HORNSEY HIGH STREET ENVIRONMENTAL STATEMENT. Non-Technical Summary St James Group Ltd and Sainsbury s Supermarket Ltd 27/09/2013

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1 HORNSEY HIGH STREET ENVIRONMENTAL STATEMENT Non-Technical Summary St James Group Ltd and Sainsbury s Supermarket Ltd 27/09/ Non-Technical Summary

2 Quality Management Issue/revision Issue 1 Revision 1 Revision 2 Revision 3 Remarks DRAFT FINAL Date 17/09/ /09/2013 Prepared by Russell Buckley Russell Buckley Signature Checked by Matt Whalley Matt Whalley Signature Authorised by Karen McAllister Karen McAllister Signature Project number File reference 2 Non-Technical Summary

3 Non-Technical Summary 27/09/2013 Registered Address WSP Environmental WSP House, 70 Chancery Lane, London, WC2A 1AF 3 Non-Technical Summary

4 Table of Contents 1 Introduction... 5 Overview... 5 What is being built?... 5 What is an Environmental Impact Assessment?... 5 What is a Non-Technical Summary? The Site... 6 What is the Site and the surrounding area like?... 6 Have any alternatives been considered?... 7 Why is it being built there? When will it be built? Who has been told about this EIA? Environmental Effects What is the existing environment like in and around the site? Will the construction and operation of the new development lead to more traffic along the surrounding local road network? What will happen to air quality during the construction and operation of the new Development? Will the construction and operation of the new Development cause a lot of noise? Will I be able to see the new development? Is there any contaminated land on the site? Will the new development have microclimatic effects? Will the new development affect on-site ecology? Will the development bring new jobs to the area? Will the development affect local services? Will the development increase the risk of flooding? Will the development negatively affect buried archaeology? What are the likely cumulative effects? What specific measures will be undertaken to limit any significant adverse effects? Non-Technical Summary

5 1 Introduction Overview St James Group Ltd and Sainsbury s Supermarket Ltd have submitted a detailed Planning Application for the redevelopment of 2.14 hectares (ha) of land at Hornsey High Street, in the London Borough of Haringey (LBH) the Site to provide a retail/residential led, mixed use development. What is being built? The Planning Application for the Proposed Development describes the works as: Demolition of existing structures and buildings and redevelopment of the site to provide a mixed-use development comprising approximately 3,250sqm (GIA) foodstore (A1 use) and 114 space surface level car parking for the foodstore; 438 residential units including affordable housing and ancillary residential gym, approximately 356sqm (GIA) unit on Hornsey High Street (flexible A1, A2 (including a temporary marketing suite), or D1 use); two live/work units fronting onto Cross Lane; together with private amenity space and new public realm, including publicly accessible routes through the site; an energy centre; 178 car parking spaces for the residential use (within a basement and undercroft); cycle parking; refuse storage; recycling centre in the foodstore car park; access; and other infrastructure work. In summary the proposals are: A Sainsbury s store (approximately 3250m 2 ); An additional retail unit (fronting the High Street) (approximately 356m 2 ); Two live-work units (approximately 172m 2 ); Approximately 438 residential units (private and affordable) arranged over four buildings ranging in height from 3-8 storeys above ground level; The food store on the ground floor with approximately 245 units above; An Energy Centre; 178 basement and undercroft car parking spaces for the residential use; A surface car park associated with the foodstore (with 114 car parking spaces); and Associated landscaping, public realm facilities and highways and access improvements. What is an Environmental Impact Assessment? The Town and Country Planning (Environmental Impact Assessment) Regulations, 2011 require that before planning permission is granted for certain types of development an Environmental Impact Assessment (EIA) must be undertaken. An EIA is a process that identifies the likely significant environmental effects of a proposed development and, if required, identifies ways that any significant adverse effects on the environment can prevented, reduced and/or offset. Given the size of the site and nature of the development, an EIA was submitted by St James Group Ltd and Sainsbury s Supermarket Ltd. The findings of this process are reported in a document called an Environmental Statement (ES), which has been submitted with the application and is publicly available for anyone to review to understand the nature and form of the Proposed Development and the outcome of the EIA process. 5 Non-Technical Summary

6 A number of other Technical Reports/Plans are also submitted with the Planning Application with pertinent information incorporated into the ES as appropriate: Planning Statement; Application Plans; Energy Strategy; Sustainability Report; Flood Risk Assessment; Waste Management Plan; Retail Impact Assessment; Design and Access Statement; Landscape Strategy; Transport Assessment; and Travel Plan. What is a Non-Technical Summary? The full results of the Environmental Impact Assessment (baseline information, survey information and technical assessments) for this project, are available in the Environmental Statement submitted with the Planning Application. A summary of the findings are presented here in non-technical language. This document is presented as a series of key questions and answers regarding the proposed mixed use development and identifies likely significant effects and how any significant adverse effects are proposed to be mitigated, prevented and/or offset by the Applicants during the construction and future operation of the development. 2 The Site What is the Site and the surrounding area like? The eastern part of the site is currently owned by Sainsbury s and consists largely of open hardstanding which is all that remains of the warehouse that previously occupied this location. There are two small areas located adjacent to Cross Lane at the eastern boundary of the Site which are leased to local businesses for car parking and storage. The western part of the Site, owned by London Borough of Haringey Council, is subdivided into a series of yards including; a waste recycling facility and education centre run by Haringey Council. To the north of this is a two storey warehouse with lorry delivery bays. To the west of this lies the former mortuary and coroner s court. The northern portion of the Site consists of the former council depot. There are 5 warehouse structures in this yard. The Hornsey Public Baths and Washhouse building is located within the southern section of the site on fronting on to High Street. The site is situated within a mixed residential and commercial area. The High Street forms the southern site boundary, from which there are three access roads onto the site, Myddelton Road along the western boundary, Cross Lane that forms the eastern boundary and Miles Road towards the north of the site area. Surrounding properties included a public house to the immediate southeast, flats to the south, a garage and other miscellaneous works along the opposite side of Cross Lane and a vehicle maintenance / repair / supplies depot on the opposite side of Myddelton Road. Figure 1 shows the location and boundaries of the Application Site. 6 Non-Technical Summary

7 Figure 1 - The Site Location Have any alternatives been considered? A do nothing scenario has been considered. However, the majority of the Site is currently vacant with a number of derelict buildings falling into disrepair, which would remain this way and possibly get worse, if the Site were not redeveloped. In addition, the Site is within the Haringey Heartlands Intensification Area, which encourages development. It is likely that if this Proposed Development did not go ahead, similar, alternative proposals would be submitted for the Site. If the site were not developed at all, new dwellings would need to be built elsewhere in the borough. If no sites were available, this would risk a lower overall level of housing provision within LBH. No alternative sites have been considered by the Applicant as the site is located within the Haringey Heartlands Intensification Area and is identified within the Haringey Heartlands Development Framework as an area for mixed use development. The London Plan also recognises the importance of the Haringey Heartlands Area as an Area of Intensication. There are no reasonable or feasible alternative sites to assess given the clear policy context. The design of the Proposed Development has undergone a number of iterations, which took into account environmental effects, and responds to a series of meetings and public consultation events that have been held with the Applicants Project Team and LBH Planning Officers. 7 Non-Technical Summary

8 The initial design as presented to LBH on 5 th March A number of comments were received on this iteration of the design including enclosing Garden Square for residents access only, realigning certain pedestrian routes, giving consideration to opening up Moselle Brook culvert, the potential to deliver 40% parking for residents and utilising and active frontage on Cross Lane. Figure 2 GLA Presentation: March 2013 The April 2013 design revision took into account the comments made on the March 2013 design revision. Feedback on this iteration focussed mainly on design and massing issues Figure 3 LBH Planning Officer Presentation: April 2013 The June 2013 design revision took into account the comments made on the April 2013 design iteration. Feedback on this iteration included concerns about the height of the 10 storey building at the corner of Hornsey Gardens, concerns about the proposed Sainsbury s café on the high street and concerns about the benefits of the scheme for local people Figure 4 Public Consultation 10 th - 15 th June Non-Technical Summary

9 Final revisions to the scheme included reducing the 10 storey element to 8 storeys, no longer having a Sainsbury s café fronting the High Street and an outdoor fitness suite adjacent to Myddleton Road that is accessible to all. Whilst not specifically reflected in the scheme design Sainsbury s have also agreed to permit 90 minutes free parking in the foodstore car park to benefit local businesses and the high street. Figure 5 - Final Scheme Proposal What will it look like? The Proposed Development includes residential dwellings across a range of sizes and tenure types, two live/work units and a foodstore. These will be accommodated within 4 development blocks ranging in height from 3 to 8 storeys. The height across the Proposed Development generally steps up towards the centre of the site, away from High Street and Miles Road, to minimise the effect on the surrounding streets and buildings. Residents will gain access to the site by car from Miles Road via Campsbourne Road/ Pembroke Road/ Myddelton Road or via New River Avenue at the northern end of Cross Lane and 178 basement / undercroft car parking spaces will be provided. The foodstore car park will be accessed via the High Street and 114 surface level car parking spaces will be provided. Cycle parking will be provided for both the foodstore and the residential dwellings. The approach to landscaping the site creates an attractive public and private area to enhance the overall appearance of Hornsey High Street and provide enjoyable, engaging spaces for both the residents and local people. The Site will be opened up to improve the accessibility to pedestrians and extensive planting will be utilised to enhance the appearance and setting in the wider area and streetscene. The approach to planting will be designed to encourage local wildlife, and will include the inclusion of brown roofs. Figure 6 Computer Generated Image of Proposed Development 9 Non-Technical Summary

10 Why is it being built there? The Site is identified for mixed use development in the adopted LB Haringey Local Plan: Strategic Policies document. The London Plan also recognises the importance of the Haringey Heartlands Area as an Area of Intensication. These areas are dened as areas with signicant potential for increases in residential, employment and other uses through development or redevelopment of available sites and exploitation of potential for regeneration, through higher densities and more mixed development and intensive use. The Proposed Development is located within the Haringey Heartlands Intensification Area and is identified within the Haringey Heartlands Development Framework as an area for missed use development. When will it be built? Subject to the grant of Planning Permission and the discharge of relevant conditions, construction of the Proposed Development is assumed to commence in the second quarter Overall completion is expected by the second quarter Who has been told about this EIA? Consultation has been undertaken with statutory and non-statutory consultees as part of the EIA Scoping exercise and technical studies for this ES. The purpose of these consultations was to identify any sensitivities or concerns associated with the Proposed Development which may need to be considered in the design process and assessed as part of this ES. The following organisations were consulted during the preparation of this ES: Various departments and officers at Haringey Council; Greater London Authority; Thames Water; Environment Agency; and Greater London Archaeological Advisory Service. 3 Environmental Effects What is the existing environment like in and around the site? There are no designated wildlife sites within the Site boundary. There are 3 Local Nature Reserves within 2km of the Site and 2 wildlife sites designated under European legislation that are between 4 and 8.5km from the site. Within 400m of the Site there are four wildlife sites designated for their local importance. There are no World Heritage Sites, Scheduled Ancient Monuments, or Registered Battlefields within the Site. There are no Listed Buildings within the Site; however there are a number of Listed Buildings within the immediate environs of the Site and 1 km study area. Hornsey High Street Conservation Area extends within the southernmost portion of the Site. To the immediate east of the Site, abutting the site boundary, lies Hornsey Water Works and Filter Beds Conservation Area. Within the wider study area there are another five conservation areas, Noel Park located 1 km to the northeast, Alexandra Palace and Park located 260 m to the northwest, Crouch End located 700 m to the southwest, Wood Green Common located 600 m to the northeast and Hillfield Avenue located 50 m to the south. The Environment Agency Flood Risk map shows that the Site is not likely to be at risk of flooding from rivers. The Moselle Brook is culverted beneath the Site but because it is culverted means that it is not likely to flood the Site. The New River, located approximately 150m east of the Site is a manmade water supply aqueduct which is owned and maintained by Thames Water. 10 Non-Technical Summary

11 Will the construction and operation of the new development lead to more traffic along the surrounding local road network? The Proposed Development is expected to have very little effect on the local road network during the demolition and construction phase. Potential effects include increased movements of heavy goods vehicles, however with appropriate management measures in place it is considered that this will not have a significant effect on the local roads. Public transport will be easy to access in the local area, with the closest bus stops to the Site located on the A504 Hornsey High Street. A large number of destinations can be reached on foot and the Site also benefits from being well located in terms of cycle accessibility. Effects on the local road network once the Proposed Development has been completed are also expected to be minimal overall. However the most noticeable effect would be on the main roads providing access to the Proposed Development. A revised junction layout at the junction of the A504 High Street is proposed to ensure that this does not have an effect on traffic. What will happen to air quality during the construction and operation of the new Development? During the demolition phase, there is the potential for large quantities of dust to be created. There are a number of measures that will be employed to reduce the amount of dust, including; covering loose materials with sheeting, inspecting local highways and site boundaries regularly to check the amount of dust landing near the site, minimising the amount of exposed soil and damping down dusty areas to reduce the amount of dust created. These techniques will reduce the effect of dust to low levels. The effects of dust during the construction phase will be minimised by adopting good site practices and using the London Council s Best Practice Guidance. Possible increases in pollution that could affect air quality in the area are associated with the onsite energy centre and traffic emissions. A computer model has been used to work out whether possible pollutants associated with development would affect air quality in the area. The model showed that the effects on air quality will not be noticeable. Nevertheless, a Travel Plan will be implemented to encourage the use of more sustainable forms of transport, further reducing air pollution. The Travel Plan will be secured through the Section 106 Legal Agreement. Will the construction and operation of the new Development cause a lot of noise? The Proposed Development has the potential to create some noise and vibration particularly during the demolition and construction phase, however procedures will be adopted to ensure that noise and vibration will be minimised as much as possible for people living and working in the vicinity of the Site. These measures include using the quietest possible machinery for a particular activity and ensuring that works do not happen on Saturday afternoons or Sundays, where possible. Potential sources of noise once the Proposed Development has been completed include increases in road traffic, machinery associated with air conditioning units, boilers etc and the Sainsbury s foodstore (as a result of potential night time deliveries). With appropriate measures in place, none of these sources of noise are expected to give rise to significant effects. Will I be able to see the new development? The design of the Proposed Development has carefully considered the townscape setting and context and has been designed to reflect surrounding built form and character. Its stepped profile largely enables the built form to directly connect in terms of scale and character to adjacent streets. It also includes the use of street trees and vegetation to enhance the street scene for pedestrians. 11 Non-Technical Summary

12 During the construction phase it is considered that there will be a negative effect on the surrounding Conservation Areas, however such effects will only be temporary in any event. Once the Proposed Development is complete it is largely expected to improve the appearance in the local area by replacing views of abandoned buildings with views of modern, high quality buildings and areas of public open space. The Proposed Development will have a small negative effect on the setting of Hillfield Conservation Area as it will be partially visible. A range of landscaping measures, including the use of screening by street trees, have been proposed to ensure that those effects are minimised. Figure 7 Computer Generated Image of Proposed Development Is there any contaminated land on the site? The Site has historically been developed for industrial uses including manufacturing buildings, industrial works units with associated storage tanks and chimneys, a vehicle testing centre, a vehicle refuelling area and associated underground fuel storage tanks and the existing council waste and recycling unit. Site investigations have been completed and small areas of contamination have been identified. Prior to construction a plan will be developed and agreed with the local authority to ensure that existing sources of contamination on site are investigated further so that they do not cause harm to the local population or environment. Will the new development have microclimatic effects? The architects of the Proposed Development have worked to minimise any potential adverse effect on daylight, sunlight and overshadowing and have taken neighbouring residential areas into consideration throughout the design process. An analysis undertaken of the effects on daylight, sunlight and overshadowing has demonstrated that the effect of the Proposed Development is generally considered acceptable on the surrounding area in this location. 12 Non-Technical Summary

13 Will the new development affect on-site ecology? The Site comprises hard standing and buildings, with some scrub vegetation present on rubble piles, and small areas of landscaping present on the periphery. Ecological surveys have been completed across the Site, which is generally considered to be of low level ecological value. However, bird surveys recorded a rare species of bird called Black Redstart. The scrub vegetation is important for Black Redstarts and will be lost during the construction phase, although this will only be a temporary effect. A series of brown roofs will be constructed on new buildings to specifically recreate this type habitat for use by Black Redstarts when the development is operational. Bats surveys completed on site indicate that bat roosts are likely to be absent. Whilst low levels of bats were recorded foraging and commuting within the Site, it is considered to be of low conservation value for these species. Figure 8 Brown roof and landscaping provision Will the development bring new jobs to the area? Based on 438 homes it is estimated that the construction phase will support 1,051 jobs directly over the course of the construction period. The direct construction employment by St James Group Ltd is made up of: 131 direct jobs; and 920 jobs for contractors directly hired on site. In addition Sainsbury s have confirmed that they expect to employ 55 people on Site during the fit out of the Foodstore. 13 Non-Technical Summary

14 During the construction phase there will also be an increase in spending in the local economy by contractors. Independent research commissioned by the Applicant has estimated that the Proposed Development will support: 526 other indirect jobs supported in supply chain; and 350 jobs induced in wider economy supported by employees increased consumption. A further 126 jobs will be created once the Proposed Development is completed. Figure 9 Computer Generated Image of Proposed Development Will the development affect local services? New residents of the Proposed Development will utilise schools, GPs and Dentists within the area. The Proposed Development lies within the Heartlands Intensification Area, an area identified as suitable for growth, including new and expanded schools. London Borough of Haringey is fully aware of the need to plan for future educational provision to serve Heartlands Intensification Area and the needs of the Borough as a whole. It has already commenced the process. In addition, the principle of expanding GPs and dentists within the Heartlands Intensification Area has already been identified and is London Borough of Haringey s preferred option. In the event that the above planned expansion does not take place before the Proposed Development is complete, it is considered that there would be a temporary negative effect at the local level until such time that education, GP and dentist provision is expanded. However, should the planned expansion of facilities take place prior to completion of the Proposed Development no significant effects are anticipated. Proposed Development offers an opportunity to increase local expenditure. The net scale of these benefits will be determined by the expenditure patterns of the residents of the Proposed Development, and the extent to which these residents move into the area from elsewhere. 14 Non-Technical Summary

15 Will the development increase the risk of flooding? The Environment Agency Flood Risk map shows that the Site is not likely to be at risk of flooding from rivers. The use of brown roofs and provision of appropriate below ground water storage will be provided on Site to reduce the amount of rainwater running off site by 50% at times of the heaviest rainfall. This will reduce the potential for flooding downstream of the Site. Will the development negatively affect buried archaeology? The Site generally has low potential for archaeological deposits due to the extent of ground disturbance the Site has been subjected to since it was first developed, although some deposits may remain particularly from the medieval period, as deposits relating to this period have been recorded locally. The requirement for further archaeological investigations will be discussed and agreed with the local planning authority to prior to construction of the development. The construction phase is considered to have a temporary negative effect on the surrounding Conservation Areas and listed buildings. However, once the Proposed Development is complete it is largely expected to improve the Conservation Areas and setting of listed buildings in the local area as the existing derelict buildings will be replaced a modern, high quality development with areas of public open space. As a result of the Proposed Development the Baths building will be demolished, however, a photographic survey of the building will be completed and be made available to the public. In addition, the central portion of the front of this building will be carefully dismantled and reconstructed in front of the side elevation of a new substation and will be visible from the High Street. What are the likely cumulative effects? An assessment of all the different environmental effects identified above associated with the Proposed Development on key sensitive areas and the local population has been undertaken. During demolition and construction phases the majority of effects on nearby sensitive areas and the local population are expected to relate to changes in local townscape character and views, construction traffic and associated noise and changes in air quality. Whilst all these effects will be temporary they are likely to have negative effect for the duration of the construction phase. However, once the Proposed Development is complete, there will generally be a long-term positive effect on local townscape character and views, and on social elements such as an increase in the number of jobs provided in the area and increased housing provision, In addition, the effect of the development in combination with other development schemes in the area that have been granted planning permission (i.e. Haringey Heartlands Development and the Pembroke Works development) has been undertaken. The main cumulative effect is considered to be the potential beneficial socio-economic effects on local employment and economy and improvements to the townscape and visual setting. The majority of other cumulative effects are anticipated to be negligible. 15 Non-Technical Summary

16 What specific measures will be undertaken to limit any significant adverse effects? Topic Potential Effect Design Measures Proposed Mitigation Effect of Vehicle Trips on the Local Road Network during construction Routing plan On-site loading/unloading No on-site parking for workers Transport and Traffic Consultation with local residents Traffic generation once the Proposed Development has been completed Implement a revised junction layout at the junction of the A504 High Street with the site access Residential and Commercial Travel Plans Construction noise at existing sensitive receptors Construction vibration at existing sensitive receptors Liaise with LBH Environmental Health Department to develop and agree Section 61 consent post-planning. Adopt best practice measures. Noise and Vibration Fixed building services plant noise Careful selection, installation and noise attenuation of fixed plant to ensure that the proposed plant noise emission limits are achieved. Noise associated with Sainsbury s food store Incorporation and implementation of TfL code of practice for quieter out-of-hours deliveries an careful design of the service yard door/gate Employing good site practice. Generation of Dust and PM 10 during Site clearance and construction Ensuring Site plant and equipment is kept in good working order Restricting on-site movements to well within site and not near the perimeter, if possible Pro-active liaison with LBH and local residents. Implementation of London Councils Best Practice Guidance. Air Quality Emissions to air of PM 10 and NO 2 from construction vehicles leaving or accessing the Site and site plant Selection of access routes for site traffic should avoid major routes, links, junctions, sensitive locations etc. Timing of vehicle movements should avoid the peak hours on surrounding roads. Ensuring vehicles are regularly serviced and maintained, as much as practicable Emissions from traffic & on-site energy centre generated by the Proposed Development Design development to encourage the use of sustainable modes of transport (e.g. cycling, walking and public transport). Implementation of a Travel Plan; Suitable ventilation systems for on-site receptors. The use of low NOx emission limits for the onsite energy generation 16 Non-Technical Summary

17 Topic Potential Effect Design Measures Proposed Mitigation Water Resources and Flood Risk Potential Contamination of Surface Waters Increased Water Usage and Demand Increased Pressure on Foul Sewerage Infrastructure Temporary surface water drainage system (temporary bunding and settlement ponds) during construction Appropriate pollution control measures such as petrol/water interceptors or appropriate SUDS and appropriate storage of hazardous materials where necessary. Adherence to the requirements of Code for Sustainable Homes Level 4 and BREEAM Very Good which includes consideration of water efficiency measures within the scheme design, such as water efficient sanitary fixings and appliances and water recycling. CEMP including adherence to the Environment Agency s pollution prevention guidelines and implementation of control measures such as appropriate storage and handling of fuels and potentially contaminative materials Dust control measures and use of designated haulage routes within the Site CEMP, good working practice and good housekeeping Effect of Exposure to Contamination associated with historic land use on human health PPE for construction workforce and an appropriate Health and Safety risk assessment A more detailed site investigation to ensure that all potential contamination risks are identified, characterised and mitigated. Any additional contamination that is encountered during the mitigation works will be addressed in accordance with a Remediation Method Statement. The works will be inspected and validated and documented in a Verification Report. Ground Conditions and Contamination Effect on culverted Moselle Brook Suitable protection to be provided for the Moselle Brook culvert structure CEMP, good working practice and good housekeeping Effect of contamination of potable water supply Water supply pipes in accordance with guidance and Thames Water Suitable protection or decommissioning of the abstraction well in consultation with the Environment Agency. Effect of Contamination on Future Site Occupants and Properties Appropriate remediation / mitigation strategy including clean engineered cover Direct on site employment during the construction phase Linkages to local training initiatives and/or voluntary agreements relating to local recruitment Socio-Economic Indirect and induced employment Linkages to local suppliers and/or voluntary agreements relating to local purchasing Direct on site employment once the Proposed Additional measures to optimise benefits to the local Development has economy, such as measures to encourage local been completed recruitment and linkages to training programmes Increase in housing stock Provision of 438 residential units including affordable housing Effect on primary and secondary schools The principle of developments contributing to the expansion of existing facilities has already been identified and this is clearly LBH s preferred option. At this stage it is uncertain if the Proposed Development will be required to make a contribution towards education facilities. No additional mitigation is appropriate as impacts are likely to be negligible. 17 Non-Technical Summary

18 Topic Potential Effect Design Measures Proposed Mitigation Effect on GPs and Dentists The principle of expanding facilities within the Heartlands Intensification Area has already been identified and this is LBH s preferred option. At this stage it is uncertain if the Proposed Development will be required to make a contribution towards education facilities. No additional mitigation is appropriate as impacts are likely to be negligible. Archaeology and Cultural Heritage Truncation or loss of surface/buried archaeological assets Effects on built heritage assets High quality building design and public realm taking into consideration setting of heritage assets Assessment of sub-soil deposits to assess for archaeological potential. Possible requirement for subsequent trial trenching within Site boundary Effect on St Mary s churchyard SLINC as a result of dust generation Implementation of measures during construction to control dust at source. Effect upon Black Redstart Inclusion of replacement habitat within designs Seasonal timing of building demolition between September and February to avoid the nesting season. Ecology and Biodiversity Effect upon other breeding birds Inclusion of ten nest boxes suitable for house sparrow, starling and swift within building design Where this is not possible remaining buildings on Site will be surveyed by a suitably qualified ecologist within 24hrs prior to demolition to confirm presence or absence of active bird nests. Where necessary a suitable buffer will be provided until the chicks have fledged. Effect of disturbance of Japanese knotweed Japanese knotweed control and removal programme completed by an appropriately qualified contractor. Realigning end-user aerials to ensure maximum reception strength; Effects on Broadcast TV Upgrading equipment (TV reception aerials, cables and / or signal boosters / amplifiers); Relocating end-user aerials on building façades or rooftops to maintain a direct line of sight; Telecommunications Effects on broadcast radio Switching to free to view satellite or subscription cable or ADSL services Realigning end-user aerials to ensure maximum reception strength; Effects on satellite TV and radio Realigning end-user dishes to ensure maximum reception strength; Upgrading equipment ( reception aerials, cables and / or signal boosters / amplifiers); Switching to subscription cable or ADSL services Townscape and Visual Townscape setting including Conservation Areas and listed buildings New areas of public realm Use of street trees and small raised planters Use of red and buff brick and brick façade detailing to 45 High Street Block orientation Scale and massing Tidy site management; Use of building wrap along Hornsey High Street frontage Uniform hoardings or artwork; Minimise use of tower cranes. Ensure street trees are planted in pits with appropriate soil and root protection systems such as Greenleaf StrataCells and RootRain aeration / irrigation systems (or similar approved). 18 Non-Technical Summary

19 Topic Potential Effect Design Measures Proposed Mitigation Tidy Site management will reduce the visual clutter associated with building works Consideration of artwork on any hoardings or scaffolding covers should be given, such as the use of building wraps, to minimise visual intrusion of the construction works on local views. A building wrap along the frontage with the High street would be particularly useful to minimise the visual intrusion into and within the Conservation Area Visual receptors New areas of public realm New street trees Use of brick façade detailing, including light brick trim to 45 High Street Block orientation, scale and massing Where artwork is not used, hoardings should be of a uniform colour and style throughout the works; and construction works lighting to involve the use of well located, modern light fittings as part of a CEMP and in accordance with current best practice standards to minimise lighting intrusion to surrounding sensitive receptors Lighting and boundary treatments on the northern and north-western boundaries are particularly sensitive due to the proximity of local residents Ensure use of muted and non-reflective materials on upper levels Ensure growth of street trees Ensure street trees are planted in pits with appropriate soil and root protection systems Ensure no blank facades are created 19 Non-Technical Summary

20 What happens next? The Environmental Statement (ES) has been submitted together with other Planning Application documents and drawings to the Council for the Officers to consider in consultation with various stakeholders in the context of planning policy before making a recommendation to the Planning Committee on the planning application. During the period of determination, the Council will contact government bodies and agencies and other consultees regarding the Proposed Development. Members of the general public are also invited to make comments on the planning application. The feedback from these discussions will be taken into account by LBH in reaching the decision on the planning application. Who can I contact if I want some more information? Further information, including a copy of the planning application documents, the ES and this Non-Technical Summary, is available at the following website: Any comments can be sent to: Development Management Support Planning, Regeneration & Economy Level 6, River Park House 225 High Road Wood Green London N22 8HQ planningcustomercare@haringey.gov.uk Can I have a copy of the Environmental Statement or this Non-Technical Summary? The Environmental Statement and the Non-Technical Summary will be available to view online on LBH s planning website. Paper copies of the ES documents can be provided at a cost, via WSP. 20 Non-Technical Summary

21 WSP Environmental WSP House 70 Chancery Lane London WC2A 1AF UK Tel: +44 (0) Fax: