Aspirations Ltd. art otel, Hoxton London, EC2. ES Volume VII: Non Technical Summary

Transcription

1 Aspirations Ltd. art otel, Hoxton London, EC2 ES Volume VII: Non Technical Summary October 2009

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3 Non-Technical Summary 1. Introduction Aspirations Limited (hereinafter referred to as the Applicant) is seeking full planning permission for the construction of a hotel led, mixed-use development (hereinafter referred to as the Proposed Development) at Great Eastern Street and 1-3 Rivington Street, EC2A 3JL (hereinafter referred to as the Site), within the administrative boundary of the London Borough of Hackney (LBH). Figure 1 shows the site location and Figure 2 shows the red line planning application boundary. The Site has an area of approximately 0.2 hectares (ha), and is located at National Grid Reference (NGR) TQ The Site is bounded by Great Eastern Street to the west, Old Street to the north, Rivington Street to the south. The area is characterised by residential and office units to the east and south, the junction of Old Street and Great Eastern Street to the west and a hotel and residential units to the north. 2. The Environmental Impact Assessment Process URS Corporation Limited has been commissioned by the Applicant to undertake an Environmental Impact Assessment (EIA) in line with the Town and Country (Environmental Impact Assessment) (England and Wales) Regulations 1999 (SI 1999/293) (the EIA Regulations) (as amended 2008) (Ref. 1). The results of this process are presented in the Environmental Statement (ES) and accompanying technical appendices. This document, known as the Non Technical Summary (NTS), provides an overview of the findings of the EIA. The NTS has been prepared for a general audience including parties close to or potentially affected by the Proposed Development. The ES describes the potential impacts of the Proposed Development during: Demolition of the existing buildings and construction of the Proposed Development; and Operation of the Proposed Development. Figure 1: Site Location 1

4 Figure 2: The Planning Application Boundary (as referred to in the preceding text). The ES has considered the likely significant impacts of the Proposed Development on its neighbours, local environment, local and regional economy and wider area. Beneficial and adverse, short, medium and long-term, direct, indirect and cumulative impacts have been considered. Where mitigation measures have been identified, these have been incorporated into the design. In cases where no mitigation measure has been identified, the ES has highlighted the remaining or residual impacts. The significance of residual impacts has been evaluated with reference to definitive standards, accepted criteria and legislation where available. Where it has not been possible to quantify impacts, qualitative assessments have been carried out, based on professional experience and judgement. Impacts have been classified as being of adverse, negligible or beneficial significance and/or of minor, moderate or major magnitude. Where possible, impacts are also assigned a geographic scale (for example, local or regional) and expected duration (for example, temporary or permanent). 2 The ES describes the consultation process undertaken to ensure that the views and concerns of interested parties, and statutory and non-statutory consultees have been given due consideration in the design process. Hence, the final design, which reflects the aspirations of key consultees, is environmentally preferable and designed to be sustainable in the long-term. The ES consists of: Volume I: The ES: This document forms the main body of the ES detailing the results of environmental investigations, impacts arising and proposed mitigation measures. The ES also includes details of opportunities for economic benefit and environmental enhancement; Volume II: Townscape and Visual Impact Assessment: a separate Townscape and Visual Assessment document has been produced and submitted as part of the ES. This document assesses the impact on key and strategic views to and from the Site. A full set of verified images is provided within the document;

5 Volume III: Technical Appendices: These comprise background data, tables, figures and surveys. Technical Appendices are provided for: - Appendix A: Scoping Report; - Appendix B: Ground Conditions; - Appendix C: Water Resources and Drainage; - Appendix D: Noise and Vibration; - Appendix E: Archaeology; - Appendix F: Wind (Microclimate); and - Appendix G: Daylight, Sunlight, Overshadowing, Light Pollution and Solar Glare. Volume IV: Transport Assessment: This Volume sets out an appraisal of the transportation issues relating to the redevelopment of the Site; Volume V: Energy Strategy: This Volume describes the Energy Strategy adopted, and addresses how the design responds to relevant Planning Policy and Guidance; Volume VI: Sustainability Statement: This Volume incorporates an assessment of the design of the Proposed Development against established sustainability criteria and performance of the Proposed Development with regard to achieving the desired BREEAM Bespoke (2008) rating of Very Good, with the aspiration to achieve Excellent ; and Volume VII: Non-Technical Summary: A standalone document, providing a concise description of the Proposed Development, alternatives considered, environmental impacts and mitigation measures in non-technical language. 3. Consultation and Public Communications 4. Existing Site and Surrounds The Site currently accommodates two partly vacant adjoining 3 and 4 storey buildings and associated surface car park (see Figure 3). The Site is located within an Area of Archaeological Priority and falls within the boundary of the South Shoreditch Conservation Area. Old Street London Underground Limited (LUL) Station is situated approximately 300m to the west of the Site. Various bus services operating along Old Street and Great Eastern Street pass adjacent to the Site. A major pedestrian and cycle route passes the western edge of the Site in a north/south direction along Pitfield Street and Tabernacle Street. The buildings in the immediate vicinity of the Site are a mix of office, residential and hotel units. A Holiday Inn Express hotel is located directly north, opposite the Site on Old Street. Shoreditch Fire Station is located approximately 140m west of the Site and the Grade II listed Shoreditch Town Hall, Court and Police Station are located approximately 280m north-east of the Site. There are no Locally Listed Buildings within the Site boundary. However, a number of Locally Listed Buildings have been identified nearby the study area, the closest of these is the Former LCC Fire Station, approximately 50m to the south-west of the Site. The EIA has included a programme of ongoing consultation, which is critical to the development of a balanced ES. Views of statutory and non-statutory consultees serve to focus the studies and identify those issues, which require further investigation. Consultation also enables mitigation measures to be introduced during the design process. The Proposed Development has been designed in consultation with the LBH, the Greater London Authority (GLA), Transport for London (TfL), the Environment Agency (EA), English Heritage (EH) and local stakeholder groups. A Scoping Discussion Paper was produced and submitted to the LBH in June 2009, which outlined the proposed approach to undertaking the EIA. 3

6 Non-Technical Summary Figure 3: Aerial View of the Site looking eastwards along Old Street 5. Analysis of Alternatives Under the EIA Regulations, an ES is required to provide an outline of the main alternatives studied by the applicant or appellant and an indication of the main reasons for [their] choice, taking into account the environmental effects. Alternatives analysis is a key part of the EIA process and serves to ensure that environmental considerations are built into the design at the earliest possible stage. The EIA has considered the no development alternative, the use of alternative sites and the design evolution in response to consultee concerns. 5.1 The No Development Alternative For the no development option, the Site would remain in its current state and the following negative impacts would remain: 4 Underutilisation of the Site (the two existing commercial buildings are of poor quality and are underused); The retention of outdated, and in part derelict, office accommodation, as well as a surface level car park; 5.2 Detraction from the character and appearance of the Conservation Area; A missed opportunity for mending the urban fabric, and creating an active ground floor with significant levels of publicly accessible space; and Failure to realise employment uses and maximise the development potential of the Site. Alternative Sites The Site accommodates two existing commercial buildings of poor quality, which are now largely underused, as well as a large surface level car park. As such, this Brownfield Site has been viewed as an opportunity for redevelopment and enhancing the local built fabric. In addition, the excellent local transport links suggest this is an ideal site for an urban mixed-use development providing hotel accommodation alongside active ground floor and basement uses. Furthermore, the particular brand of hotel proposed, an art otel, will enhance and support the local arts scene. For these reasons, alternative sites were not considered.

7 5.3 Alternative Designs and Design Evolution For the design itself, the team have followed a number of key design principles. These reflect the views and concerns of the statutory consultees and several local stakeholder groups. The design of the Proposed Development has evolved a number of times before arriving at its current form. Massing At the outset of the project, a thorough study was undertaken to explore alternative forms for the Proposed Development (See Figure 4 and 5). Early considerations included single buildings, twin buildings, as well as various forms of a main building on the corner of the Site. The studies undertaken showed that both the single and twin mass approach created large volumes considered overbearing and unsympathetic to the South Shoreditch Conservation Area. The studies also confirmed that the western area of the Site could accommodate a greater building form compared to the rest of the Site. A number of alternative options were then investigated in more detail, with further studies highlighting the requirement to break down the building form towards the rear of the Site in order to stitch the development back into the Conservation Area. In order maintain the street pattern, the decision was made to locate these at the back of pavement line, creating two separate building forms with a void between (see Figure 5). The form of the building was then analysed and further developed. Several alternative forms were explored and tested using models and a series of computer generated views from a variety of locations both within and outside of the Conservation Area. The tests focussed on both a circular and ellipse plan form, exploring the proportions between diameter and height, and the relationship to the public realm and rear wing blocks (see sketch models in Figure 6). Figure 4: Exploration of Alternative Massing Figure 5: Massing Diagram Figure 6: Sketch Models Exploring Alternative Masses of the Main Building 5

8 These tests highlighted the preference for a circular drum form, which maintained the tight street pattern, whilst simultaneously proving to deliver a more efficient and practical layout of hotel rooms. The testing of the circular form of building, the overall height was subsequently tested and analysed. The subject of proportion was also much discussed and analysed throughout the design process. As the design evolved, the massing of the top floor restaurant/bar was also developed. Initially, this was envisaged as a set-back floor (see Figures 6, 7 and 8) to express the different use and provide external amenity space. However, as the design evolved, this appeared rather out of place with the strong building form below. In order to subtly break down the building form further, sections of the drum were separated horizontally by the uses of bands (see Figure 9). The form of the two wing buildings to the north and south of the Site also underwent development in conjunction with the main drum, highlighting two potential alternative massing strategies: Perceiving all three buildings as one form, with the wing blocks supporting the main drum, or Perceiving the two wing buildings as separate entities, (see Figures 10 and 11 adjacent). The testing highlighted the latter to be the preferred solution. With this strategy, the wing blocks can belong both to the Conservation Area as well as the more civic nature of Old Street. Figure 7 and 8: Preferred Massing Strategy (left) and more Slender Alternative (right) Several alternative façade systems and materials were also investigated, however none could achieve all of the design teams requirements including; Responding to the artistic nature and social context of the Site, avoiding the conventional modern architectural language of a tall glazed building which would be out of place in this location; Representing the vibrancy and contemporary nature of the art otel brand; Avoiding the repetitive appearance often associated with hotel developments caused by regularly spaced windows; Reducing carbon emissions through the design of the façade itself to create a sustainable building; and Providing ease of maintenance. Traditional curtain walling, which is suitable from a practical standpoint for a building of this height, delivered a corporate appearance out of keeping with the local context and brand aspirations. Moreover, no matter what materials were used, the underlying repetitive window grid could not be concealed. 6

9 Figure 9: Final Massing of Drum Note Height of Wing Building to Rear Figure 12: Diagram of Twin Façade System Figures 10 and 11: Alternative Massing Strategies Facade Appearance It became clear that a standard shell would not satisfy all these requirements, so the decision was made to develop a unique system. A twin skin shell system was therefore developed which includes an inner layer of traditional curtain walling providing water, thermal and acoustic seal, whilst an outer layer acts as a rainscreen and was designed primarily with the visual appearance in mind, concealing the window pattern (see Figure 12). In summary, townscape, views and the LBH objective to create a landmark building on this Site as well as environmental considerations have been the key influence on the scheme design: The height and massing of the Proposed Development has been driven by the Site s key location. The mass of the main drum has evolved to consist of visually distinct elements, picking up the height of the Conservation Area, the variations in programme within the hotel, and reflecting key public spaces and the wing buildings mediate between the main drum and adjacent buildings in both scale and architectural language. 7

10 6. Key Features of the Proposed Development The Applicant seeks permission to demolish the existing 3 and 4 storey part-derelict office buildings and surface car park, to make way for the Proposed Development, which will provide 28,133 square metres (sq.m.) Gross External Area (GEA), within three buildings (the drum building (Block A), north wing building (Block B) and south wing building (Block C) for hotel accommodation, office and flexible retail / leisure uses (see Figure 14). The Proposed Development includes the provision of the following uses: 352 hotel units (C1); Bar and restaurant space (A3/A4) on top floor; Retail, art gallery, art cinema, spa, public space and other public cultural facilities (A1/A3/A4/D1/D2); and Office and creative studio space (B1). The design aim acknowledges the Site s important location within the townscape, and creates a high quality landmark building immediately to the west of Old Street Roundabout. Figure 15 illustrates a view of the Proposed Development from the west along Old Street. Block A contains hotel units, an art gallery, art cinema, spa, retail and top floor restaurant. The ground floor accommodates the hotel reception, art gallery, retail space and hotel bar and café at ground floor. This block comprises 18 storeys, rising to a maximum height of metres (m) Above Ordnance Datum (AOD) The main hotel entrance, which leads to the reception and lobby, is located on the east side of the drum and accessed directly from the drop-off area along the new access road. Figure 14: Ground Floor Plan of the Proposed Development illustrating the Building Orientations and Layout 8

11 Figure 15: View of the Proposed Development from the west along Old Street The upper floors of Block A comprise the hotel guest rooms. The 17th floor will offer a top floor bar/restaurant with terraces around the perimeter. Blocks B and C are linked to Block A via a narrow glazed slot at the upper floors and comprise of 6 storeys, rising to a maximum height of 37.45m AOD. Block B ground floor contains the entrance and reception to the office and creative studio space, which fronts onto Old Street. Block C ground floor houses the hotel staff entrance and loading bay accessed directly off Rivington Street. 6.1 Basement The Proposed Development will include a total of four basement levels, which will extend beneath the footprints of Block A, B and C above, and cover the entire area between the three buildings. 6.2 Landscaping The Site can be split into three areas of landscaping. A larger area of public space to the west of the Block A will comprise predominantly natural stone hard landscape paving, with planted trees adjacent to the roads to create a more sheltered public space. A smaller area of landscaping situated between the north and south wing buildings will comprise a raised planter with trees. The area around the raised planter will be hard landscaped. The terrace on the top floor is the third area of landscaping and will consist of hard landscaping and small trees in raised planting boxes. 6.3 Vehicle Access and Bicycle Parking The Site will be landscaped such that, access to the Site and movement around it will be achieved by all. Vehicle access to the Site will be via the new access road located 9

12 between Rivington Street to the south and Old Street to the north. Vehicles will gain access off Rivington Street and exit via Old Street. The access road will allow guests to be dropped off and collected directly outside the main hotel entrance. Bicycle parking will be provided in Basement Level 1 within a secure store. Access will be gained from Rivington Street through the hotel staff entrance or loading bay at ground, via the stairs or large goods lifts. Secure parking and storage for 48 bicycles will be provided in accordance with TfL and LBH standards. 7. The Demolition and Construction Programme The overall construction programme is anticipated to take approximately three years (36 months), including a threemonth period for demolition works. The programme will comprise the following key stages: Enabling Works, including Site preparation, Site investigations and surveys; Demolition; Excavation; Construction of the substructure (below ground works including piling); Construction of the superstructure (above ground); Internal works and fit-out of internal spaces; External Works and Landscaping; and Commissioning of the completed Proposed Development. A Demolition and Construction Method Statement (DCMS) will be developed by the Principal Contractor to set out the requirements of LBH Guidance and Industry Accepted Practice on the demolition and construction phases. Specifically, the DCMS will form part of a Construction Environmental Management Plan (CEMP) and include the following measures, among others: Considerate Contractors Scheme; Public Relations; Management of Trade Contractors; Traffic Management; Access and Egress; Temporary Road Closures and Diversions; Road Cleanliness; Management of Noise, Vibration and Dust; Waste Management; Protection of Archaeological Resources; Protection of Water Resources and Control of Site Drainage; Ecological Protection; and Energy and Water Use. 8. Socio-Economics The EIA has sought to establish the potential economic and social impacts of the Proposed Development, and assesses the potential impacts against the current situation. In summary, it is considered that the Proposed Development would have an overall minor beneficial economic impact on Greater London over the long term, through the provision of employment and multiplier effects. The Proposed Development will provide a major beneficial step towards meeting the tourist accommodation needs of the Borough and Greater London. During the construction and operational phases employment created has a minor beneficial impact, and there is expected to be an increased local spending of minor significance. It is considered that there will be a negligible impact upon health facilities and open space, although off-site contributions could be sought by the LBH on the basis of the size of the Proposed Development and its location within the South Shoreditch area. However, the increased security and safety aspects of the design are expected to have a minor beneficial impact to community safety and crime reduction. The Proposed Development will play a role in the regeneration of the local area and will be an important economic driver. The wider benefits of urban regeneration are consistent with sustainability objectives, providing an opportunity to reduce the need to travel, and enabling maximum advantage to be made of locations where people can work and reside for tourist and business purposes and have access to local services and amenities. 9. Traffic and Transportation The EIA has included an assessment of the likely impact of the Proposed Development on the surrounding highway network, public transport and local pedestrian areas. The Proposed Development is in accordance with current national, regional and local transport policies, which seek to locate major travel generating developments in areas where there is a choice of travel modes. The Site has excellent public transport accessibility, having good access to both mainline and London Underground Limited trains and numerous bus services. 10

13 Ten bus routes currently serve the local network at the Site, as part of the TfL network and the nearest bus stop is located on Old Street, adjacent to the Site. For pedestrians, The Site is within walking distance of a number of key transport nodes, including bus stops on Old Street (adjacent to the Site), Great Eastern Street (80m), Shoreditch High Street (200m), Old Street London Underground Ltd (LUL) and National Rail (NR) Station (360m). The adjacent road network contains a fully integrated network of footways that combine to provide safe and convenient links with local facilities in the immediate area. The Site is located on and surrounded by the London Cycling Network (LCN). TfL London Cycling Guide No.7 shows that the Site is located in an area of good connection to the cycle network. The nearest overland railway station to the Site is also located at Old Street. This is located adjacent to the tube station. It provides regular services between Moorgate, Welwyn Garden City, Stevenage and Hertford North. The demolition and construction phase of the Proposed Development will generate an increase in Heavy Goods Vehicles (HGV) numbers on the local highway network. This will result in a temporary decrease in pedestrian and cyclist amenity to facilitate the demolition and construction of the Proposed Development, resulting in moderate adverse impact. In terms of the operational Proposed Development, the location of the Site in easy reach of major transport nodes with safe pedestrian access constitutes a permanent, major beneficial impact at the local level. It is considered that the vehicle trips associated with the occupation of the Proposed Development will not have any significant environmental impacts. This is consistent with central, regional and local planning policy guidance, which emphasises the need for developments to promote sustainable transport choices and minimise the need for travel in order to reduce the length and number of motorised journeys. The proposed use of a Travel Plan will further mitigate against any potential adverse impacts. The Proposed Development promotes cycling as a mode of transport by providing secure cycle parking facilities, which is a permanent, moderate beneficial impact at the local and district level. 10. Ground Conditions The assessment addresses the likely impact of the Proposed Development on the existing ground conditions, hydrology and hydrogeology of the surrounding area. The assessment also considered the likely impacts associated with potentially contaminated soils and groundwater in the context of existing site conditions, demolition and construction works and once the Proposed Development is occupied. The potential for ground contamination at the Site was assessed based on the land-use history of the Site and the surrounding area. Based on published historical maps, there is no evidence to indicate the Site, or its immediate surroundings, have been subject to activities, which could produce a significant source of chemical contamination. During demolition and construction works precautions will be taken to minimise any exposure of workers and the general public to potentially harmful substances encountered during earthworks. The potential risks to construction workers will be controlled through the implementation of site safety procedures and the mandatory use of appropriate personal protective equipment. Through the implementation of mitigation measures, in accordance with the DCMS and CEMP, during the demolition and construction phase, impacts will be negligible. In addition, the excavation and removal of potentially contaminated land as part of preparatory ground works is considered to be a moderate beneficial impact. During the operational Proposed Development, the impact to ground conditions is considered to be negligible. 11. Water Resources and Drainage The likely impact of the Proposed Development on all aspects of the water environment, both during the demolition and construction phase and once the Proposed Development is operational was assessed. Potential pollution sources arising from demolition and construction activities that have the potential to impact surface water drains and groundwater were identified and comprise: Suspended sediments; Oils/fuels; Concrete and cement products; Disturbance of contaminated land; and Disturbance of the existing foul drainage network. Most likely impacts to water resources during the demolition and construction phase are not considered significant due to the implementation of mitigation measures (e.g. routing silty water to settlement tanks, cleaning site access points to prevent dust and mud buildup, using pre-mixed concrete and creating an emergency spillage plan). Operation of the Proposed Development will not result in any significant residual impacts, as sufficient measures will be in place to mitigate any potential pollution sources and detrimental alterations to the drainage system. An impact 11

14 on the demand for water supply could be anticipated, however, this is expected to be appropriately managed by Thames Water who have the responsibility for providing water to all developments within the region. The overall impact on water resources has therefore been assessed as negligible to minor adverse. The assessment also concludes that the development will have a negligible impact on surface water runoff, flood risk and disturbance to groundwater flow 12. Noise and Vibration An assessment was undertaken to determine potential noise and vibration impacts associated with the Proposed Development during the demolition and construction, and during operation of the Proposed Development. The assessment was based upon the results of baseline noise monitoring, which was undertaken at the Site and calculations of noise impact using predicted traffic noise data and predicted boiler/plant equipment. Noise levels were also calculated for the demolition and construction phase, which shows that short-term periods of elevated noise levels are likely to occur at the nearest commercial properties, the significance of which is assessed as minor adverse impact of a temporary nature. The potential impact associated with HGVs noise emissions along the local road network are considered to be negligible. Activities causing vibration are considered to have the potential to cause a negligible impact of a local and temporary nature during the demolition and construction phase. The appointed contractor will be a member of the Considerate Constructors Scheme which is an initiative open to all contractors undertaking building work within the LBH, this will minimise any potential impacts associated with noise, such as keeping noise caused by machinery, workers, radios and vehicles to a minimum, and ensure prior arrangement is made when noisy work is necessary. The EIA has also considered noise impacts associated with the operational phase. The predicted traffic flows along the surrounding road networks are predicted to have a negligible impact on the noise environment. During operation of the Proposed Development, noise from building plant will be appropriately designed and controlled and the impact is therefore considered to be negligible. With regards to the internal noise environment of the buildings themselves, the windows and building façades will be designed to offer sound reduction during the daytime and night-time periods. The residual effect is therefore considered to be negligible. 13. Air Quality The EIA included an assessment of impacts to air quality in terms of on-site demolition/construction machinery and equipment, dust generation during earth moving and demolition/construction, additional road traffic attributed to the demolition/construction and operational stages of the Proposed Development and the proposed heating and power system. In order to understand the air quality concentrations of pollutants arising from vehicle emissions at ground level, a modelling study was undertaken. The whole of the Borough is designated an Air Quality Management Area (AQMA) due to exceedences of National Air Quality Standards for two air pollutants, namely nitrogen dioxide and particulate matter (fine dust). As such, baseline data was collected from existing diffusion monitoring sites and published data. Since demolition and construction activities generally lead to the generation of atmospheric emissions associated with vehicle exhaust fumes and dust from earth moving and demolition operations, suitable mitigation measures in accordance with the DCMS and CEMP will be implemented. Such measures would include compliance with all commitments for environmental protection, restricted operations, site access, housekeeping procedures and good neighbour relations. As a result, the impacts associated with emissions from construction dust and plant emissions are expected to be moderate adverse and occurring at a local level. These impacts are only expected to be short-term, lasting only for the duration of the construction phase. Additional traffic flows attributed to the demolition and construction phases are expected to lead to a minor change in local air quality. In terms of operational impacts associated with the Proposed Development, the impact to local air quality from predicted road traffic is assessed as being negligible. In addition, air emissions associated with the Proposed Development s heating and power system is predicted to be negligible. 14. Archaeology and Built Heritage The EIA has assessed the impact of the Proposed Development upon the archaeological and built heritage resources of the Site using archaeological literature, historic maps and archaeological/built heritage databases. The Site lies in an Archaeological Priority Area (APA) and South Shoreditch Conservation Area. Although there are no Statutorily Listed Buildings within the Site boundary, the assessment has identified a total of 24 Listed Buildings within the 250m study radius. The closest is the Grade II 12

15 Listed No. 87 Great Eastern Street, which is located less than 50m from the Proposed Development Site. With regard to the archaeological potential of the Site, the assessment has concluded the following: The Site has a low potential to contain remains dating to the Prehistoric, Roman and medieval periods. There is a low to medium potential for the Site to contain archaeological remains dated to the post medieval period. Construction of the proposed basement is likely to remove entirely any archaeological remains on the Site. Archaeological monitoring of geotechnical works will be undertaken to establish the ground conditions within the Site. This would determine the depth of any potential archaeological deposits and could confirm the extent of disturbance that has taken place. Depending on the outcome of these geotechnical works, it may then be necessary to implement a programme of archaeological mitigation such as an Archaeological Watching Brief to record any archaeological features encountered during proposed groundworks on the Site, Any programme of works would need to be agreed with the London Borough of Hackney s archaeological advisors. Following the successful implementation of an agreed programme of mitigation, it is anticipated that the identified environmental impacts for possible archaeological resources would be negligible. The publication of any findings would comprise a minor beneficial impact in terms of enhancing public understanding and appreciation of the archaeology and history of the Site. 15. Wind An assessment of the impact of the Proposed Development on the wind microclimate of the Site and surrounding area was undertaken. It also included an analysis of the wind tunnel testing undertaken (this measures the effects on the pedestrian level wind environment in terms of comfort and safety) and the likely impact with the Proposed Development and proposed mitigation measures Any likely wind-related impacts during demolition and construction works are expected to be negligible. The likely residual impact of the Proposed Development, with mitigation in place in localised areas is expected to be negligible to minor beneficial. The conclusions of the microclimate assessment for the Site are as follows: The wind tunnel tests for the Proposed Development were conducted on models that were devoid of any proposed planting and therefore represent a worst case ; Presently, the Site experiences relatively calm wind conditions suitable for sitting and standing/entrance use over most of the Site. Most locations are suitable for standing/entrance use or better during the windiest season. There is one windier area in the northeastern part of the Site, which is suitable for leisure walking (Pitfield Street); Testing of the Proposed Development revealed three locations which required additional screening including a ground level entrance, the corner of the south wing building, and the upper terrace level; and These mitigation measures were implemented by the design team, reducing the impact at both ground and upper terrace levels to negligible or minor beneficial. The Proposed Development will therefore experience wind conditions which are either compatible with the intended use of the Site or calmer than required. 16. Daylight, Sunlight, Overshadowing, Light Spillage and Solar Glare An assessment of the likely impact of the Proposed Development on daylight and sunlight availability for nearby existing residential receptors was undertaken. Potential overshadowing to amenity areas around the Site, along with the impact of the Proposed Development in terms of light pollution to surrounding residential properties and solar glare to pedestrians and drivers has been considered. In terms of daylight, there is likely to be generally good compliance with the Building Research Establishment (BRE) guidelines in respect of the majority of the properties surrounding the Site, with some more perceptible changes to properties closest to the Site boundary. In each case, the remaining amount of daylight is considered acceptable since levels of daylight are expected to be lower than say a rural or suburban location due to the built up nature of the surroundings. Charles Square does not receive permanent overshadowing as a result of the Proposed Development; therefore there is no impact. The likely spillage of light from within the Proposed Development will cause a negligible impact to the surrounding residential properties. The impact of the Solar Glare from the Proposed Development is considered to be of negligible significance as the façade has a brush metal finish, which is not very reflective and will therefore lessen the potential for solar glare. 13

16 17. Ecology The Proposed Development has been assessed in terms of its likely impact on ecology and nature conservation. Likely impacts during the demolition, construction and operational phases of the Proposed Development have been identified. The existing Site comprises three multi-storey buildings with associated hardstanding and some ornamental planting. There are limited ecological receptors on Site. The landscaping proposals incorporate areas of tree planting and green roofs, which will provide habitats for birds and insects, which is expected to increase the biodiversity of the Site and result in a minor beneficial impact. Following the implementation of the DCMS and mitigation measures, there are no adverse residual impacts as a result of the Proposed Development. As such, it is considered that the development of the Site is not expected to contribute towards a significant negative cumulative impact together with any of the cumulative schemes. 18. TV and Radio Reception The TV and Radio assessment considered likely impacts on both analogue and digital radio and TV broadcasts, and recommended control and mitigation measures, where appropriate. Prior to mitigation, it is predicted that there will be long-term moderate adverse impacts to the reception of terrestrial TV services for up to 110 existing aerial installations. However, suitable mitigation measures will be implemented to reduce the impact to negligible. Given the difficult TV reception environment that currently exists in the area, it is likely that the actual numbers of dwellings affected will be less than this. 19. Cumulative Impact Assessment Cumulative impacts are those that result from incremental changes caused by other past, present or reasonably foreseeable actions together with the Proposed Development. For the cumulative impact assessment, two types of impact have been considered: The combined effect of individual impacts, for example noise, airborne dust or traffic on receptors; and The likely impacts combined with those of several development schemes. The cumulative impacts of the Proposed Development with other surrounding schemes have been assessed, for the demolition, construction and operational phases of the project. In the majority of cases, these impacts are of negligible significance, with those indicating adverse impacts being primarily of minor significance, short term and of local extent. The following is a summary of the likely nonnegligible cumulative impacts. Ground Conditions - It is considered that the cumulative impact of the identified development on ground conditions will be negligible provided that standard, best practice is adopted in design and that appropriate mitigation measures are applied. If remediation (the removal of potentially contaminated soils) of this adjacent site is undertaken, this will result in a minor to moderate permanent beneficial impact to the environment. Water Resources and Drainage - The Proposed Development will have a negligible impact on surface water runoff generated at the Site, however generation of surface water runoff from the above schemes must, in line with planning policy, provide betterment compared with existing rates and should meet the essential standards of the London Plan requiring attenuation to 50% of the existing peak runoff. If this can be achieved on the surrounding development sites then a cumulative impact will be observed and this will be of moderate beneficial significance. Additionally, there may be cumulative impacts on water supply, however, this is expected to be appropriately managed by Thames Water who have responsibility for providing water to all developments within the region, resulting in a negligible to minor adverse impact. Wind Wind tunnel testing was undertaken for the Proposed Development and identified windy spots and ground and upper terrace levels requiring mitigation in the form of screening. The screening measures were discussed and their implementation agreed with the architects and included with the design. With these measures in place the cumulative impact at both ground and upper terrace levels is expected to be negligible or better, so that the wind conditions are either compatible with the intended use of the Site or calmer than required. Ecology - The planting of trees and the provision of green roofs will ensure that the Proposed Development will contribute towards a beneficial cumulative impact on breeding birds, trees and invertebrates, should the cumulative schemes also incorporate areas of soft landscaping, ideally incorporating native species. Townscape Volume II of the ES provides the Townscape and Visual Impact Assessment of the Proposed Development. The Volume comprises a detailed discussion of the townscape and visual impacts of the development both during construction and operation, with particular reference to key views. 14

17 A total of 15 views were assessed in order to consider their potential interaction with the Proposed Development. The assessment concludes that the Proposed Development will provide a high quality focal point and landmark in a way that is consistent with the mix of old and new buildings that is part of the established character of the Conservation Area. The form of the Proposed Development is considered to contribute positively to townscape views and to be a major intervention on a site that is in need of regeneration and re-integration with the historic core of the area. The Proposed Development is considered appropriate in terms of its scale, form and architectural expression, and it offers significant benefits to the local area in terms of urban design. 20. Residual Impacts Residual impacts are defined as those impacts that remain following the implementation of mitigation measures. The Applicant will develop and implement a DCMS. Principal Contractors will be required to join the Considerate Contractors Scheme that is recognised by industry and the Government for encouraging firms to be sensitive to the environment. The DCMS will be a contractual document, prepared in consultation with the Environmental Health Department of the LBH, and will identify the measures, which will be implemented on Site to reduce the potential for significant adverse impacts. In summary the Proposed Development accords with the overall objectives of planning policies at national, regional and local level. The application represents a high quality development on previously developed land within a highly accessible location, and therefore adheres to the government s objectives for sustainable development. The proposals enhance the South Shoreditch Conservation Area with a careful balance of new building and public space improvements. The proposals replace those buildings, which currently detract from the Conservation Area and offer a viable strategy for securing the long-term future of the site. The overall conclusion of the EIA is that the Proposed Development will have an overriding positive impact on the London Borough of Hackney (LBH). In particular, it will lead to the provision of a high quality hotel and associated uses to benefit the local area by regenerating the Site. Overall, the Proposed Development is assessed as appropriate in terms of local, strategic and national policy and is considered to be of a design that addresses and responds to both environmental and socio-economic considerations. The sustainability of the scheme is reinforced through its Energy Strategy and the Proposed Development will incorporate energy saving provisions where possible. 21. Sustainability of the Proposed Development A sustainability assessment of the Proposed Development has been carried out based on requirements identified in the LBH s Adopted Unitary Development Plan (UDP) Policies relevant to sustainability and the objectives of the Mayor s Supplementary Planning Guidance (SPG) on Sustainable Design and Construction. The key findings of this Assessment incorporate many of the impacts and mitigation methods identified by the EIA. The key beneficial impacts of the Proposed Development in relation to sustainability can be summarised as follows: The Energy strategy is designed to achieve exemplar CO2 reductions, with an expected improvement of approximately 32.8% on Building Regulations; On-Site renewable energy generation and low carbon technology is currently under consideration for this Site. The inclusion of Combined Heat and Power (CHP) would be expected to reduce CO2 emissions by 24.9% and renewable energy generation by an additional minimum of 0.4%; Water efficient devices are being considered to reduce water consumption; Sustainably sourced, recycled or re-used building materials will be specified where appropriate; A commitment has been made to produce a Site Waste Management Plan to monitor, sort and recycle construction waste; Recycling facilities will be included to encourage a high rate of recycling; Secure, sheltered cycle storage will be provided for hotel staff, which may also be used by hotel guests. Shower and changing facilities will also be provided for hotel staff in order to further encourage cycling; A Travel Plan will be prepared, which will report on potential means of reducing transportation by car. The local area has a number of public transport links including several nearby train and underground stations, bus routes and an extensive network of cycle and pedestrian routes; The Site was previously a car park and small office. As such, it is expected to show little biodiversity. However, specialist advice will be sought to assess the Site s ecological value. If any ecological features are found on Site, appropriate measures will be taken to minimise disruption during the construction process; and 15

18 Contractors will sign up to the Considerate Constructors Scheme. Contacts and Availability of the Environmental Statement The ES is available for viewing by the public during normal office hours at the Planning Department of the LBH. Comments on the planning application should be forwarded to the LBH at the address below: London Borough of Hackney Planning Services 263 Mare Street E8 3HT Additional copies of the Non Technical Summary are available free of charge; and copies of the full ES can be purchased by writing to the address below: DP9 100 Pall Mall SW1Y5NQ Ref 1 -Department for Environment Transport and the Regions (2006), Town and Country Planning (Environmental Impact Assessment) (Amendment) Regulations