. The Parameter Plans set out the development zones, maximum and minim heights, the location of principal open space areas, access and movement through the Site, the hierarchy of primary and secondary routes, as well as the maximum area of below ground/basement space and proposed Site levels. Environmental Statement Non-Technical Summary I Page 19

22 Parameter Plan 2 (Figure 5.5) identifies the buildings to be demolished including the Olympic Trading Estate and buildings along Western/Coburg Road (No s ). Two gasholder pits that have not yet been infilled under the Consented Scheme may be re-used should an appropriate use be identified (e.g. a gym). If a suitable use is not found, the gasholder pits will be infilled. Parameter Plan 3 (Figure 5.6) defines the proposed ground floor levels and the extent of the single storey basement. The basement will primarily be used for vehicle and cycle parking, and refuse storage. A zone for an energy centre will also be provided to be delivered by others. Should the energy centre not be delivered then either the extent of basement would not be built out or the area will be used for parking or storage. Figure 5.5: Parameter Plan 2 Figure 5.6: Parameter Plan 3 Minimum and maximum heights for buildings in the Outline Component area are defined by Parameter Plan 5 (Figure 5.7). The taller Development Zones of the Outline Component are located towards the west and north east corner of the Site along Western Road and Coburg Road with the lowest elements located in Zone D. The Outline Component includes significant areas of public realm and amenity space. Public space is to be provided within Development Zones D and H, with additional public space being provided to the east of the Site within the Moselle Brook Ecological Walk. The Ecological Walk would provide a north to south pedestrian walk way, through the Development via the Pocket Park, along the eastern Site boundary, Environmental Statement Non-Technical Summary I Page 20

23 between Development Zone D and the rear gardens of properties Hornsey Park Road. A public square will be located within Development Zone H. Figure 5.7: Parameter Plan 5 Environmental Statement Non-Technical Summary I Page 21

24 Private communal space will be provided on the ground floor within Development Zones D and E, with rooftop communal space being provided within Development Zones E, F, H, G and J. Each residential unit would also have amenity space in the form of balconies and/or terraces. Play space will be provided within all Development Zones for 0-11 year olds. Access to the Outline Component would be via the existing two-way access points at Mary Neuner Road and Western Road. Access to the basement would be from Western Road and Mary Neuner Road along Development Zones J and E/D, respectively. The main route for servicing vehicles will be between Development Zones E/F/H which would primarily be a pedestrian route. The main pedestrian and cycle routes will be a north-south route and an east-west route through the Outline Component. Environmental Statement Non-Technical Summary I Page 22

25 6 DEMOLITION AND CONSTRUCTION The indicative delivery programme for the Development is approximately 14 years. Commencement of construction works is expected in mid-2018 with the Development being fully occupied by late Demolition and construction of the Development is likely to be undertaken in one continuous phase starting with the Detailed Component (Building C1, then A Buildings, then B Buildings) and then the Outline Component. An indicative phasing plan and programme has been prepared which shows that phases are likely overlap to some extent (e.g. ground works for a building occurring at the same time as superstructure works for another building). Construction of the Detailed Component would take approximately 3 years and construction of the Outline Component is estimated to take approximately 10 to 11 years. A Construction Environmental Management Plan (CEMP) will be prepared prior to demolition and construction works starting on-site and would be in place during the works. This will provide management procedures and protocols for avoiding, minimising or otherwise dealing with effects on the environment and local community during construction. A Framework CEMP has already been prepared and accompanies the ES. Construction traffic would access the Site via Clarendon Road onto Mary Neuner Road, although exact locations have not yet been determined. A Construction Travel Management Plan (CTMP) will be in place to minimise traffic related issues associated with the construction works which will be subject to agreement with LBH. A draft CTMP has been prepared and accompanies the ES. Likely significant environmental issues associated with the enabling, demolition and construction works, and measures identified to mitigate these effects are discussed within each technical section (sections 7-15). The Development will seek to reuse materials and minimise waste production, including that of energy and water, wherever possible. Environmental Statement Non-Technical Summary I Page 23

26 7 SOCIO-ECONOMICS The ES provides an assessment of the existing baseline and the socio-economic effects of the Development including: Economic effects such as new jobs and spending from new residents; and Effects arising from the new resident population. These include demand for schools, primary healthcare, open space and play space. The Site is in Noel Park ward within the LBH. The surrounding area supports a varied mix of uses including residential, commercial and office. The north and north west parts of the Site are currently occupied by the Olympia Trading Estate and industrial properties along Coburg/Western Road, with low density employment uses supporting up to 159 Full Time Equivalent (FTE) jobs which would be lost as a result of the Development. It is estimated that the Development will generate an approximate monthly average of 180 FTE construction jobs over the duration of the construction programme. Additional on-site construction employment would generate some additional spending in the local area and therefore beneficial effects on the local economy and supply chain. The completed Development would include retail, business, community and leisure floorspace which could accommodate approximately FTE jobs, which is a net increase of 70 to 730 jobs over existing levels at the Site. Therefore, the jobs lost as a result of the Development would be a temporary loss of employment at this location. The effect of this employment creation is considered to be beneficial and of minor to moderate significance at the local and district levels and of negligible significance at the regional level. The Development would deliver 1,697 new homes (studio to four bedroom) some of which would be affordable homes. 622 new homes would be delivered in the Detailed Component. As the number of units has not been defined in the Outline Component, the assessment is based on an assumption about the maximum number of units derived from the maximum floorspace and housing mix (i.e. 1,075 homes). The effect of the Development with respect to delivery of new homes is considered to be beneficial of major significance at the local, moderate at district levels and of negligible significance at the regional level. These new homes would accommodate an estimated population of 2,870. Modelling of the population indicates that the Development would support 112 primary school age and 75 secondary school age Environmental Statement Non-Technical Summary I Page 24

27 children. This new population would create demand for education, primary healthcare and community facilities. There are 11 primary schools within 1km of the Development, which currently have 439 surplus places between them. Given the demand generated by the Development is 112 places, the Development would not place significant additional pressure on these schools and, as such, the likely effect on demand for primary school places would be negligible. Secondary school age children tend to travel further to school, and there is currently sufficient capacity at local secondary schools to meet the demand from the Development and, as such, the likely effect on secondary school places would be negligible. There are a range of healthcare facilities in the local area including opticians, pharmacies, dentists and seven GP surgeries. Standard planning assumptions indicate there is no GP capacity within the local area. The residents of the Development would result in a need for the equivalent of 1.6 GPs. This extra demand would be mitigated through the Applicant making financial contributions through the planning process and as such, the effect would be negligible. The Development would generate demand for 3,550m 2 of play space, based on guidance published by the Mayor of London. The Development includes provision of 2,860m 2 of play space (1,560m 2 in the Detailed Component). All provision for 5-11 year olds and year olds cannot be made available on-site and the Development is therefore is assessed as having a minor adverse effect at Site level. However, open space and play space is available within walking distance from the Site for these age groups and the Development also includes 34,293m 2 of amenity and open space. Of this, 15,773m 2 will be publicly accessible. These private, communal and public terraces and courtyards which will provide additional space flexible enough to provide for leisure and recreation space for residents of all ages which would have a moderate beneficial effect at the Site level and minor beneficial effect at the local level. As stated above, the completed Development could accommodate approximately FTE jobs. The new residential population and employees within the Development would have a beneficial effect on the local economy through increased spending which is estimated to be in the region of 23.5 to 25 million annually. This is considered to be a beneficial effect of moderate significance at the local level. The Development has been designed in line with best practice crime prevention measures and therefore is considered to have a negligible effect on crime. The two cumulative schemes in the local area along with the Development would deliver more new housing, generate employment and have a beneficial impact on the local economy through additional Environmental Statement Non-Technical Summary I Page 25

28 spending, which together would have a beneficial effect in terms of socio-economics. Potential adverse effects on health and education would be addressed through planning obligations. Environmental Statement Non-Technical Summary I Page 26

29 8 TRAFFIC AND ACCESS A detailed study of the effects of the Development on local highways, public transport, pedestrians and cyclists has been undertaken. This study is presented in a Transport Assessment (TA) which accompanies the ES. The main pedestrian and cyclist access points into the Site are from Mary Neuner Road which runs through the Site; Coburg Road to the north; Western Road to the north west; Silsoe Road to the north east; Brook Road to the north east; Hornsey Park Road to the east; and Clarendon Road to the south. Access to the west of the East Coast Main Line railway is gained via the Penstock Tunnel and footpath, which provides pedestrian and cycle connections between Wood Green and Alexandra Palace, New River Village and Hornsey. The roads immediately surrounding the Site are wide and suitable for cyclists. The Public Transport Accessibility Level (PTAL) is one way of measuring how accessible a site is by public transport. The PTAL calculation has shown that the accessibility of the Site ranges between 4 (at the southern end of the Site) and 6 (at the north eastern end of the Site). The Site is therefore considered to have good public transport accessibility levels. Mary Neuner Road provides access to the Site and divides it on a north south alignment, with a sharp bend at the northern end of the road where it becomes Western Road. Clarendon Road connects to the southern end of Mary Neuner Road. Traffic surveys were undertaken to help establish the existing traffic conditions on the roads in the vicinity of the Site. All demolition and construction related traffic would enter and exit the Site through routes which would be agreed with LBH. Based upon the anticipated demolition and construction programme and estimates of quantities of materials, it has been predicted that in the worst-case scenario, construction works would generate an additional 60 construction vehicle movements per day. This additional traffic on the local highway network is considered to be minimal. As a result, the significance of construction traffic effects are assessed as follows severance, which is the perceived division that can occur within a community when it becomes separated by increases traffic on the road network (minor adverse), pedestrian delay (negligible), pedestrian amenity (minor adverse), driver delay (negligible), and accidents and safety (negligible). The effect on public transport from construction employees travelling to and from the Site has been assessed as negligible. The additional population of the Development and the provision of up to 425 parking spaces would increase traffic flows on the local highways. In most cases, the roads and junctions would have adequate Environmental Statement Non-Technical Summary I Page 27

30 capacity to cope with the increases in traffic and there would be a negligible effect. Three roads in the vicinity of the Site would, however, experience an increase in traffic generated by the Development of more than 30%. The significance of effects on severance for these three junctions has been assessed as negligible to minor adverse. A Travel Plan for the Development would be implemented to encourage future residents and workers to use more sustainable modes of transport. Signalised pedestrian crossings are already provided at junctions on the surrounding network, which allow pedestrians to cross without significant delay, regardless of traffic flows. The increases in traffic generated by the Development is not considered to be significant and as such the effect on pedestrian delay would be negligible. New public space and pedestrian and cycle routes within the Development would allow people to move through the Site and would encourage people to walk and cycle rather than use cars. The Development would also provide up to 3,065 cycle parking spaces for occupants and users of the Site. This would further encourage people to walk and cycle rather than use cars. The effect on pedestrian amenity is therefore considered to be a minor beneficial effect. An assessment of the capacity of junctions near to the Site has been undertaken to establish whether the Development will affect driver delay. The results show that there will be increases in traffic at four junctions due to the Development, and drivers will experience increases in queuing. The additional traffic, however, does not result in the junctions exceeding their design capacity and the significance of the effect on driver delay would be minor adverse at worst. The Development is not expected to result in any increase in accidents, especially when taking into account the results of the accidents and safety data analysis. It is therefore concluded that the significance of the effect will be negligible. An assessment of the extra demand on local public transport services from the Development concludes that all modes of public transport would have adequate capacity to cope with the increase in passenger demand. As such, the effect is concluded to be negligible. The impact of additional traffic from the two cumulative schemes in the local area along with the Development have been considered. The same three road links would experience an increase in traffic of more than 30%, as those for the Development. The significance of the cumulative effects on severance for these three junctions has been assessed as minor adverse, due to the minor increase in additional traffic as a result of cumulative schemes. The significance of cumulative effects on all other factors would be the same as identified for the completed Development. Environmental Statement Non-Technical Summary I Page 28

31 9 AIR QUALITY The whole of LBH has been designated an Air Quality Management Area (AQMA) as a result of high nitrogen dioxide (NO 2) and fine particulate matter (PM 10) concentrations, primarily associated with road traffic exhaust emissions. The Site is located within this AQMA and the assessment focuses on these pollutants. Information on existing air quality conditions was obtained from local LBH air quality monitoring data together with six months of monitoring of nitrogen dioxide (NO 2) at the Site. The closest LBH air quality monitoring stations are approximately 400m and 1.4km away on Wood Green High Road and Surgery Green Lanes, respectively. The results of the air quality monitoring survey show that NO 2 concentrations were at or below the annual average objective value of 40 at all six locations in and around the Site. During demolition and construction works, dust would likely be generated by activities at the Site. The amount of dust generated is influenced by the type of activity taking place and is therefore usually temporary in nature. Dust would be controlled through a range of good practice measures which are defined in the Framework CEMP such as dampening of surfaces, covering of stockpiles and sheeting of laden vehicles. Regular monitoring would also be implemented by contractors on the Site to minimise the risk of dust causing a potential nuisance for local residents within and around the Site. With these measures in place the dust effects of the construction period would be negligible. Exhaust emissions from construction plant on-site would also not be significant. The number of construction vehicles accessing the Site during construction has been estimated at 60 vehicles per day and, based on industry practice, this volume of traffic is not expected to have any significant air quality effects. Nevertheless, as a matter of best practice, a CTMP will be in place to preplan and manage traffic to minimise the potential for disturbance to occupants of nearby properties. Future air quality pollution levels have been predicted using a computer model for This model includes allowance for growth in traffic from future developments and assumes the Development is complete. The model also takes into account likely changes in air quality in the future and impacts from the proposed energy centre in the Detailed Component. The effect of the Development on local air quality has been predicted for several existing residential locations surrounding the Site and for future residents of the Development. Environmental Statement Non-Technical Summary I Page 29

32 The completed Development is predicted to have a negligible impact on NO 2, PM 10 and PM 2.5 concentrations. Therefore, the changes in the concentration of these pollutants is predicted to have a negligible effect on air quality in the long term at all existing and future receptors considered. The only cumulative scheme within 350m of the Site is the Chocolate Factory. If, as per the Development, the scheme implements their own CEMP to mitigate dust nuisance effects it is considered that cumulative dust effects from the Development and the Chocolate Factory would negligible. In the worst-case scenario, whereby the demolition and construction of the cumulative scheme overlap with the construction of the Development, and use the same or nearby construction traffic routes, the likely residual cumulative effect for vehicle emissions is considered to be temporary, short-term, local, adverse and of minor significance. The traffic data used within the air quality assessment for the future year of 2032 includes traffic related to other relevant cumulative schemes in the surrounding area and therefore comprises a cumulative effect assessment in this regard. The residual cumulative effect is therefore negligible. Environmental Statement Non-Technical Summary I Page 30

33 10 NOISE AND VIBRATION Baseline noise and vibration monitoring undertaken at the Site in July, August and October 2016 show parts of the Site to be exposed to relatively high levels of noise during the daytime and night-time periods. The highest noise levels were recorded along Hornsey Park Road from road traffic. The East Coast Mainline Railway, located adjacent to the western boundary of the Site is a source of noise, although this is not constant and is screened at ground level by a large embankment. The most sensitive existing receptors to noise and vibration at the Site are local residents adjacent to the Site on Hornsey Park Road as well as the future occupants of the Development. During the demolition and construction phase, there will be temporary increases in noise levels occur over which can be expected with any construction site. Given that construction work would be phased the presence of new buildings would act to reduce noise at certain properties. Mitigation measures would be in place as part of the Framework CEMP as well as a CTMP and include the use of hoarding, regular maintenance of plant, restricted hours of work and traffic management routing to minimise disturbance. With these measures in place, the significance of temporary construction noise would range from negligible to major adverse at all receptors depending on the relationship of the construction phase to the receptor (e.g. how far it is away and if there are any intervening buildings). The effect of construction traffic noise generated by the Development would be negligible at all locations, as would the effect of vibration from construction works. A 3-dimensional computer model of the Development was used to predict the likely noise levels on the sides of the proposed buildings as well at the amenity spaces. Due to the urban location of the Site and its location next to roads and the railway, small parts of proposed amenity areas would be exposed to levels above a guideline level of 55 decibels (db) LA eq,16hr defined by the World Health Organisation (WHO). These levels, however, are not unusual in London and are considered acceptable given its urban location when accounting for the convenience and desirability of living in the area. Noise calculations show that the western sides of buildings facing the East Coast Mainline Railway would be exposed to the highest noise levels (i.e. Buildings A1 to A4, and C1 within the Detailed Component and Development Zone J within the Outline Component). The Development would therefore incorporate high performance glazing and mechanical ventilation where required to ensure that noise within the Environmental Statement Non-Technical Summary I Page 31

34 residential units reaches appropriate levels. Glazing and other design measures to mitigate existing sources of noise would have to achieve levels identified in the ES, although details would be agreed with LBH. Noise limits have been identified in the ES for plant and equipment within the Development, such as the energy centre, to ensure they do not disturb residents. As such, the effect on future and existing residents from plant noise would be negligible. Calculations of noise from road traffic associated with the completed Development show changes in noise levels of less than 1dB (decibel), which would be negligible. Only two changes of more than 1dB were predicted on Western Road (north and south of Coburg Road) which is considered to be a minor adverse effect. Vibration levels measured from trains passing by on the East Coast Mainline indicate that they are below that which would give rise to adverse effects. Railway Approach is over 350m away from the Site, and therefore is too far away for cumulative noise effects during construction. The Chocolate Factory scheme is 100m north of the Site. Therefore, cumulative noise effects could arise although given the likely phasing of the Development. Effects are only likely between the Outline Component and the Chocolate Factory development. Provided that the Chocolate Factory also employs best practice measures to reduce noise during construction, it is considered that the cumulative effects will be negligible. It is reasonable to assume that noise from fixed plant associated with the adjacent Chocolate Factory development would be subject to a standard planning condition issued by LBH. As such, the cumulative effect of noise from fixed plant from the cumulative schemes and the Development would be negligible. There would be no significant cumulative effects from road traffic or delivery and servicing vehicles. Environmental Statement Non-Technical Summary I Page 32

35 11 DAYLIGHT, SUNLIGHT AND OVERSHADOWING An assessment has been undertaken to establish the effect of the Development on buildings and amenity spaces around the Site in-line with guidance published by the Building Research Establishment (BRE) 1. The assessment has considered the effect that the Development could have on buildings to the north, east and south as shown in Figure Figure 11.1: Properties considered in Daylight and Sunlight Assessment Demolition of the Olympia Trading Estate and properties along Coburg/Western Road would have no significant daylight or sunlight effect. Construction of the Development would have a gradually increasing effect until it is complete. The Development has been designed to minimise the loss of daylight and sunlight at surrounding residential properties, in particular properties on Hornsey Park Road to the east of the Site. The daylight, sunlight and overshadowing assessment has been carried out for the maximum building height parameters for the Outline Component, as well as the illustrative scheme which shows one way in which the Outline Component could be built out. As the Site is a reasonable distance from the surrounding 1 BRE, 2011, Site Layout Planning for Daylight and Sunlight: A guide to good practice Environmental Statement Non-Technical Summary I Page 33

36 residential properties and the Development has been designed to minimise effects, the potential effects on properties from losses of daylight would be minor adverse at worst, based on the maximum building heights. The levels of sunlight retained by the surrounding residential properties are good given the urban location of the Site. Overall, 95% of the rooms within Hornsey Park Road will be well sunlit throughout the year and therefore effects on sunlight will be of negligible significance, with the remaining 5% of the rooms experiencing a minor adverse effect. Of the adjacent 24 gardens tested at on Hornsey Park Road, 19 (79%) will receive in excess of two-hours of direct sunlight on 21 March to more than 50% of their areas which satisfy the industry guideline requirements. The effect of the Development on these gardens is negligible. 5 of the 24 tested gardens will experience a minor adverse effect based on the maximum height parameters as sunlight levels will fall slightly below the guidelines. Environmental Statement Non-Technical Summary I Page 34

37 12 GROUND CONDITIONS AND CONTAMINATION The baseline conditions at the Site have been determined using historical maps, published reports and data and the results of ground investigation and sampling. The assessment focused on the risk of contamination at the Site and how construction of the Development may affect residents and natural resources The Site is located within a historically industrial area and was formerly occupied by a gas works from 1850 to 1950 s, with a screw manufacturer present to the north of the Site. The buildings on-site included gasholders, tanks and other buildings. The gas works and associated buildings were demolished between 1957 and Current surrounding uses comprise a mix of light industrial, residential, commercial and leisure uses The geology at the Site comprises made ground (land that has been man made and generally 1 4m thick at the Site), over London Clay (up to 29m below ground level), clays and sands (30 50m below ground level), and chalk (up to m below ground level). The Site has been subject to extensive ground investigation and is currently undergoing remediation under the Consented Scheme. Ground investigation has confirmed that contamination associated with the former gas works is present at the Site mostly in soils above the natural London Clay Mitigation measures, including pollution prevention measures and good site practice, would be employed throughout the demolition and construction process, as part of the CEMP to minimise risks of pollution or exposure from existing sources of contamination. These measures would be agreed with LBH and would be informed by an Unexploded Ordnance Assessment and further ground investigation with soil and groundwater sampling as well as testing for ground gas which may be present. An outline remediation strategy has been provided within the ES. Details of further site investigation and remediation works will be subject to approval with LBH prior to construction works starting and it is expected that these would be subject to planning conditions The effects of construction on soil erosion is considered to be minor adverse. The effect on the stability of the ground and compaction during the construction activities is considered to be negligible given the remediation works that will be employed during construction and low hazard risk in the baseline In relation to effects associated with ground contamination, materials re-use and waste, the Development will bring about an overall improvement as existing environmental risks associated with contamination will be addressed through remediation or reclamation works. An overall negligible residual effect Environmental Statement Non-Technical Summary I Page 35

38 associated with the removal and/or remediation of existing contamination sources is anticipated The residual effects from the demolition and construction works are assessed as being negligible to moderate beneficial on the basis that site investigations and remediation, or the excavation and disposal of contaminated soil from the Site (as required), will be completed prior to the Development being constructed The completed Development will essentially cover the Site with hard surfaces and landscaping (with an appropriate thickness of clean material and soils). The risk from contamination at the Site after the Development is complete is considered to be negligible as the clean layer will prevent the risks of people being exposed to contamination and prevent other risks to the environment. If required, the design will incorporate measures to protect people and buildings from ground gas No cumulative effects have been identified associated with soil and groundwater conditions from any of the cumulative schemes. Environmental Statement Non-Technical Summary I Page 36

39 13 WATER RESOURCES AND FLOOD RISK The Site is bisected by the Moselle Brook which runs in a culvert (tunnel) through the Site which is m deep (Figure 13.1). The risk of flooding at the Site is considered to be low. Figure 13.1 Flood Zone Map for the Development and location of Moselle Brook 3 A Flood Risk Assessment and drainage strategy accompany the planning application, in line with planning policy. New River, an artificial waterway which supplies London with drinking water, is located approximately 150 metres to the west of the Site, with the Alexandra Palace and Park Reservoir, located approximately 200m west of the Site (Figure 13.1). The north of the Site comprises the existing Olympia Industrial Estate and properties on Western Road, which is currently predominately hardstanding and drains to public sewers in Coburg, Western Road and Silsoe Road. The central area of the Site drains to the foul sewer in Western Road and surface water drains to the Moselle Brook. Data records show no surface water flood events have occurred at the Site in the past. However, the northern part of the Site lies in an area identified as being at risk of flooding in the unlikely event that the nearby reservoir fails. Environmental Statement Non-Technical Summary I Page 37

40 During construction, there would be a risk of surface water pollution from general construction activity entering groundwater aquifers, the Moselle Brook, local sewers and adjacent sites. There is a small risk that sediment run-off could block sewers during the early phases of construction which may temporarily increase the flood risk on-site. Measures would therefore be put in place as part of the CEMP to protect the Site and surface water and groundwater from existing contamination (where present), dust generation, spillages and sediment run-off from the Site. As such, the effects would be negligible. The effects on adjoining properties during construction from accidental collapse of the Moselle Brook culvert (an unlikely event), increased surface water run-off and sewer flooding would be negligible. The risk of sewer contamination from contaminated surface water run-off is assessed as being a temporary minor adverse effect. The Development is expected to require 350,000 litres of water per day for residential and commercial uses. Discussions are ongoing with Thames Water regarding the supply of potable water and foul drainage connections. This is considered to be a negligible effect. The Development would incorporate sustainable surface water drainage design measures which would include green roofs, rain gardens above the Moselle Brook, and other measures to manage water run-off from the Development. These measures would ensure that the Development would not lead to a significant risk of flooding elsewhere. The effect of the Development on surface water quality and flood risk is assessed as being minor beneficial as the proposed sustainable drainage strategy will control surface water runoff rates to lower rates than the current situation which will in turn reduce the risk of flooding to nearby properties. A Flood Evacuation Plan would be put in place in the unlikely emergency event of reservoir failure. Given that all other cumulative developments must also be subject to the planning process it is reasonable to assume that they will be required to protect the water environment to the same standards and comply with the requirement to not increase flood risk elsewhere. Therefore, it is not considered that there will be any significant cumulative effects for the water environment. Environmental Statement Non-Technical Summary I Page 38

41 14 ARCHAEOLOGY The baseline conditions for archaeology have been established as part of a desk-based study which have used historical records and maps, existing archaeological studies and a site visit. The desk-based study considers the potential for archaeological deposits at the Site. The Site is not located in an Archaeological Priority Area, and no direct archaeological evidence is known to exist at the Site. Historic environment records and other secondary sources indicate that there is little potential for archaeological features and deposits of the Roman or Medieval periods to survive within the boundaries of the Site. Farming practices followed by industrial development in the second half of the 19th century would have damaged any earlier remains and therefore there is a low potential for archaeological remains as a result. The former course of the Moselle Brook has the potential to hold paleo-environmental and Prehistoric remains of low to medium significance. The effects of the Development on archaeological remains would be limited to the construction works, mainly from the piling of foundations, excavation of basements and other intrusive ground works. A programme of archaeological evaluation would be undertaken prior to, and during the works. The programme of evaluation and mitigation measures would be agreed with the Mayor of London s archaeology advisors (Greater London Archaeological Advisory Service) and are likely to include a watching brief during site investigations and excavation. The residual effect on paleo-environmental and Prehistoric archaeology associated with the former course of the Moselle Brook would be low adverse at worst. The effect on industrial and pre-nineteenth century archaeology with mitigation in place would be low adverse at worst. Once the Development is complete, there would be no intrusive ground works undertaken as part of the normal operation of the scheme. As such, the effect of the completed Development upon archaeological resources would be negligible. There would be no cumulative effects arising from the interaction of the Development with other cumulative schemes during demolition and construction or once the developments are complete. Environmental Statement Non-Technical Summary I Page 39

42 15 WIND MICROCLIMATE A 3-dimensional model was constructed to test the Development, using the illustrative scheme to test the Outline Component, in a wind tunnel facility in order to predict the comfort and safety of pedestrians from wind conditions in and around the Site. The conditions with and without the Development were tested with the existing surrounding buildings. Conditions with cumulative schemes, including the proposals for Chocolate Factory, were also tested. This produced largely similar results to those described below. The wind tunnel tests did not include landscape planting and are as such conservative as landscaping can provide shelter from wind. Professional judgement was then applied to the likely effect of the landscaping proposals in mitigating wind conditions. Wind tunnel testing of a physical 3D model has been combined with wind statistics to predict wind conditions in and around the Development, in accordance with industry standards and best practice. Based on wind statistics, the winds at the Site mainly blow from the south-west. Wind speeds are generally highest during winter, when the most frequent strong winds blow from the west-south-west. Northeast winds are also common during spring. Wind speeds are generally lower during summer. Existing wind conditions within the Site and within the immediate surrounding area are considered suitable for current pedestrian activities such as walking. Wind conditions during the demolition and construction phase will gradually transition to those of the completed Development. There would be no significant effects arising from this phase. Once the Development is complete, the stepped nature and density of proposed buildings, together with the railway embankment and warehouse to the west of the Site, is expected to encourage prevailing south-westerly winds to pass up and over the Development. In addition, the Development includes proposals for landscaping which helps alleviate channelling of winds, particularly within amenity spaces which are proposed through the centre of the Site and at the courtyard of Building A4. Wind tunnel test results show pedestrian level wind conditions would be safe for all users and the effects on pedestrian safety from the Development would be negligible. In terms of pedestrian comfort, wind conditions are expected to be suitable for pedestrian walking through and around the Development. Entrances within the Development are also expected to be suitable for pedestrian ingress/egress. Conditions within the Building A4 courtyard are expected to be suitable for general recreational activities but suitable conditions for outdoor seating may be limited to the more sheltered area close to the building corner. Otherwise, public and communal amenity spaces are generally Environmental Statement Non-Technical Summary I Page 40

43 expected to enjoy suitable conditions for associated recreational activities. The likely residual effects are therefore considered to be negligible to potentially minor adverse within the Building A4 courtyard. Private roof-top terraces and balconies within both the Detailed and Outline Components of the Development are expected to be suitable for outdoor seating during summer. These effects are considered negligible to no worse than minor adverse. Within the surrounding area, wind conditions remain suitable for existing activities. The Development is therefore considered to have negligible effect on surrounding wind conditions. With the cumulative schemes in place, wind effects in and around the Site would not be materially different to those as for the Development. There are therefore no significant cumulative effects. Environmental Statement Non-Technical Summary I Page 41

44 16 TOWNSCAPE, HERITAGE AND VISUAL The Site is not of high townscape value and currently comprises a disused gas holder site, commercial/light industry buildings and hardstanding. As shown in Figure 15.1, the Site is situated close to a number of Conservation Areas and a small number of listed buildings. There are no designated features of heritage value within the Site. The closest listed building is the Grade II listed Top Rank Club or Gaumont Cinema (Building I in Figure 15.1) situated approximately 300m to the north east of the Site along Wood Green Road. Figure 15.1: Conversation Areas and Built Heritage Asset map Environmental Statement Non-Technical Summary I Page 42