nts Dollis Valley regeneration Non-technical summary Terence O Rourke Planning Design Environment

Transcription

1 nts Dollis Valley regeneration Environmental statement Non-technical summary Terence O Rourke Planning Design Environment

2 Dollis Valley Regeneration Countryside Properties and L&Q Introduction NTS.1 NTS.2 NTS.3 NTS.4 The 10.8-hectare application site consists of Dollis Valley Estate (largely low-rise residential buildings (up to five storeys) currently providing 436 residential units), the former Barnet Hill Junior Mixed Infant and Nursery School, associated playing field and caretakerʼs house, and existing community facilities. The site also includes three properties on Mays Lane and a section of the Mays Lane highway and pavement. Countryside Properties UK Ltd (Countryside Properties) is applying for a hybrid planning permission for the comprehensive redevelopment of the Dollis Valley Estate. This comprises full detailed information for the first phase of development (phase 1), with the remainder of the site covered in outline (phases 2-5), requiring the subsequent submission of reserved matters. The proposals, which have been evolved in association with Countryside Properties development partner London and Quadrant Housing Trust (L&Q), will provide up to 631 dwellings, which represents a net gain of 191 dwellings. Figure NTS 1 shows the application boundary and figure NTS 2 shows the location of the site in relation to Barnet. An environmental impact assessment (EIA) was required for the application, in accordance with schedule 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011, due to the potential for significant environmental effects. An environmental statement (ES) has been prepared to report the findings and its key elements are summarised in this non-technical summary. Site description NTS.5 NTS.6 NTS.7 The Dollis Valley Housing Estate consists of low-rise blocks of flats and maisonettes providing 436 residential units. Of these, 34 are owner occupied, 43 are private rentals, and the remaining 363 units comprise secure and non-secure social rents (affordable) and some empty properties. The majority of the buildings are of pre-fabricated concrete construction. Although technically also comprising part of the existing Dollis Valley Estate, the housing area to the south of Dollis Valley Drive accessed off Crocus Fields and Meadow Close is not within the redevelopment site. The western part of the site is the former Barnet Hill School, which was closed in 2009 following the rationalisation of London Borough of Barnet (LBB) education resources. The school site is being used temporarily to accommodate the Torah Vodaas Independent Orthodox Jewish School for Boys (approximately 260 pupils). This is a temporary arrangement until 1 April 2013, whilst the Torah Vodaas School finds a permanent location. The site also accommodates three community facilities that are used by a range of local groups, including exercise classes, religious and ethnic groups, adult education classes and childrenʼs activities, in addition to privately rentable space. Terence OʼRourke Ltd B January 2013

3 Dollis Valley Regeneration Countryside Properties and L&Q NTS.8 NTS.9 There are two day nurseries on the site. The Valley Pre-school is a nonprofit based organisation accommodating 20 children based at the BSCA premises and the Pine Trees Nursery is a commercial operation that occupies part of the school site. Several small retail units occupy the ground floor of the Homefield residential block, located on the north west part of the estate. However, these are unoccupied with the exception of a small convenience store. The wider environment NTS.10 NTS.11 NTS.12 The surrounding area is mostly residential in character, with a small parade of local shops including a small Co-op nearby to the west on Mays Lane. Chipping Barnet High Street is located approximately 800m to the north, offering a wide range of retail facilities. There is a purpose built healthcare facility approximately 350m to the north east of the site (in Vale Drive) and Barnet General Hospital is approximately 1km to the north west. High Barnet underground station is approximately 500m to the north of the site. This is the terminus of the High Barnet branch of the Northern Line, with trains running to central London (a 40 minute journey) every three to seven minutes. To the south of the site, Crocus Fields and Meadow Close is Dollis Brook. Beyond the brook are open fields with mature hedgerows, and playing fields, which form part of the green belt, and the secondary school of Totteridge Academy. The Barnet section of the long distance footpath of the London outer orbital path (LOOP) follows the course of Dollis Brook as it passes to the south of the site. The Dollis Valley Greenwalk (a 10 mile walk from Mill Hill to the north of Hampstead Heath) also follows the route of Dollis Brook. Future of the site in the absence of the proposals NTS.13 In the absence of the proposed redevelopment, it is likely that the Dollis Valley Estate will remain in its current condition. LBB is not proposing to re-open the former school, as additional pupil spaces and playing fields have been created in nearby schools. The proposed development NTS.14 Redevelopment of Dollis Valley estate will accommodate up to 631 residential units, replacement community space, new open space and infrastructure. NTS.15 NTS.16 The outline element of the application is for the demolition of existing residential buildings and the construction of up to 523 new residential units, together with new public open spaces, junction improvements to existing access onto Mays Lane, enhanced pedestrian, cycle and public transport facilities, car parking, infrastructure and other ancillary works. The detailed element (Phase 1) of the application is for the demolition of existing residential and community buildings (including the former Barnet Hill school), and construction of 108 new residential units and 417sqm of non-residential floorspace (new community and nursery space) together Terence OʼRourke Ltd B January 2013

4 Dollis Valley Regeneration Countryside Properties and L&Q with public open space, creation of a new vehicular access to Mays Lane, new car parking, bike storage, infrastructure and other ancillary works NTS.17 NTS.18 NTS.19 NTS.20 NTS.21 NTS.22 NTS.23 NTS.24 The proposed new residential development includes the construction of residential apartment blocks and terraces of town houses (figure NTS 3 shows the development zones). It is anticipated that across the whole site 40% of dwellings will be affordable properties. The houses will be a mixture of two and three storeys 1 with low-rise apartments and maisonettes (mainly three and four storey), but with two ʻlandmarkʼ buildings in the south of the site that will be up to five storeys (maximum height of 18m). The proposed building heights are set out in figure NTS 4. There will be a mixed use block on the corner of Mays Lane and Hammond Close in the north west of the site (figure NTS5), which on the ground floor will provide community facilities consisting of three key rooms: a community café, a large hall and a small hall; with office space, toilet facilities and storage space. Also within the ground floor accommodation of this building will be facilities for The Valley Pre-school. There will be three vehicular access points for the development site onto Mays Lane (figure NTS 6). This includes the provision of a new main access point that will incorporate a ghost right turn lane (a dedicated right turn lane denoted with markings on the carriageway without any form of physical barrier) for both the new access and the adjacent opposing junction of Bedford Road. The new avenues will provide the main access for Dollis Valley from Mays Lane. A series of residential streets (secondary roads), running mainly in an east west orientation, will provide vehicular access to individual dwellings. Vehicular access to the adjacent residential areas will be maintained during construction and once the development is completed. Dollis Valley will be served by a bus route (following the primary roads from the east to the west of the site), running from the site to Barnet railway station and town centre. There will be three bus stops within the development located adjacent to the new public open spaces. The proposal includes a total of 788 car parking spaces, with most houses provided with at least one allocated on-plot parking space (with the exception of a small number of houses that will have courtyard parking). Apartments will share on-plot (including undercroft) / on-street parking. Some of the houses will include driveways of 3.3m in width to enable disabled parking access. Within the communal parking courts, 10% of overall spaces will be spaces for the disabled. A number of unallocated parking bays will be provided across the site as visitor parking spaces and parking for the non-residential elements in phase 1 will be provided through the unallocated bays in Hammond Close. 1 Each storey in the residential buildings is considered to be 3m, although overall heights may be increased by an additional 3m to allow for roof structures and roof mounted photovoltaic panels (note: two storey buildings have a roof allowance of 5m to accommodate the proposed roof style). Terence OʼRourke Ltd B January 2013

5 Dollis Valley Regeneration Countryside Properties and L&Q NTS.25 NTS.26 NTS.27 NTS.28 NTS.29 In accordance with the London Plan, at least 20% of the parking spaces provided on-site will have electrical car charging facilities, with a further 20% enabled for future conversion. Bicycle storage will be provided for all residential dwellings. Apartment blocks will have shared bicycle storage and all houses will be provided with a bicycle store within their rear gardens. Additional on-street bicycle spaces will be provided for visitor use. There will be pedestrian access from the site to Brent Place, Barnet Lane and Dollis Brook. The new avenues and residential streets will include footways on both sides of the roads and have appropriate tree planting. The proposal includes public open space in the form of three parks (totalling approximately 3485m 2 ), as shown on figure NTS 5. In addition, the proposal will provide approximately 1,200 m 2 of semi-private open space and 21,680 m 2 of private gardens. Figure NTS 7 also shows the proposed landscaping of the site, setting out areas of new planting. It is anticipated that the construction will be undertaken in five phases (figure NTS 8), with the first phase commencing in October 2013 and completed in September 2015 and with phase 5 being completed in December Phasing has been developed to ensure that existing tenants are found alternative accommodation within a building completed as part of an earlier phase of the works (this process is termed ʻdecantʼ), thereby ensuring that no off-site decant will be required. Each household will be assessed with regard to housing need and support provided for the moving house where appropriate. Phase 1 detail NTS.30 NTS.31 NTS.32 NTS.33 Phase 1 will accommodate 108 dwellings (81 houses and 27 apartments), of which 37% will be affordable rented units (33% of which will be houses), 5% for shared ownership and 58% private ownership. Figure NTS 9 shows the phase 1 layout. The new community facilities will, in addition to the halls and café areas, provide purpose built nursery space (117m 2 ) for the Valley Pre-school, which is the existing nursery provision on the site providing affordable child care services to residents living predominantly on the Dollis Valley Estate (layout shown in figure NTS 10). The new facility will be co-located with the community centre, although for security, teaching and practical reasons the nursery will have a completely separate welfare facilities, outside space and a dedicated secure entrance. The nursery will provide space for up to 25 children. During the construction of the new nursery facility a temporary facility will be established in the south of the school playing fields utilising the existing terrapin buildings. This phase includes the construction of a new vehicular access from Mays Lane, which requires the removal of three existing properties on Mays Lane. The majority of the buildings in phase 1 will be up to three storeys high, although the row of houses adjacent to Eastham Close will be up to two storeys and the building containing the community facilities will be three to Terence OʼRourke Ltd B January 2013

6 Dollis Valley Regeneration Countryside Properties and L&Q four storeys, with the community facilities on the ground floor and apartments above. Figure NTS 11 shows a cross section of the phase 1 site from Rossiter Fields to Mays Lane, while figure NTS 12 shows a cross section from house number 127 to 187 / Co-op Mays Lane. NTS.34 NTS.35 The building materials selected are reminiscent of those used across London housing stock and will include light buff bricks, slate grey roof tiles and limited use of timber cladding. Where possible, residential property windows will be tall (to maximise natural daylight) and include patio doors and Juliet balconies. The community facility will have full height glazing and the nursery will have large picture windows. Elevations illustrating the apartment blocks proposed in the northern part of phase 1 are shown in figures NTS 13a-d and NTS 14a-d. The detailed landscape proposals for phase 1 are shown in figure NTS 15. The parking strategy for phase 1 follows the principles set out in the wider master plan. Parking for individual houses will be predominantly on-plot or within garages. Parking for the apartment blocks will be in a shared and enclosed parking area. Phase 1 will provide 155 parking spaces for the 108 dwellings, of which 129 will be allocated and 26 not allocated. Alternatives NTS.36 NTS.37 NTS.38 Countryside Properties and L&Q did not consider alternative sites, as the purpose of the proposed development is to regenerate the Dollis Valley Estate. The proposed scheme has evolved over the life of the project, with a total of 36 master plan iterations that are set out in detail in the design and access statements. A number of design iterations occurred during the procurement process to select LBBʼs development partner, which primarily saw the general layout of the scheme established in response to the general site conditions and constraints (including links to the wider area) and principles of urban design (green spaces, street arrangements and housing typology). Following the procurement process, Countryside and L&Q undertook a series of consultations with local residents, LBB and other stakeholders. These led to changes to the road dimensions, adjustments to retain as many trees as possible and alterations to housing types and the layout of the community facilities. Concerns regarding potential overlooking of adjacent houses and gardens led to alterations to the massing of the proposed apartments, which was reduced by stepping the blocks in line with the sloping terrain. Alterations around the access roads included the removal of a property from the new main access road to avoid degrading the amenity of the adjacent existing property and the introduction of more tree planting along the central access road. The EIA process and assessment methodology NTS.39 In February 2012, LBB was asked to provide a screening opinion to confirm if the proposed redevelopment required an EIA to be undertaken. The councilʼs response was that an EIA would be required. A copy of the screening request and opinion can be found in technical appendix A of this ES. Terence OʼRourke Ltd B January 2013

7 Dollis Valley Regeneration Countryside Properties and L&Q NTS.40 NTS.41 NTS.42 NTS.43 A scoping exercise was undertaken to identify the range of significant issues likely to arise as result of the proposed redevelopment. The scoping report submitted to LBB in May 2012 identified the potential main environmental effects to be addressed within the EIA and scoped out issues that did not require consideration. This was issued (via LBB) to a range of consultees for comment and a number of additional issues were identified. Further details of the scoping process can be found in chapter 3 of the ES and technical appendix A. The various specialist assessments, discussed in more detail below, followed generally similar methodologies. Baseline desk and / or field studies were undertaken to establish the existing situation. For the majority of topics, the effects of the proposed development were evaluated using a method that compares the sensitivity and importance of receptors with the likely magnitude of change to establish the degree of the effects using the matrix (developed by Terence O'Rourke Ltd) shown in figure NTS 16. Unless otherwise stated, if the degree of effect is moderate or above then the effect is considered to be significant. Slight or negligible effects are not considered to be significant. The degree of an effect determines the resources that should be put in place to avoid or reduce (mitigate) an adverse effect and identifies the actual value of a positive effect. Where appropriate, assessments also gave consideration to the potential for cumulative effects of the proposed redevelopment in association with the following four developments in the local area, as required by LBB in its scoping response: 90 Mays Lane (demolition of a builders yard and construction of seven self contained flats) Meadow Works, Pricklers Hill (retaining employment and café/restaurant uses, erection of nine three bedroom houses and creating a new access) Barnet Trading Estate (99 residential units) Barnet gas works site on Albert Road (retail and residential) Environmental effects Air quality NTS.44 NTS.45 The traffic-related pollutants nitrogen dioxide and fine particulate matter were the main focus of the air quality assessment, although construction dust was also addressed. Current air quality around the estate was established from measurements made by LBB and modelled data provided by DEFRA. LBB has declared the whole borough an air quality management area for both nitrogen dioxide and fine particulate matter because air quality objectives for these pollutants are not being met. During the construction process, there is the potential for increased dust generation from activities such as demolition, site preparation, earthworks and transport and storage of materials. Best practice construction techniques will be put in place during construction to minimise this potential. A full list of mitigation is included in chapter 4 and chapter 14 of Terence OʼRourke Ltd B January 2013

8 Dollis Valley Regeneration Countryside Properties and L&Q the ES, but measures include (where appropriate) the covering of delivery vehicles, re-vegetating of earthworks, inspections of highways for dust, the appropriate location and management of stockpiled material, well maintained construction plant and no burning of materials on site. NTS.46 NTS.47 NTS.48 NTS.49 With the mitigation measures proposed in place, the temporary effects from dust generation during construction will be reduced to slight and will not be significant in EIA terms. The implementation of construction traffic controls will ensure that emissions arising from construction vehicles will also not be significant. The modelling undertaken to predict emissions related to post-construction traffic activities showed that there will be no significant increases in concentrations of nitrogen dioxide and fine particulate matter as a result of the proposed development, so there will be no significant effects on air quality post-construction. Of the four developments identified for consideration in the cumulative assessment, only the site at 90 Mays Lane is considered to be close enough to give rise to potential for cumulative effects as a result of construction dust. It is considered that, as both this site and Dollis Valley will be subject to best practice mitigation measures, there will be a short term slight cumulative effect, which will not be significant in EIA terms. In terms of cumulative construction traffic emissions, the relatively small volumes of traffic means that adverse effects are likely to be slight to negligible and not significant in EIA terms. Post-construction traffic flows from developments within the borough were included within the factors used for predicting the future baseline traffic flows. Given the scale and location of the schemes, the cumulative effects of post-construction road traffic emissions are considered to be negligible. Community, economic and social effects NTS.50 NTS.51 The proposed development has the potential to have effects on the existing local community, economy and services in the surrounding area. In order to assess these effects, current conditions on the estate, in Underhill ward (in which the estate lies) and Barnet borough as a whole have been analysed. Underhill wardʼs demography differs from the borough and regional averages, with higher proportions of pensioner households and households with children. There is an existing shortage of affordable housing in the borough as a whole, but Dollis Valley estate has a much higher percentage of socially rented housing than the ward, borough or London averages. Unemployment rates on the estate are above the borough and London averages. NTS.52 There are two pre-schools on the estate and 17 other pre-schools / nurseries in the High Barnet area, although overall demand for pre-school provision in the area exceeds the supply of places. The estate falls within the High Barnet and Underhill primary school planning area, which contains nine primary schools. Five of these schools currently have spare capacity, although council projections indicate a shortfall of primary school places across the borough by There are 13 secondary schools Terence OʼRourke Ltd B January 2013

9 Dollis Valley Regeneration Countryside Properties and L&Q within 5 km of the estate, six of which currently have spare capacity. All the GP surgeries in the vicinity of the estate are currently open to new patients and seven dental practices near the estate are currently registering new NHS patients. NTS.53 NTS.54 NTS.55 NTS.56 NTS.57 NTS.58 NTS.59 There is a newsagent and convenience store within the estate, although the three other retail units in the estate are vacant. There is a small Co-op supermarket and a parade of local shops on Mays Lane, to the north west of the estate. Existing community facilities on the estate include the Valley Centre and Rainbow Centre, both of which have capacity for more intensive use. The BSCA, which has approximately 300 members, rents a building in the north west corner of the estate. There is no formal play or sports provision on the estate, although these facilities are available at the King George V Playing Fields to the south. Open space at the estate is dominated by hard paved surfaces and mowed lawns, and the landscape is generally of poor quality and minimally maintained. Overall quality of life on the estate is generally below average. It is anticipated that up to 180 people will be employed on site during the construction phase. This will be a temporary, moderate, beneficial, significant effect. There will not be any significant changes to employment rates post-construction. It is likely that there will be temporary reductions in the amenity of surrounding parts of the estate during construction due to increased levels of noise and the generation of dust. It is considered that there will be a substantial, adverse, significant effect on the amenity of areas closest to construction works. However, this change will be temporary and will move across the estate as construction progresses, so each individual area of the estate will only experience the effect for a limited time. The proposed community building will be provided prior to the demolition of the Valley Centre and the Rainbow Centre, so there will be no significant adverse effects on community facilities during construction. The new building will have sufficient capacity to accommodate demand from both existing users and new residents. It is not proposed to reprovide the BSCA facilities on site, as the requirement for a private membersʼ licensed bar is considered to conflict with the need for a new community facility on the estate that is available to all residents. The council is committed to assisting the BSCA to relocate to alternative premises in the local area, so the facility will still be available to the local community. The Valley pre-school will be moved to existing terrapin buildings elsewhere on site prior to demolition of their buildings. The proposed replacement building with increased capacity for the Valley Pre-school will then be constructed in phase 1 and the pre-school will move into its new building, while The Pine Trees Nursery will move off site. Barnet Council is committed to assisting the nursery in relocating to alternative premises in the local area, so the nursery provision will not be lost to the local community. Overall, no significant effects are predicted on pre-school provision. There will be a long term increase in the estateʼs population when the redevelopment is complete, which will lead to a moderate change in the Terence OʼRourke Ltd B January 2013

10 Dollis Valley Regeneration Countryside Properties and L&Q demography of the area. The proposals will lead to an increase in housing provision in the area, which will be a moderate, significant beneficial effect. There will be an overall reduction in the number of affordable dwellings on the estate, which will be a moderate to substantial, significant adverse effect. However, it should be noted that the estate is within an area with high levels of affordable housing and the development mix has been designed to accommodate all existing secure tenants, ensure the economic viability of the scheme and contribute towards providing a balanced and mixed community. The council is committed to ensuring that suitable alternative accommodation would be made available elsewhere in the borough to tenants on non-secure leases. NTS.60 NTS.61 NTS.62 NTS.63 NTS.64 The increase in population will increase demand for local services, including schools, healthcare and libraries. Financial contributions will be made through a legal agreement with Barnet Council towards these facilities and no significant adverse effects are predicted on local services as a result of the proposed development. No replacement retail units are proposed on the estate. The vacancy of three of the existing units suggests there is currently limited demand for retail units on the estate. It may be possible for the existing newsagent and convenience store, which has a business lease with the council, to relocate to an alternative council property elsewhere in the area. The increase in the estateʼs population is predicted to lead to a slight to moderate, significant beneficial effect on demand for the shops on Mays Lane and a slight, beneficial effect that will not be significant on shops in the town centre. The proposed redevelopment includes three new areas of public open space, which will provide play and picnic areas in addition to community and wildlife gardens. In addition, semi-private open space will be provided for flats and private open space will be provided for houses. This will be a moderate to substantial, significant beneficial effect on open space provision on the estate. The provision of new higher quality buildings and public open space will lead to a substantial, beneficial significant effect on the estateʼs amenity. There is also potential for improvement to residentsʼ quality of life through reduced barriers to housing and services and the improved living environment. This will be a moderate, beneficial significant effect. The cumulative community, economic and social effects of the proposals with the other developments in the area include a temporary increase in employment during construction that will be a moderate, significant beneficial effect, and slight beneficial effects on housing provision in the borough and demand for local businesses in Chipping Barnet and New Barnet that will not be significant. There will also be moderate, significant beneficial cumulative effects on the overall amenity of Chipping Barnet and New Barnet as a result of regeneration and on the quality of life of local residents. There is the potential for cumulative increases in demand for pre-schools, schools, healthcare and library services in the area. However, it is likely that the other developments will also need to make financial contributions towards a range of community facilities and services through a legal Terence OʼRourke Ltd B January 2013

11 Dollis Valley Regeneration Countryside Properties and L&Q agreement with the council, so no significant cumulative effects are predicted on these facilities. Cultural heritage NTS.65 NTS.66 NTS.67 NTS.68 NTS.69 NTS.70 This assessment examined the impacts of the proposed development on the historic environment, including designated and undesignated heritage assets such as archaeological remains, historic buildings and areas and designed landscapes. The study area comprised the site and surrounding area within 500m of the site boundary for the archaeological resource and 2km for the heritage assets. All heritage assets (designated and undesignated) with the study area were considered within the desk-based assessment. The desk-based report formed part of the consultation process with the Greater London Archaeology Advisory Services and English Heritage. There are no nationally designated scheduled monuments on the site or in the surrounding study area and there are no archaeological finds within the site boundary. The majority of the site is developed with the existing estate buildings, with the western part of the site being previously used as a sewage farm until the late 1950s. It is considered that, should there be any remaining archaeological resources on the site, it will be of low importance. It is considered that the site offers limited potential for undisturbed archaeology in the open areas (the school playing field and green space along the northern site boundary). Mitigation in the form of a scheme of geophysical survey can be undertaken on those areas known or suspected to be previously undeveloped if deemed necessary. Alternatively, a qualified archaeologist could be present during the intrusive construction activities in these open areas. It is considered unlikely that any features of archaeological interest will be uncovered outside of these open areas, but if this situation arises further appropriate surveys will be undertaken. The implementation of the mitigation measures will ensure that no significant residual effects will arise. There are no designated heritage assets within the application boundary, although there are conservation areas covering the historic centre of Chipping Barnet and a large area of Totteridge. The majority of listed structures fall within the conservation areas. These heritage assets are of medium to high importance. The distance and intervening development between the site and these assets, and the fact that the landscape and visual assessment concluded that all visual change from the redevelopment will be beneficial, mean that no significant effects on these built heritage assets are predicted. As no significant residual effects are predicted for cultural heritage, there will be no cumulative effects in relation to archaeology or built heritage. Ground conditions and water environment NTS.71 Desk-top studies and intrusive investigations were undertaken to establish the potential for existing contamination at the estate. The site was in agricultural use on the earliest map from 1877, but by 1896 a sewage farm Terence OʼRourke Ltd B January 2013

12 Dollis Valley Regeneration Countryside Properties and L&Q had been developed. Several tanks were built on site between 1896 and 1914 and by 1935 there were several sludge beds on the site. Between 1967 and 1973 the site was redeveloped as the existing Dollis Valley Estate and has since remained essentially unchanged to the present day. NTS.72 NTS.73 NTS.74 NTS.75 NTS.76 NTS.77 NTS.78 A number of soil samples from across the site were analysed for a range of commonly occurring contaminants, including heavy metals, organic compounds and hydrocarbons. Overall, the analysis revealed limited evidence of contamination, with hotspots of lead and petroleum hydrocarbons and wider evidence of polycyclic aromatic hydrocarbons found to pose a potential risk. Several samples were tested for ammonia because of the siteʼs historic use as a sewage farm, but this was not found to pose a contamination risk. Remediation measures will be put in place to ensure that the identified contamination will not pose a risk to human health. The isolated hydrocarbon contamination hotspots will be excavated and removed off site to a licensed disposal facility. To protect residents and visitors from the elevated concentrations of lead and polycyclic aromatic hydrocarbons, specified depths of clean topsoil will be used to cover all gardens and landscaped areas. Construction workers will be provided with personal protective equipment, such as gloves and masks, and precautions will be adopted to prevent direct contact with soil and limit the production of dust. The existing buildings on the estate are likely to contain asbestos, which was still in common use when the estate was constructed. An asbestos survey will be carried out prior to works starting on site. Any identified asbestos-containing materials will be removed by a suitably licensed specialist contractor prior to any disturbance of the buildings. A programme of ground gas monitoring identified that there is a very low risk of ground gas generation at the site and no precautionary measures are required to protect future residents. Japanese knotweed, an invasive species that can damage buildings and outcompete native plant species, was identified along the northern site boundary. This will be removed by a specialist contractor prior to any groundworks commencing on site, to ensure that there is no risk to the proposed buildings and landscape planting. Given that the other developments in the area would be required to mitigate any significant contamination risks identified, and ensure construction works are undertaken in accordance with health and safety legal requirements, it is considered that there is no potential for significant adverse cumulative ground conditions effects. The water environment assessment focused on the quality and hydrology of surface water and groundwater bodies and the potential flood risk at the site. The issues addressed included potential contamination from surface water run-off from areas of hardstanding, pollution of surface water and groundwater during construction, and the need for a drainage system that will ensure there will be no increase in flood risk as a result of the proposed development. The assessment also considered the potential for effects on the foul water drainage and drinking water supply networks. Terence OʼRourke Ltd B January 2013

13 Dollis Valley Regeneration Countryside Properties and L&Q NTS.79 NTS.80 NTS.81 NTS.82 NTS.83 NTS.84 The principal surface water body in the area is the Dollis Brook, approximately 140 m to the south of the estate. The estate is in flood zone 1, an area of little or no risk of flooding. It is underlain by impermeable London Clay, which does not contain groundwater. Site investigations encountered isolated areas of groundwater within made ground above the London Clay. At present, surface water run-off from the site drains into two surface water sewers that discharge into the Dollis Brook. Foul water drains into the Thames Water sewer network, while existing drinking water supplies to the estate are provided by Affinity Water. A range of mitigation measures will be put in place to ensure that there will be no significant adverse effects on water quality as a result of construction activities. These will include storage of fuel, oils and chemicals on an impervious base within a bund, refuelling mobile plant in a designated area on an impermeable surface, the use of bunds to prevent uncontrolled runoff, and wheel-washing. The proposed drainage system will be designed to reduce the surface water discharge rate from the estate by 76% compared to current rates, which will ensure there will be no increase in flood risk as a result of the proposed development. A range of measures will be incorporated into the drainage strategy to store run-off, including green roofs on some apartment blocks, permeable paving of private parking areas and shared surface roads, and over-sized pipes and modular storage tanks. Flow control devices will be used to limit the discharge rate. The drainage system will incorporate measures such as oil interceptors to prevent pollution of Dollis Brook and no significant effects are predicted on surface water quality post-construction. The low permeability of the London Clay beneath the site will prevent infiltration of run-off and there will be no significant effects on groundwater post-construction. The proposed development will represent a very small increase in foul water discharge rates to the existing sewer network. This will be managed in consultation with Thames Water and no significant effects are predicted on the foul water drainage network. Affinity Water has confirmed that there is sufficient capacity in the water supply network to service the proposed development. All properties will have water meters to encourage reduced consumption, and no significant effects are predicted on water supply. Given that the other developments in the area are likely to be required to follow similar standard construction practice measures and accord with adopted policy requirements on drainage and flood risk, it is considered that there is no potential for significant cumulative effects on the water environment. Landscape and visual effects NTS.85 NTS.86 Desk and field studies were undertaken to evaluate the landscape in and around the estate, and to identify potential views and visual receptors. Several were selected to provide representative viewpoints from various locations, which were agreed with LBB. The estate and surrounding area fall within the Barnet Plateau landscape character area. The developed parts of this area are characterised by Terence OʼRourke Ltd B January 2013

14 Dollis Valley Regeneration Countryside Properties and L&Q suburban terraces, rural linear developments and low density development with gardens and tree lined streets. The rural parts are characterised by farmed countryside, remnant heathland, floodplain meadows along narrow streams and ancient hedgerows. The estate itself is characterised by predominantly five storey slab residential blocks cutting across the natural contours of the site, a lack of clear public realm, a car-dominated street scene, limited tree planting and unattractive single storey community buildings. There are views from limited areas of the estate across the green belt and open countryside to the south. NTS.87 NTS.88 NTS.89 NTS.90 NTS.91 NTS.92 There will be a moderate, significant adverse effect on the landscape resources of the site during construction, as a result of the presence of cranes and other construction activity, but this will be temporary. The proposed development will lead to a moderate, significant beneficial effect on the siteʼs landscape resources as a result of the removal of the negative elements discussed above and the introduction of development of a scale and form that will be more in keeping with the characteristics of the surrounding houses and landscape. These changes will also lead to a moderate, significant beneficial effect on the landscape resources of the Barnet Plateau area. The potential for effects on landscape resources and visual receptors was a key consideration in the design of the proposed development. The design of the proposed dwellings has taken account of key features of the neighbouring residential areas and the master plan has incorporated characteristics of local suburban streets. Buffer planting is proposed along the site boundary at key sensitive locations and there will be new tree planting lining the streets and within the new public open spaces. Moderate, significant adverse effects on views from Bedford Avenue and the LOOP / Dollis Valley Greenwalk are predicted during construction works, as a result of the visibility of cranes and construction activities on site. However, these effects will be temporary. No other significant visual effects are predicted during construction. The redevelopment of the estate will change views of the site from the surrounding area, although the significant effects will be limited to the areas closest to the site. The reduction in visible development and the replacement of negative elements with an architectural style and layout that is more in keeping with the surrounding streets will lead to a substantial, significant beneficial effect on views from Bedford Avenue and moderate, significant beneficial effects on views from the LOOP / Dollis Valley Greenwalk and the King George V Playing Fields. Intervening screening provided by vegetation and the areaʼs topography means that the effects on views from the other viewpoints will not be significant. Slight beneficial effects are predicted on views from Barnet Lane and Barnet football and cricket club, while negligible effects are predicted on views from the Whitings Hill Open Space, the Horseshoe Lane footpath and the footpath to the west of the Totteridge Academy. There is no potential for significant cumulative effects with the other schemes in the vicinity because the other developments are not visible from the viewpoints discussed above. Terence OʼRourke Ltd B January 2013

15 Dollis Valley Regeneration Countryside Properties and L&Q Natural heritage NTS.93 NTS.94 NTS.95 NTS.96 NTS.97 NTS.98 NTS.99 A combination of a desk-top study and information from field surveys has been used to inform this chapter. The desk-top study included a search of records held by Greenspace Information for Greater London within 1km of the site and the websites of the National Biodiversity Network and the Multi Agency Geographical Information for the Countryside within 10km of the site. A standard phase 1 habitat survey was undertaken in June 2012, which directly searched for legally protected, notable and invasive species of plant and categorised any habitats of ecological value that were encountered. During this survey, the habitats on site were also evaluated for their potential to support protected species. Those considered to be potentially present within an urban setting were bats, common reptiles, badgers and great crested newts. The phase 1 habitat survey identified a need for further bat and reptile surveys, which were undertaken between June and September No other protected species were identified as potentially using the site. Due to the urban nature of the site, a limited number of habitats were identified, including the amenity grassland, small sections of hedgerows and scattered trees. The school playing field in the west of the site has been relatively un-managed in recent years and has become semiimproved grassland. However, since the phase 1 survey was undertaken, this area has been mown to accommodate the independent school temporarily using the area and is therefore reclassified as amenity grassland. The buildings on the site are considered to offer limited potential for roosting bats and during the survey no bats were recorded emerging or reentering any buildings or trees on the site. Some bat foraging activity of common bat species was recorded over the amenity grassland areas of the site and along the tree line on the northern boundary. No reptiles were found on site. Bird species breeding on site include blue tit, wren, song thrush, house sparrow and common starling. The latter three are UK Biodiversity Action Plan species. There are no nationally or internationally designated nature conservation sites within 5 km of the site. The nearest locally designated sites are the Totteridge Fields Local Nature Reserve (LNR), 2.4km to the south west of the site, and Dollis Brook Site of Importance for Nature Conservation (SINC), 150m south of the site. Dust generation during the construction phase could potentially affect vegetation. A code of construction practice (CoCP) will be prepared to control dust during construction and no significant effects are predicted. NTS.100 There is the potential for disturbance of breeding birds and roosting bats during construction. Buildings and trees with the potential to support bat roosts will be re-checked for signs of roosting bats at least six months before felling or demolition. Should evidence of roosting bats be discovered, a Natural England licence will be required to allow works to continue. Demolition of buildings will be undertaken outside the bird Terence OʼRourke Ltd B January 2013

16 Dollis Valley Regeneration Countryside Properties and L&Q breeding season. If it is not possible to undertake all tree and hedgerow removal works outside the bird breeding season, affected trees will be checked by a suitably qualified ecologist prior to works. If nests are found, works will be suspended or modified until all nesting activity has ceased. With these measures in place, there will be no significant adverse effects on birds or bats during construction. NTS.101 The phased loss of the buildings, trees, hedgerow and amenity grassland on site during construction will affect nesting habitat used by breeding birds and foraging habitat used by bats. However, the proposed development will lead to the creation of new areas of amenity grassland and semiimproved grassland margins in the parks and the trees to be lost will be replaced with 386 new trees (332 trees within the site and 54 in nearby offsite locations). Some of the replacement trees will be planted in corridors along streets and will become foraging and commuting areas for the local bat population. Bat and bird boxes will be installed where appropriate and no significant adverse effects are predicted on bird and bat populations post-construction. NTS.102 The provision of new areas of amenity grassland and semi-improved grassland will be a slight beneficial effect that will not be significant. The loss of the trees on site will be a slight to moderate, significant adverse effect in the short term, but the replacement with increased numbers of trees will lead to a long term slight to moderate, significant beneficial effect. NTS.103 Post-construction, the proposal may lead to a small increase in recreational use of Totteridge Fields LNR and Dollis Brook SINC, which could place additional pressure on these areas. However, it is considered likely that only a small proportion of new residents will use these areas on a regular basis. It is considered that this may be a moderate, significant adverse effect, but use of these areas is unlikely to be continuous. NTS.104 The majority of the other sites considered in the cumulative assessment are some distance from the estate, so there is no potential for these sites to have a significant cumulative natural heritage effect. The site at 90 Mays Lane is relatively close to the estate, but its former use as a buildersʼ yard means it is likely to have very limited ecological interest and no cumulative effects are predicted with this development. Noise and vibration NTS.105 A baseline noise measurement survey was undertaken in August 2012 at five locations around the site. This found that road traffic noise was the only significant noise source in the vicinity of the site. NTS.106 It is inevitable that there will be some disturbance to nearby residential receptors during the site clearance and construction; however, this will be localised and temporary in nature. A construction vibration assessment was not considered necessary, as vibration producing equipment will not be utilised in close proximity to the existing receptors. NTS.107 In terms of construction noise, generally only people living within approximately 100m of the construction activities are likely to be affected. General best practice mitigation measures are proposed across the whole site, including set working hours, properly maintained and silenced plant, Terence OʼRourke Ltd B January 2013

17 Dollis Valley Regeneration Countryside Properties and L&Q preference for hydraulic demolition and construction over percussive, temporary hoardings, a programme for noise and vibration monitoring, and the use of construction method statements, which will be set out as part of the final CoCP. Any noise complaints will be investigated. NTS.108 With these best practice mitigation measures in place, construction noise at the majority of receptors will result in a temporary, slight adverse effect, which is not significant in EIA terms. The main exceptions to this are the houses immediately next to the northern boundary of the site where the new access is to be formed, and during activities adjacent to 8 Eastham Close. At these locations, for the few days that construction takes place at 6 to 12m from the properties, a short term, substantial adverse significant effect is predicted. Further mitigation is unlikely to be practicable given the proximity of the source to the receptor. Close liaison with these residents will be necessary to minimise disruption. NTS.109 The change in road traffic flows post-construction in comparison with the baseline flows is predicted to lead to an increase in traffic noise of a maximum of 0.1 decibels. It is generally accepted that a change in noise levels of less than 1 decibel is imperceptible, so no significant effects are predicted. NTS.110 There may be some post-construction noise generated by the ventilation associated with the community café. The extractor fan of the café will be domestic in nature and will be selected and installed to ensure that any associated noise is negligible and does not give rise to a significant effect on nearby residential receptors. NTS.111 The majority of the other sites considered in the cumulative assessment are sufficiently far from the estate that there is no potential for these sites to have a significant cumulative noise and vibration effect during construction. Should the development at Mays Lane be constructed at the same time as the proposed redevelopment of the estate, there is the potential for a temporary cumulative effect. NTS.112 Post-construction traffic flows from developments within the borough were included within the factors used for predicting the future baseline traffic flows. Given the scale and location of the schemes, the cumulative effects of post-construction road traffic noise are considered to be negligible. Traffic and transport NTS.113 The traffic and transport assessment examined the effect of the increased traffic associated with the proposed development on traffic flows and sensitive receptors in the vicinity of the site. NTS.114 A desk-top study of information relating to existing bus and rail services, and accident records from the local area was undertaken. The highway conditions (speed limits and nature of the roads) and pedestrian and cycle provision on the site and in the surrounding area were also recorded. Traffic survey data collected in 2009 and 2010, together with automatic traffic count data from September 2012, were used to establish the 2012 baseline traffic flows for the study area (Mays Lane, Barnet Lane and the A1000 Barnet Hill). Traffic flows for the future baseline years of 2015 and 2019 were also modelled. Terence OʼRourke Ltd B January 2013

18 Dollis Valley Regeneration Countryside Properties and L&Q NTS.115 In terms of traffic generated during the construction phase, it is estimated that 10 heavy good vehicles (HGVs) and 46 worker vehicles will access the site daily. The construction traffic does not represent a permanent change to traffic flows in the local area and no significant effect is predicted as flows will represent less than a 0.3% increase on current traffic levels. A construction logistics plan, HGV routing strategy and managed delivery times will further minimise any potential for disruption to local traffic flows. NTS.116 The assessment focused on the community as sensitive receptors and addressed the traffic and transport effects in terms of the severance (for example, being unable to cross the road), driver delay and pedestrian and cyclist amenity that may result from an increase in traffic volumes in close proximity to sensitive receptors, such as residences, post-construction. The assessment found that the increase in traffic flows on the local road network will be negligible and there will be no significant adverse effects on sensitive receptors. NTS.117 The regeneration of the Dollis Valley Estate will provide a number of opportunities to improve the existing traffic and transport situation of the site and surrounding area, including re-routing the existing bus service, implementation of a residential travel plan and the introduction of pedestrian refuge islands as crossing points on Mays Lane. NTS.118 As the post-construction traffic flows from other developments within the borough were included within the factors used for predicting the future baseline traffic flows, and have therefore already been considered in the main assessment, there will be no significant cumulative traffic and transport effects. Conclusion NTS.119 This non-technical summary has outlined the findings of the EIA of the proposed redevelopment the Dollis Valley estate. The proposed development will result in a number of changes to the local environment, but a range of measures will be put in place to minimise potential significant adverse effects and enhance beneficial effects. The proposed mitigation measures and the residual effects of the proposals that are predicted to remain after mitigation are summarised in chapter 12 of the ES. NTS.120 Copies of the full ES and its technical appendices have been distributed to LBB and the statutory consultees. The full documents are available for public inspection during the consultation period at LBBʼs offices at the address below: Environment, Planning and Regeneration The London Borough of Barnet North London Business Park Oakleigh Road South London N11 1NP Terence OʼRourke Ltd B January 2013

19 Dollis Valley Regeneration Countryside Properties and L&Q NTS.121 Copies of the ES on CD can be purchased from Terence OʼRourke Ltd at a cost of 20, which reflects the time and production costs. Paper copies may also be available (at printing cost) from Terence OʼRourke Ltd at the following address: Terence OʼRourke Ltd 3 Whitcomb Street London WC2H 7HA Tel: maildesk@torltd.co.uk Terence OʼRourke Ltd B January 2013

20 Copyright Based upon here??????????????? the 2012 Ordnance Survey 1:10,000/1: colour raster map with the permission of the Ordnance Survey on behalf of Her Majesty s Stationery Office, Crown copyright. Terence O Rourke Ltd. Licence No. AL & Copyright Terence O Rourke Ltd, 2013 Legend Site boundary m Dollis Valley regeneration Environmental statement Figure NTS1 Application boundary

21 Based upon the 2012 Ordnance Survey 1:10,000 colour raster map with the permission of the Ordnance Survey on behalf of Her Majesty s Stationery Office, Crown copyright. Terence O Rourke Ltd. Licence No. AL & Copyright Terence O Rourke Ltd, 2013 A1081 A1000 Main commercial area High Barnet underground station Barnet General Hospital Barnet South Community Association Vale Drive Primary Care Centre New Barnet railway station Co-op Local shops Dollis Brook Legend London outer orbit loop national trail Barnet Hill School Conservation areas Site boundary m Dollis Valley regeneration Environmental statement Figure NTS2 Site location and surrounding area

22 refer to scale bar Dollis Valley regeneration Environmental statement Figure NTS3 Development zones

23 refer to scale bar Dollis Valley regeneration Environmental statement Figure NTS4 Building heights

24 refer to scale bar Dollis Valley regeneration Environmental statement Figure NTS5 Land uses

25 refer to scale bar Dollis Valley regeneration Environmental statement Figure NTS6 Access and circulation

26 refer to scale bar Dollis Valley regeneration Environmental statement Figure NTS7 Strategic landscape

27 refer to scale bar Dollis Valley regeneration Environmental statement Figure NTS8 Phasing

28 refer to scale bar Dollis Valley regeneration Environmental statement Figure NTS9 Phase 1 detailed layout

29 refer to scale bar OS licence no: Dollis Valley regeneration Environmental statement Figure NTS10 Floor plan of the community facilities

30 refer to scale bar Dollis Valley regeneration Environmental statement Figure NTS11 Cross section (from Rossiter Fields to Mays Lane, looking west)

31 refer to scale bar Dollis Valley regeneration Environmental statement Figure NTS12 Cross section (along Mays Lane from house number 127 to 187 / Co-op, looking south)

32 NTS13a North elevation OS licence no: refer to scale bar NTS13b East elevation Dollis Valley regeneration Environmental statement Figure NTS13a-b Elevations of block 12

33 NTS13c South elevation OS licence no: refer to scale bar NTS13d West elevation Dollis Valley regeneration Environmental statement Figure NTS13c-d Elevations of block 12

34 NTS14a North elevation OS licence no: NTS14b South elevation refer to scale bar NTS14c East elevation NTS14d West elevation Dollis Valley regeneration Environmental statement Figure NTS14a-d Elevations of block 13

35 refer to scale bar Dollis Valley regeneration Environmental statement Figure NTS15 Detailed landscape proposals

36 Determination of significance matrix Sensitivity of receptor High Medium Low Negligible Large Very substantial Magnitude / scale of change Medium Small Substantial Moderate Slight Negligible Negligible Significance If the degree of effect is moderate or above, then the effect is considered to be significant. Dollis Valley regeneration Environmental statement Figure NTS16 Significance matrix