Meridian Gate. Non Technical Summary. Submitted by Meridian Property Holdings Ltd.

Transcription

1 Meridian Gate Non Technical Summary Submitted by Meridian Property Holdings Ltd.

2 Meridian Gate May 2014 Waterman Energy, Environment & Design Limited Pickfords Wharf, Clink Street, London SE1 9DG,

3

4 Meridian Gate Client Name: Document Reference: Project Number: Meridian Property Holdings Ltd EED R VW. EED14005 Quality Assurance - Approval Status This document has been prepared and checked in accordance with Waterman Group s IMS (BS EN ISO 9001: 2008 and BS EN ISO 14001: 2004) Issue Date Prepared by Checked by Approved by First Second Third Victoria Webb Senior Consultant Victoria Webb Senior Consultant Victoria Webb Senior Consultant Hannah Fiszpan Technical Director Hannah Fiszpan Technical Director Hannah Fiszpan Technical Director Hannah Fiszpan Technical Director Hannah Fiszpan Technical Director Hannah Fiszpan Technical Director Comments Comments Our Markets Property & Buildings Transport & Infrastructure Energy & Utilities Environment

5 Disclaimer This report has been prepared by Waterman Energy, Environment & Design Limited, with all reasonable skill, care and diligence within the terms of the Contract with the client, incorporation of our General Terms and Condition of Business and taking account of the resources devoted to us by agreement with the client. We disclaim any responsibility to the client and others in respect of any matters outside the scope of the above. This report is confidential to the client and we accept no responsibility of whatsoever nature to third parties to whom this report, or any part thereof, is made known. Any such party relies on the report at its own risk.

6 Contents 1. Introduction The Existing Site and Its Surrounding Context What are the Proposals? Approach and Environmental Impact Assessment Methodology What are the Likely Environmental Effects and How Will They be Minimised? Socio Economics Transportation and Access Air Quality Noise and Vibration Archaeology (Buried Heritage Assets) Ground Conditions and Contamination Water Resources and Flood Risk Daylight, Sunlight, Overshadowing and Solar Glare Wind Microclimate Townscape, Heritage and Visual Effects Cumulative Effects What Will Happen Next? Appendices Appendix A Figures Contents Z:\Projects\EED14005\100\Reports\Working Drafts\005. NTS\EED R HF Non Technical Summary (290514).docx

7 1. Introduction Waterman Energy, Environment & Design Ltd (Waterman EED), on behalf of Meridian Property Holdings Ltd (the Applicant ), has prepared this Non-Technical Summary (NTS) of the Environmental Statement (ES). A detailed planning application has been submitted for the redevelopment of land off Marsh Wall, within the northern part of the Isle of Dogs (the Site ). The Applicant is seeking to obtain detailed planning permission for the residential-led mixed-use development of the Site, covering an area of 0.38 hectares (ha), and is located within the administrative boundary of London Borough of Tower Hamlets (LBTH). The proposed development (the Development ) would provide 423 residential units and office space, together with the provision of retail space, a residential gym and associated health facilities, new public realm open space (including pedestrian linkages and children s playspace), a new UK Power Networks (UKPN) substation, car and cycle parking. As part of the detailed planning application, an Environmental Impact Assessment (EIA) has been undertaken by Waterman EED. EIA is a formal procedure that must be followed for certain types and scales of development projects, where the likely significant environmental effects of a project are systematically assessed and reported. The purpose is to ensure that appropriate information about the likely environmental effects of a project is available for consideration by the relevant Local Planning Authority (LPA), consultees and the public, and that the LPA has this information before it can determine a planning application. The EIA process can also identify ways in which the project can be modified, or likely significant adverse effects mitigated, so as to reduce or avoid potentially significant adverse effects and to create and enhance beneficial effects. The legislation relevant to EIA is the Town and Country Planning (Environmental Impact Assessment) Regulations, 2011 (the EIA Regulations). From an early stage, the Applicant recognised that the detailed planning application would require an EIA and hence instructed Waterman EED to undertake the EIA for the Development. To ensure that all potential likely significant effects were considered in the EIA, LBTH were consulted in a process known as Scoping. The findings of the EIA are reported in the ES, which has been prepared to accompany the detailed planning application. The likely significant environmental effects of the Development, both during the demolition and construction stage, and once completed and operational have been considered. This document provides a summary of the findings of the EIA in non-technical language. Page 1

8 2. The Existing Site and Its Surrounding Context The Site is bound by the Meridian Place residential-led complex to the north, 225 Marsh Wall (Angel House) to the east, Marsh Wall to the south and the University of Sunderland London Campus, which forms part of the Thames Quay complex, to the west. The location of the Site and planning application boundary are shown in Figure 1 and Figure 2 respectively. The Site is currently occupied by: five medium-rise commercial / office blocks (Polden, Malvern, Cairngorm, Grampian and Brecon); a small retail unit; areas of a hard-standing surface car park; part of the roadway of Meridian Place; and part of the roadway of Lord Amory Way. Land uses surrounding the Site include commercial, residential, shops and offices together with open space and significant transport infrastructure. Land uses in the immediate vicinity of the Site include: residential dwellings at Meridian Place, Antilles Bay and Antilles Bay on Lawn House Close, and Walker s Lodge, located north, north-east and east of the Site respectively; the Docklands Light Railway (DLR) stations of South Quay and Crossharbour, located west and south of the Site respectively; Canary Wharf London Underground Limited (LUL) Station, located north-west of the Site, providing access to the Jubilee Line; and education facilities for The University of Sunderland (London Campus), South Quay College, and the Magic Roundabout Nursery (Dockland Branch), located west, south and east of the Site respectively. The Site is located within Marsh Wall East, which is identified within local and regional planning policy, and the LBTH Managing Development Document (MDD) and the Isle of Dogs Opportunity Area (OA), as one of 20 development sites that have been safeguarded for a specific use. Marsh Wall East has been identified as an area suitable for high-density, mixed use development. In addition, local and regional planning policy identified that in order to meet the housing needs of the local community within the Isle of Dogs, at least 10,000 new homes need to be provided between 2006 and Page 2

9 3. What are the Proposals? The detailed planning application seeks planning approval for the demolition of all existing built structures on the Site, together with the construction of a predominantly residential-led tower (the Residential Tower ) within the west of the Site and the construction of a separate Pavilion Building in the east of the Site. Between the Residential Tower and the Pavilion Building would be an area of new public realm (refer to Figure 3). The Residential Tower and Pavilion Building would be linked below ground by a single basement ( basement level B1 ) across much of the Site. A second basement level ( basement level B2 ) would extend beneath the footprint of the Pavilion Building. The Residential Tower would be lozenge shaped in plan form, rising to ground plus 53 storeys (a maximum height of m Above Ordnance Datum (AOD) (refer to Figure 4). The Residential Tower would be a tall, slender building which would be angled at the top. The angle would gesture slightly towards One Canada Square, located north-west within the centre of the existing Canary Wharf tower cluster. The Residential Tower would comprise: 423 residential units and associated residents gym, lounge and games room (a total of 49,910m 2 Gross External Area (GEA)), and 425m 2 GEA of office space, providing up to 5 office units catering to small and medium sized businesses. A total of 46 intermediate and 58 social rented residential units would be provided on Level 1 up to and including Level 15 of the Residential Tower. A total of 319 private residential units would be provided on Levels of the Residential Tower. Level 16 of the Residential Tower would also accommodate amenity space for residents, a gym for residents and building plant. The elevations of the Residential Tower would be articulated using five different fin types that would be fixed in terms of height and width, but would vary in depth. The fins would be constructed of glass reinforced plastic (GRP) or extruded aluminium which would create texture to the Residential Tower s elevations. The Pavilion Building would be rectilinear in form, providing a single-storey building (a maximum height of 13.90m AOD) (refer to Figure 5). The Pavilion Building would comprise: a new UK Power Networks (UKPN) substation; 105m 2 GEA of retail (café) space; two car lifts; and access to basement facilities. The exterior of the Pavilion Building would feature timber fins and both plain and back-painted glazing. The basement levels would provide the following: Basement level B1, which extends across the majority of the Site, would provide space for servicing and plant (including heating plant), resident s cycle (481 spaces) and car parking (30 spaces, of which four would be suitable for disabled use), car lifts, store rooms and water storage tanks. Basement level B2, which extends beneath the Pavilion Building, would provide residents leisure facilities (i.e. swimming pool, steam room, sauna and changing rooms), store room and plant. The main vehicular access into and out of the Site would be located at ground floor level in the north-east of the Site off Meridian Place. Private cars, entering and leaving the residential parking area, located Page 3

10 within basement level B1, would use this access point. Cars would enter and exit basement B1 via two car lifts located at ground level within the north of the Pavilion Building. Two drop off areas are provided, one to the north-east of the Residential Tower on Meridian Place; and another to the east of the Pavilion Building on Lord Amory Way. These areas would be used as disabled and visitor drop-off points and would also function as servicing areas. At the external ground floor level, 14 cycle spaces would be provided at a dedicated cycle parking station, to the east of the Pavilion Building. Visitors would be allocated 12 cycle parking spaces. Two cycle spaces would be allocated for use by users of the office units within the Residential Tower. The entrances of the Residential Tower have been arranged so that residents, office users and visitors would enter either from the direction of Marsh Wall or Meridian Place. Entrances to the Pavilion Building would be from Marsh Wall and Lord Amory Way. The Residential Tower and Pavilion Building are set back from Marsh Wall to allow pedestrian circulation around the Site. A significant area of public realm would be created between the Residential Tower and the Pavilion Building. This would provide accessible pedestrian access through the Site, connecting Marsh Wall and Meridian Place. An indicative landscaping strategy has been developed which breaks the public realm down into three distinct spaces. Features within these individual spaces would include soft and hard landscaping, a public square, 185m 2 of children s playspace (0-5 year olds) and outdoor seating areas associated with the café use of the Pavilion Building. All residential units would have individual private amenity space either as internalised amenity space, balconies, winter gardens or private terraces. A detailed surface water drainage strategy has been developed which includes measures to store rainfall and control the rate of discharge of this water to the local sewer network. The demolition and construction programme for the Development is assumed to take around 36 months to complete. It is anticipated that demolition works would commence in May For the purposes of the EIA, the completion and operation of the Development is considered to be May Once a contractor has been instructed and the details and methods of the demolition and construction works agreed, it is proposed that a Construction Environmental Management plan (CEMP) would be prepared for the Development. The CEMP would include all details of relevant environmental management controls necessary for environmental protection during the demolition and construction works. Page 4

11 4. Approach and Environmental Impact Assessment Methodology The EIA has been undertaken in accordance with the EIA Regulations and best practice guidance using established methods such as site surveys, reviews of available reports and data, computer modelling, consultations with relevant organisations and specialist assessments. The first stage of the EIA process involved undertaking a Scoping Study. The purpose of the Scoping Study was to identify the likely significant environmental effects that could arise from the Development, and therefore provide the focus of the EIA. The findings of the scoping exercise, along with details of the proposed methods for the specialist assessments, were presented in a Scoping Study report and were submitted to LBTH on 6 January The Scoping Study confirmed that the Development would likely give rise to a number of issues that need to be considered as part of the EIA process. These comprise: socio-economics; transportation and access; air quality; noise and vibration; archaeology; ground conditions and contamination; water resources and flood risk; daylight, sunlight, overshadowing and solar glare; wind microclimate; townscape, heritage and visual effects; and cumulative effects. The scope of the EIA was formally agreed with LBTH via their formal Scoping Opinion (dated 19 February 2014) and subsequent EIA scoping negotiations between 7 and 25 March Each of the above issues have been addressed in the ES, with a Chapter dedicated to each. The Townscape, Heritage and Visual Assessment is presented in a separate volume (Volume 3) of the ES. In each Chapter (and Volume 3 of the ES), a description of the assessment methodology is given, together with a description of the relevant environmental aspects of the Site and surrounding area. This is followed by an assessment of the likely significant effects of the Development (both beneficial and adverse) and any measures that should be adopted to reduce or offset any significant adverse effects identified during the assessment. The ES also provides an assessment of the likely residual effects that would remain after mitigation measures have been implemented, as well as the likely significant cumulative effects of the Development in combination with other reasonably foreseeable redevelopment proposals, Page 5

12 5. What are the Likely Environmental Effects and How Will They be Minimised? 5.1 Socio Economics The demolition of the existing buildings on the Site would give rise to the displacement of a small number of existing commercial occupiers, all of whom are on short-term leases. Current information provided by the Applicant indicates that the existing commercial floorspace on the Site is approximately two-thirds vacant. In addition, a survey of the existing commercial floorspace highlights that deficiencies in the quality of the existing provision would be very costly to remedy. All such factors together with the fact that there is superior quality commercial accommodation near to the Site leads to the conclusion that the displacement of existing commercial occupiers would not give rise to significant issues. It is estimated that the Development would generate approximately 130 full-time equivalent (FTE) construction jobs during the 36-month demolition and construction programme. An increase in construction workforce would give rise to additional expenditure in the local economy. The provision of 423 private, intermediate and social rented residential units would positively contribute to the housing targets for LBTH and London and contribute to addressing the overall housing shortfall within LBTH. It is estimated that Development would accommodate a new resident population of approximately 777 people, 37 of which would be of primary school age and 17 of which would be of secondary school age. With appropriate Community Infrastructure Levy (CIL) contributions in relation to school facilities, it has been assessed that the additional population demand of the Development would not place significant pressure on local schools. Similarly, with appropriate CIL contributions in relation to healthcare facilities, the Development would have an insignificant effect upon the capacity, supply and demand for healthcare facilities. The Development includes the provision of a small amount of office and retail floorspace. It is estimated that approximately 41 FTE jobs would be created. However, this is a net loss of 61 FTE jobs. As the Site is allocated by LBTH for residential development, the principle of redevelopment of existing employment floorspace for housing at the Site has already been established. The new residential population and new employees of the Development have the potential to contribute 5,674,968 and 46,000 annually to the local area respectively. The design of the Development has ensured that each residential unit within the Development has access to private amenity space. In addition, the Development includes a significant level of ground floor open space for residents of the Development, the wider community and visitors. The Development provides an adequate quantum of children s playspace for 0-5 year olds. The Site is within walking distance of existing parks which contain facilities suitable for older children s play and recreation. The proposed mix and layout of land uses and publically accessible spaces would provide active frontages at ground floor level and encourage activity throughout the day. This would maximise natural surveillance, thereby reducing the opportunity for crime and improving perceptions of safety and wellbeing. The Development would include pedestrian routes through the Site which would open up the Site improving access and permeability. This would help to ensure a safe environment for pedestrians and visitors to the Site. Page 6

13 5.2 Transportation and Access During the demolition and construction works there would be a short-term increase in traffic flow, particularly heavy goods vehicles (HGVs), associated with general plant and materials deliveries and the removal of waste from the Site. To effectively manage this, in addition to traffic management measures set out within a CEMP, a Construction Logistics Plan (CLP) would be developed and implemented. This would be agreed with LBTH and Transport for London (TfL), and would include measures such as the use of agreed appropriate routes to and from the Site for construction vehicles and restricting the largest vehicles to arriving and departing from the Site during off-peak times of the day. Appropriate signage would be implemented around the Site as well as communication methods for keeping local residents informed of activities. Overall, once the Development is completed and occupied, it is predicted to result in insignificant increases in traffic flows on the local road network. All proposed parking for residents would be provided within the Development. The 30 car parking spaces (of which four would be suitable for disabled use) is in line with relevant policy guidelines and has been agreed in consultation with LBTH and TfL. A Travel Plan has also been developed in support of the detailed planning application. This sets out a framework for the delivery of new transport initiatives and measures for residents that would travel to and from the Development on a regular basis. The aim of the Travel Plan is to reduce reliance on private car use and to encourage travel by more sustainable modes of transport. Serving of the Development would be undertaken via dedicated drop-off areas along the northern perimeter of the Site (for the Residential Tower) and the eastern perimeter of the Site (for the Pavilion Building). Additional servicing and refuse servicing would also occur along the western perimeter of the Site (for the Residential Tower). Access would be controlled by bollards and there would be no need for any servicing vehicles to undertake any turning manoeuvres. A Delivery and Servicing Plan (DSP) would be prepared, which aims to ensure that servicing and deliveries to the residential, office and retail uses within the Development can take place efficiently without significant effects upon the local road network. The Development is predicted to generate additional walking and cycle trips on the local network surrounding the Site. However, the Development provides new pedestrian routes through the Site and enhances the Site s permeability and connectivity for pedestrians and cyclists. The pedestrian environment within the Site would be of high quality with the provision of an attractive open space, wellmaintained and legible pathways, lighting and animated ground floor uses, thus providing natural surveillance. Cycling would be encouraged via the provision of 481 cycle parking spaces for residents of the Development, 12 cycle parking spaces for visitors of the Development and two cycle parking spaces for the users of the office accommodation provided by the Development. With regard to the increased use of public transport in the area, the predicted net increase in passengers using the South Quay DLR Station, Crossharbour DLR Station, LUL Jubilee line and local buses is predicted to be low and would not give rise to any significant capacity issues. Page 7

14 5.3 Air Quality The main likely effects on local air quality during the demolition and construction works would relate to dust. However, nuisance caused from dust, is only likely to be experienced by those living closest to the Site and on a temporary short-term basis. A range of measures to minimise or prevent dust would be implemented through the CEMP. Any emissions from equipment and machinery operating on the Site during demolition and construction would be small and would not significantly affect air quality. It is anticipated that the effect of demolition and construction vehicles entering and leaving the Site during the period of greatest vehicle movements would be moderate in the context of local background pollutant concentrations and existing local road traffic emissions. During all other periods, the effects would be minimal. To address this, the CEMP would include measures such as the use of agreed appropriate routes to and from Site for demolition and construction vehicles and restricting the largest vehicles to arriving and departing from Site during offpeak periods. Computer modelling has been carried out to predict the likely effect of future traffic-related exhaust emissions and heating plant emissions from the operation of the completed Development and the likely changes that this would bring about to local air quality. The effect of the Development on local air quality has been predicted for a number of existing sensitive locations surrounding the Site and for future sensitive locations within the Site. Accounting for the traffic that could be generated by the Development and emissions from the operation of the Development s heating plant, it is predicted that the Development would result in an imperceptible change to local air quality at all of the existing and future sensitive locations. Accordingly, the operation of the completed Development would not have any significant detrimental effect upon local air quality. 5.4 Noise and Vibration The demolition and construction works would include activities likely to increase noise levels and potentially cause vibration within and immediately adjacent to the Site. In particular, when activities are undertaken closest to the Site boundary. This may result in temporary, short-term effects to occupants on surrounding streets. Despite the above, the implementation of noise and vibration control and management measures through a CEMP for the demolition and construction works would help to reduce noise disturbance to occupants of existing properties. The CEMP would include measures such as the use of modern, quiet and wellmaintained machinery and noise and vibration monitoring to assist in controlling level at nearby receptors to reasonable levels. In addition, all demolition and construction traffic is predicted to result in insignificant noise increases on local roads. An assessment of residential amenity for future residents of the Development has been undertaken. The assessment results indicate that with mitigation measures in place, internal noise levels would meet acceptable standards. Noise levels within outdoor amenity spaces of the Development are anticipated to be in line with the expectations of future residents of the Development in this urban location. Any items of fixed building services plant installed, as part of the Development would have the potential to generate noise. Suitable noise level limits have therefore been proposed to ensure that noise from plant does not cause disturbance to either future occupants of the Development or occupants of existing properties in the surrounding area. Given the size and likely daytime use of the Development s office and retail units, it is unlikely that there will be noise break-out associated with either use that would give rise to disturbance to either existing or future residents. Furthermore, the servicing of the office and retail units would be limited to a small Page 8

15 number of vehicles during the daytime period. Servicing and delivery noise is not expected to give rise to any significant noise disturbance to existing or future residents. The assessment of the increase in noise levels resulting from additional traffic generated by the completed and operational Development has found that this would be insignificant on all local roads. 5.5 Archaeology (Buried Heritage Assets) An archaeological assessment has identified that the Site lies in an area of archaeological potential for palaeoenvironmental, prehistoric and post-medieval remains. However, previous development on the Site, particularly the past construction of the timber dock and the construction of the existing buildings on the Site would have partially removed archaeological (buried heritage) assets beneath the Site. Notwithstanding the above, it is acknowledged that there is potential for palaeoenvironmental, prehistoric and post medieval archaeological (buried heritage) assets to exist within the Site. In the absence of mitigation, intrusive ground works during the demolition and construction works would likely penetrate deeper and to a greater lateral extent than any structure currently associated with the existing Site buildings and would have the potential to remove archaeological (buried heritage) assets within the footprint of the works. However, as agreed in consultation with the Greater London Archaeological Advisory Service (GLAAS), with the implementation of a targeted programme of archaeological investigation and evaluation (to be undertaken following planning approval but prior to all intrusive ground works), a more detailed mitigation strategy would be devised and implemented (as necessary and appropriate) so that there would be no significant effects upon archaeology (buried heritage assets). There would be no archaeological effects resulting from the completed and operational Development, as there would be no disturbance of the ground. 5.6 Ground Conditions and Contamination A desk-based study of ground contamination at the Site has established that owing to historical activities at the Site and within its surrounding area, there is the potential for localised contamination to exist beneath the Site. Due to the historical development of the Site, the most likely source of contamination is likely to relate to the presence of Made Ground (i.e. material which is not naturally occurring and is present due to past activities on a site). However, the potential for significant contamination to be present on the Site is considered to be generally low. During the demolition and construction works, any existing contamination on the Site could be exposed and disturbed, potentially resulting in harm to human health, the underlying groundwater and nearby surface waters. However, all demolition and construction works would be undertaken in accordance with measures set out in the CEMP and any piling methodologies would be prepared in consultation with the Environment Agency to establish the appropriate methodology and minimise the risk to the deep aquifer from piling works penetrating through potentially contaminated soils. In addition, in line with mandatory legislative requirements and best practice guidance, redevelopment of the Site would take place in a manner that would not cause any unacceptable contamination risk to human health and the wider environment. The completed Development (comprising buildings and areas of hard standing) would not give rise to any sources of pollution, or generate any potential pollution pathways to future occupants, users and visitors to the Site. Page 9

16 5.7 Water Resources and Flood Risk The Site is protected by the Thames Tidal Defences, and as such, tidal and fluvial flood risk at the Site is considered to be low. A surface water drainage strategy has been developed which includes measures to store rainfall and reduce runoff from the Site and control the rate of discharge of this water to the local sewer network. These measures include the use of sustainable drainage methods and the strategy also allows for the likely future increase in rainfall due to climate change. The Development would therefore not increase flood risk on the Site or elsewhere beyond the Site boundary, which is in line with national and local policy as well as Environment Agency guidance. The deepest level of the Development s basement (basement level B2) would lie within groundwater. However, since this element of basement has a relatively small footprint, it is considered that this would not give rise to any significant groundwater flooding issues. In addition, it is anticipated that the basement would be appropriately waterproofed and would remain watertight throughout the lifetime of the Development. There would be no flood risk to the Site posed by artificial sources such as reservoirs and / or the nearby docks. Thames Water have confirmed that the estimated foul water discharges from the Development could be accommodated by the existing sewer network within the vicinity of the Site. Necessary upgrades to the local foul water drainage network would be undertaken by Thames Water as part of planned works to facilitate strategic development in the Isle of Dogs area. There would be an increased demand for water supply resulting from the Development. However, similar to the above, it is expected that the implementation of the Thames Water Resource Management Plan would ensure water demand be met within London. 5.8 Daylight, Sunlight, Overshadowing and Solar Glare During the demolition works, there would be some temporary improvements to levels of daylight and sunlight and overshadowing to properties and areas surrounding the Site. However, owing to the relatively few, medium-rise, existing buildings on the Site to be demolished, the effects would be minimal. As construction of the Development progresses, the daylight, sunlight, overshadowing and solar glare effects to properties and areas surrounding the Site would progress to the conditions predicted for the completed Development. Once completed and operational, the Development would have insignificant effects upon levels of daylight and sunlight within the majority of residential properties closest to the Site. With regard to the Site s nearest neighbour (Meridian Place, located adjacent to the north of the Site), due to the reduced massing within the east of the Site once the Development is completed, there would be some improvements to levels of daylight received at Meridian Place. However, overall, the Development would have insignificant effects upon levels of daylight and sunlight within the majority of this residentialled complex. It has been identified that a very small proportion of rooms and windows would experience daylight and sunlight reductions in excess of the industry standard guidelines with respect to daylight and sunlight availability. Despite this, it is widely accepted that the industry standard guidelines for daylight and sunlight should be applied with flexibility, particularly given their original application was intended for developments within the suburban environment. Accordingly, it is considered that the effects of the Development upon daylight and sunlight availability within Meridian Place are acceptable and appropriate, particularly given the very limited effects, the planning policy context for the Site and the wider area which encourages high-density, mixed use redevelopment. Page 10

17 In terms of overshadowing created by the Development, the likely effects are, once again, considered to be acceptable and appropriate. This is on account of the urban context and planning policy aspirations of the Site and the wider area. The Development would create limited instances of solar glare are just two locations for short periods of time during the day. Daylight and sunlight levels within the proposed residential units of the Residential Tower are proven to be very good. All amenity areas of the Development (balconies, terraces and ground level public realm) would be very well sunlit. 5.9 Wind Microclimate An assessment of the likely wind conditions as a result of the Development and the suitability of these in terms of pedestrian comfort and safety has been undertaken. Owing to the relatively few, medium-rise, existing buildings on the Site which are to be demolished, the demolition works are not expected to have a significant effect on the wind conditions within, and immediately surrounding the Site. As construction progresses the wind conditions would move towards the conditions predicted for the completed Development. Following completion of the Development, and with mitigation measures in place (such as detailed landscaping design and the inclusion of 1.6m balustrades to the west facing Level 16 terrace of the Residential Building) the wind conditions likely to be experienced at all locations within, and immediately surrounding the Site, have been found to be suitable for the intended uses. These locations include entrances to the Residential Tower and Pavilion Building, pedestrian thoroughfares / routes of the Development, the proposed public realm, proposed ground level sitting, seating and play areas of the Development, drop-off locations, balconies and terraces of the Residential Tower and pedestrian thoroughfares / routes adjacent to the Site. It is therefore considered that wind conditions would not significantly affect pedestrian comfort or safety either within the Development or within the public realm surrounding the Site, following completion of the Development Townscape, Heritage and Visual Effects The likely effect of the demolition and construction works upon local townscape character and the setting of above ground built heritage assets would be greatest in areas adjacent to the Site, with the exception of areas to the north of the Site where the existing built form and the presence of South Dock would screen views of demolition and construction at the lower levels. The likely visual effect arising from the demolition and construction works is anticipated to be insignificant for distant views. However, views from positions close to the Site are anticipated to be affected in the short-term, lasting for the anticipated 36 month demolition and construction programme. Such effects would be associated with the visual intrusion of large demolition and construction plant and machinery and the presence of partially completed built form of the Development. Consideration of the townscape, above ground built heritage assets and visual effects of the completed Development have been an integral part of the Applicant s design approach. The design of the Development has been adapted and modified throughout the design process to take account of likely townscape, heritage and visual constraints and opportunities. As such, likely significant effects have been avoided. The likely effects upon the West India Dock conservation area, the Narrow Street conservation area, the Grade I listed warehouses and general office at the western end of North Quay and the Grade I listed quay walls, copings and buttresses to Import and Export Dock would not be significantly affected by the Page 11

18 Development. In many cases, the Development would enhance the setting of many above ground built heritage assets including that of the Coldharbour conservation area. The Development would enhance the setting of the Greenwich Maritime World Heritage Site (WHS). The Development would positively add to the existing pattern of development within the wider setting of the Greenwich Maritime WHS, with the Development providing a new point of interest on the skyline in relation to the existing cluster of tall buildings at Canary Wharf. Overall, the character and quality of the Greenwich Maritime WHS would not be significantly affected by the Development. In the visual assessment, the suitability of the design of the Development in its spatial location has been assessed using 20 viewpoints, which were selected in consultation with LBTH. Within 19 viewpoints assessed, the Development would have a significant beneficial effect. Within just one viewpoint assessed, the Development would have no effect as it would be totally obscured from view by the existing built form Cumulative Effects Two types of cumulative effects have been considered: Type 1 Effects: The combination of individual effects (for example, noise, dust and visual effects) from one development (in this case, the Development) on a particular receptor; and Type 2 Effects: The combination of effects from several developments (in this case, the Development together with other reasonably foreseeable schemes (hereafter referred to as cumulative schemes )), which individually might be insignificant, but when considered together could create a significant cumulative effect. During demolition and construction, a combination of effects arising from the Development in isolation (i.e. Type 1 Effects) would likely arise from dust, emissions from construction related vehicles, noise from demolition and construction plant and machinery and traffic, vibration, and townscape, heritage and visual effects. The implementation of mitigation measures through the CEMP would minimise the effects to existing residents and occupants and users of existing commercial and education uses surrounding the Site. In relation to Type 2 Effects, the combined effects of the Development together with other reasonably foreseeable development proposals ( cumulative schemes ) have been assessed. The cumulative schemes considered in the assessment have been agreed in consultation with LBTH (27 in total). During demolition and construction of the Development, similar works on the sites of the cumulative schemes (assuming there would be some overlap of demolition and construction programmes and durations) would likely result in temporarily increased traffic, emissions from demolition and construction vehicles, noise, and townscape, heritage and visual effects. Again, the implementation of mitigation measures via a CEMP for the Development and the cumulative schemes would minimise such Type 2 cumulative effects. The Type 2 cumulative effects, once the Development and the cumulative schemes are complete, have been generally found to be minimal. Notable exceptions include the beneficial cumulative socioeconomic effects as follows: the generation of at least 6,827 FTE demolition and construction jobs; an overall residential yield of approximately 10,145 residential units which would significantly contribute to the achievement of LBTH housing targets; the generation of in excess of 65,000 FTE jobs; and Page 12

19 the generation of in excess of 200 million annual local spend associated with household and employee spend. Furthermore, the Development together with the cumulative schemes leads to a generally calmer wind microclimate within and around the Site and the Type 2 cumulative townscape, heritage and visual effects are more beneficial for the majority of townscape, heritage and visual assets assessed. Page 13

20 6. What Will Happen Next? Following the submission of the detailed planning application, there will be an opportunity for any interested parties to comment on the Development. The ES and a set of documents supporting the detailed planning application can be viewed on the London Borough of Tower Hamlet s website: A copy will also be available in the Town Hall on Clove Crescent. The address is: London Borough of Tower Hamlets Town Hall Mulberry Place 5 Clove Crescent London E14 2BG Tel: Additional copies of the ES can be purchased from Waterman EED on request (contact details below). Additional copies of the NTS can be obtained free of charge. A CD version of the ES can be purchased at a cost of 20. Waterman Energy, Environment & Design Ltd Pickfords Wharf Clink Street London SE1 9DG Tel: Fax: eed@waterman-group.co.uk Page 14

21 FIGURES Figure 1: Location Plan Figure 2: Planning Application Boundary Figure 3: Ground Floor Plan Figure 4: Cross Section Plan (A-A) Figure 5: Pavilion Building (Elevations) Figures

22 Energy, Environment & Design SITE LOCATION N WATERMAN ENERGY, ENVIRONMENT & DESIGN Reproduced from the Ordnance Survey maps with the permission of the Controller of Her Majesty s Stationery Office, Crown copyright, Waterman Energy, Environment & Design, Pickfords Wharf, Clink Street, London SE1 9DG. Licence number Project Details EED : Meridian Gate Figure Title Figure 1: Site Location Figure Ref EED _GR_NTS_1A Date 2014 File Location \\nt-lncs\weedl\projects\eed14005\100\graphics\nts\issued figures

23 Energy, Environment & Design Planning Application Boundary N Project Details EED : Meridian Gate Figure Title Figure 2: Planning Application Boundary Figure Ref Date File Location EED _GR_NTS_2A 2014 \\nt-lncs\weedl\projects\eed14005\100\graphics\nts\issued figures WATERMAN ENERGY, ENVIRONMENT & DESIGN Reproduced from the Ordnance Survey maps with the permission of the Controller of Her Majesty s Stationery Office, Crown copyright, Waterman Energy, Environment & Design, Pickfords Wharf, Clink Street, London SE1 9DG. Licence number

24 Energy, Environment & Design Planning Application Boundary N WATERMAN ENERGY, ENVIRONMENT & DESIGN Reproduced from the Ordnance Survey maps with the permission of the Controller of Her Majesty s Stationery Office, Crown copyright, Waterman Energy, Environment & Design, Pickfords Wharf, Clink Street, London SE1 9DG. Licence number Project Details EED : Meridian Gate Figure Title Figure 3: Ground Floor Plan Figure Ref EED _GR_NTS_3A Date 2014 File Location \\nt-lncs\weedl\projects\eed14005\100\graphics\nts\issued figures

25 Energy, Environment & Design Project Details EED : Meridian Gate Figure Title Figure 4: Cross Section Plan (A-A) Figure Ref Date File Location EED _GR_NTS_4A 2014 \\nt-lncs\weedl\projects\eed14005\100\graphics\nts\issued figures WATERMAN ENERGY, ENVIRONMENT & DESIGN Reproduced from the Ordnance Survey maps with the permission of the Controller of Her Majesty s Stationery Office, Crown copyright, Waterman Energy, Environment & Design, Pickfords Wharf, Clink Street, London SE1 9DG. Licence number

26 Energy, Environment & Design WATERMAN ENERGY, ENVIRONMENT & DESIGN Reproduced from the Ordnance Survey maps with the permission of the Controller of Her Majesty s Stationery Office, Crown copyright, Waterman Energy, Environment & Design, Pickfords Wharf, Clink Street, London SE1 9DG. Licence number Project Details EED : Meridian Gate Figure Title Figure 5: Pavilion Building (Elevations) Figure Ref EED _GR_NTS_5A Date 2014 File Location \\nt-lncs\weedl\projects\eed14005\100\graphics\nts\issued figures

27

28