1. Introduction. Site Boundary

Transcription

1 1. Introduction Workspace Group Plc (hereafter referred to as the Applicant ) is seeking to obtain full planning permission for the redevelopment of (hereafter referred to as the Site ), situated to the north of the Isle of Dogs within the administrative boundary of the London Borough of Tower Hamlets. The Site is approximately 1.65 hectares in area and is bounded by the Docklands Light Railway (DLR) to the west, the DLR and Aspen Way (A1261) to the south, residential and retail buildings to the north, and a residential building, with ground floor retail uses, to the east. Site Boundary The proposed redevelopment (hereafter referred to as the Development ) comprises a mix of uses, including office/light industrial, residential and hotel, retail and plant space in a range of buildings from 3 to 30 storeys above ground level and associated parking, public realm and landscaping. An Environmental Impact Assessment (EIA) has been undertaken to assess the environmental effects of the Development. The EIA is reported in an Environmental Statement (ES) which accompanies the planning application for the Development. The ES describes the likely significant environmental effects of the Development. This document provides a summary of the ES findings in non-technical language. 1

2 Non-Technical Summary 2. EIA Methodology EIA is a process which aims to ensure that the likely significant environmental effects of a new development (which can be beneficial or adverse) are taken into account by the local planning authority when deciding whether to grant planning permission. The EIA was undertaken by a qualified and experienced team of EIA consultants using established methods and assessment criteria, following the requirements of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations, 1999 (as amended) (hereafter referred to as the EIA Regulations ). During the EIA process the consultants undertook site visits and surveys, data reviews, computer modelling and specialist assessments, and consulted with a number of relevant authorities. The first stage of the EIA process involved undertaking a Scoping Study. The purpose of this study was to identify the potentially significant environmental issues associated with the Development in order to decide which environmental studies would need to be undertaken as part of the EIA. A Scoping Report, which presented the findings of the Scoping Study, was submitted to London Borough of Tower Hamlets in October 2009 for agreement (referred to as a Scoping Opinion ). It was agreed with London Borough of Tower Hamlets that the following topic areas should be assessed in the EIA (in no particular order): Waste; Socio-Economics; Transportation and Access; Noise and Vibration; Air Quality; Archaeology and Built Heritage; Ground Conditions and Contamination; Water Resources and Flood Risk; Wind; Daylight, Sunlight, Overshadowing, Solar Glare and Light Pollution; Telecommunications; Townscape and Visual; and Cumulative Effects. The assessment of each topic is reported in the ES as a technical chapter. Each technical chapter describes how the assessment in relation to that topic was undertaken, the current conditions on and adjacent to the Site and the potential effects of the Development. Each technical chapter also describes a range of measures that would be incorporated to avoid, reduce, or offset any identified adverse effects, and/or enhance potential beneficial effects. Such measures are referred to as mitigation measures. The resulting effects (known as residual effects), following the implementation of the mitigation measures, are also described. An Ecological Appraisal was undertaken to ascertain the general ecological value of the Site, advise the design of the proposed Development and assess its potential ecological effects. The Scoping Report identified ecology as a topic to be scoped out of the EIA because the Site supports little of ecological interest, is not located on or adjacent to any statutory or non-statutory designated sites and due to the limited potential for ecological effects. Natural England accepted this approach in their consultation response to the EIA Scoping Report. 3. Existing Land Uses and Activities The Site currently comprises three buildings of one to two-storeys in height, which provide units suitable for office, studio, workshop and light industrial use. The buildings are surrounded by hardstanding and access roads, and associated car parking for approximately 100 cars. The Site currently provides floorspace of 6,945 sq m (74,755 sq ft) Gross External Area (GEA) in B1 (business) use although not all of this floorspace is currently let. A cellular communication (mobile phone) base station, operated by T-Mobile, is located in the southwest corner of the Site. The height of the mast is approximately 23m above ground. 2

3 Northern Boundary looking East towards Wharfside Point Western Boundary looking South towards Docklands Light Railway Northern Boundary looking West Looking North towards the rear of Poplar High Street The Site is located in a mixed use area comprising residential buildings, office and commercial uses including retail. The DLR lies immediately adjacent to the west and south of the Site, with Aspen Way beyond the DLR to the south. The rear of retail and residential buildings along Poplar High Street are located immediately to the north of the Site and the recently constructed Wharfside Point development is located to the northeast and east comprising retail uses at ground level and residential above, although the development is not yet fully occupied. Land uses and activities surrounding the Site are varied and include: Residential properties surrounding the Site, including those on Poplar High Street, Preston Road and Cotton Street; Retail properties to the north of the Site along Poplar High Street; Commercial and light industrial businesses to the east of the Site; Highway users, cyclists and pedestrians; Woolmore Primary School approximately 200m north of the Site; Nearby open spaces, including Robin Hood Gardens; The River Thames approximately 400m south-east of the Site; Poplar Dock approximately 160m south of the Site; The River Lea approximately 900m to the north-east of the Site at its closest point; Surrounding Grade II listed buildings within 250m of the Site include Greenwich Pension Public House, several buildings fronting Montague Place and Poplar All Saints Church, as set out further below; and Conservation Areas (CA) between 100m and 200m from the Site (All Saints Church CA, St Matthias Church CA and Naval Row CA). 3

4 Non-Technical Summary The Site is located within an area undergoing significant redevelopment. The recently constructed 13 and 25-storey buildings which form the Wharfside Point development are located to the northeast and east of the Site respectively. Blackwall Reach Regeneration Area is located to the east of the Site and the area to the south of the Site, beyond Aspen Way, has planning permission for redevelopment comprising retail and residential. 4. Alternatives and Design Evolution In line with the statutory requirements contained in the EIA Regulations, the ES provides a description of the main alternatives to the proposed Development considered by the Applicant. These include the do-nothing scenario (that is, leaving the Site in its current state) and a series of design alternatives. It is considered that the do-nothing scenario (i.e. no redevelopment) would result in a range of adverse effects for the Site and the surrounding area, including: Under-utilisation of the current Site; A missed opportunity for optimising development at a key location delivering new residential units; A lost opportunity to facilitate the delivery of enhanced and better defined pedestrian links between Poplar High Street to the north of the Site, and Canary Wharf to the south, and a public open space for Poplar; and Failure to intensify the users/population of the Site. No alternative site or land uses were considered by the Applicant. However, a number of alternatives to the Development were examined as part of the design process in relation to: Building massing; The architectural identity, and thus visual appearance, of the Development; and Public realm/landscape scheme. The massing and orientation of the buildings within the proposed Development was informed by the Site s context and urban grain. In particular, the Applicant selected the proposed Development design over other alternatives taking into account the sunlight and daylight, townscape, commercial and technical issues as well as the issues raised during extensive consultation with officers at the London Borough of Tower Hamlets and the Greater London Authority. 5. The Proposed Development Building Key Plan 4

5 The Development would involve the demolition of the existing buildings on the Site and the construction of a mixed-use scheme between 3 and 30 storeys in height above ground providing: 7,057m 3 of office/light industrial use; 211m3 retail use (cafe and restaurant; 312 residential units; 91 bedroom hotel; and Associated plant, parking and landscaping. The Development comprises a group of buildings referred to as A1 to A5, B1 to B6 and C1 to C3 arranged around two squares; a major public square in the eastern part of the Site and a raised semipublic courtyard in the western part of the Site. Blocks A1 to A5 and B1 to B6 form an F shaped building with taller elements formed of Blocks A1, A3, B1 and B3. A second building is formed by Blocks C1 to C3, which encompasses the tallest element of the proposed Development which is Block C3 at 30-storeys above ground. Ground Floor Plan Residential apartments would face onto the western and southern edges of the semi-public courtyard (Blocks A1 to A4 and Block B4) with commercial (light industrial and office) land use located on the lower floors of the eastern edge (Block B1, B2 and B3). Residential units would be located above a semi-basement, and therefore the lowest residential floor would be raised above existing ground level by approximately 1.5m. Commercial land use would occupy the lower floors of Block A3, A4 and B1 to B4 and all floors of Blocks B5 and B6. The lower two floors of Block A1 and A2 would be occupied by an access/exit ramp for the semi-basement car parking and service plant rooms. Residential apartments would occupy each A and B Block above the commercial land use, plant and basement access/exit ramp. The ground floor of Block C1 and C2 would be occupied by hotel lobby and restaurant facilities and the ground floor level of Block C3 would be occupied by a residential lobby. Hotel use would occupy all five upper floors of Block C1 and all four upper floors of Block C2. Hotel use would also occupy the first to fourth floors of Block C3 with residential units from sixth floor upwards (the fifth floor being a service plant floor). 5

6 Non-Technical Summary Proposed Development Massing and Land Use Active uses would be located around the major public square in the eastern part of the Site at ground floor level with a restaurant located within the hotel and a cafe within Block B6. New public realm would be provided through the creation of a major public square in the eastern part of the Site and a raised semi-public courtyard in the western part of the Site. In addition, a variety of amenity roof gardens would be created, both communal and private, and each residential unit would include a balcony. The proposed Development would facilitate the delivery of a new north-south pedestrian route through the Site linking Poplar High Street to the north, to the Docklands and Canary Wharf beyond the DLR and Aspen Way to the south. This route would run alongside the western side of Blocks C1 to C3 and a hotel colonnade would also draw pedestrians in a north-south linear direction. Landscape Masterplan 6

7 Landscaping measures would include soft landscaping in the form of planters, hedgerow and tree planting, species rich living roof space, garden roofs in the form of lawns, all of which would provide an opportunity for wildlife. There would also be the potential for allotments and hedge planting, and bird and bat boxes, and bee keeping areas. A semi-basement would be provided under the western semi-public courtyard accommodating parking that would be accessed via the ramp at the northwest corner of Block A1. A further full basement area would be provided under Blocks C1 to C3 to accommodate plant and equipment. A total of 110 car parking spaces would be provided within the Development, of which at least 10% would be for disabled use. Electric charging points would be provided. In addition, 396 cycle spaces and 12 motorcycle spaces would be provided. Cycle spaces would be provided at ground level and within the semi-basement for use by residents, employees and visitors. Waste storage areas would be provided for residential, retail, hotel and commercial uses and these would be large enough to enable the storage and separation of recyclable waste. The Development has been designed to reduce carbon emissions through a combination of energy efficient measures and low and zero carbon technologies, including the implementation of a natural gas-fired Combined Heat and Power system and solar water heating panels. These solar panels would be located on the roofs of Block A3 and C3. 3D Illustration of the Development 6. Development Programme, Demolition and Construction It is estimated that the Development would be built over a period of approximately 6 years, including demolition, other enabling works and construction. It is anticipated that these works would be undertaken from 2013 to In order to control and manage the potential environmental effects typically associated with demolition and construction works, a site-specific construction Environmental Management Plan would be developed and implemented throughout the duration of the works. This would specify a range of measures to manage the environmental effects that could arise and would provide, for example, details of controls in relation to dust, noise and vibration, waste management, dealing with hazardous materials and protecting archaeological resources. 7

8 Non-Technical Summary The Environmental Management Plan would be prepared in line with relevant legislative and best practice guidelines, and contractors would be required to implement it throughout the demolition and construction works. Environmental Management Plans are an established method of managing environmental effects resulting from demolition and construction works and they are successfully adopted for other construction projects in urban areas. 7. Waste An assessment has been undertaken to establish the amount of waste which would be likely to arise from both the demolition and construction works, and the complete and occupied Development. Consideration was also given as to how waste could be stored within, and removed from, the completed Development. The demolition, excavation and construction works have the potential to generate significant volumes of waste. It is estimated that approximately 17,000 cubic metres of material would be generated during demolition and excavation. The implementation of a Site Waste Management Plan (which is a statutory requirement for a development of this size) would include a variety of measures that would ensure waste is managed in a sustainable manner by reusing and recycling materials wherever possible throughout the construction phase. Whilst it would not be possible to reuse much of this material on-site, the material would be transported off-site and reused elsewhere or disposed of, in accordance with appropriate statutory guidance. The volume of waste going to landfill would be minimised as far as practically possible. The type and amount of waste produced by the occupied Development would increase compared with that currently produced by the Site occupiers. Waste storage provision would be provided within the Development to store the waste generated by occupiers of the residential and commercial (office, light industrial, retail and hotel) accommodation. This would include waste separation measures to accord with relevant legislation and assist occupiers with recycling. The occupants of the completed Development would be provided with information on reducing, reusing and recycling waste. The implementation of a Site Waste Management Plan during demolition and construction, and the provision of sufficient space for storage for segregated waste for future occupiers of the Development, would result in a negligible effect in relation to waste. 8. Socio-economics The Development would be likely to generate a number of employment opportunities. It is estimated that 90 people would be employed during the demolition and construction phase and approximately 110 jobs over and above those currently available on the Site, when fully occupied, would be created once the Development is completed. Additional spending by those working and living within the Development would further benefit the local economy. The Development would provide 312 new residential units, a proportion of which would be affordable, and all would be built to good quality and environmental standards. This provides a positive contribution towards London Borough of Tower Hamlets housing policy target of creating 2,885 new homes each year. The inclusion of a hotel as part of the Development is in line with planning policy objectives for more visitor accommodation. The Development would be likely to accommodate approximately 560 new residents, which would be expected to generate an increased demand for local health and education facilities. Available information shows that secondary schools and community facilities have enough capacity to accommodate the likely new demand for these services. Additional demand in relation to primary schools and healthcare, in the context of other developments coming forward in the near future in the Borough, would require mitigation and would be met through the Applicant providing funding as part of an appropriate planning obligation contribution. There is currently no public realm or open space within the Site. The Development would create new public realm through the major public square in the eastern part of the Site and the raised semi-public courtyard in the western part of the Site. In addition, residents of the Development would have access to a variety of amenity roof gardens, both communal and private, and a balcony. Overall, the Development would have a beneficial effect as a result of the employment opportunities created, increased spending within the local economy, creation of open space included within the Development and the provision of new housing and visitor accommodation. 8

9 9. Transportation and Access A detailed study of the effects of the Development on local roads, public transport, pedestrians and cyclists has been undertaken. This study is presented in a Transport Assessment which accompanies the ES. Construction vehicles would be likely to average approximately 90 (one-way) trips per day, which accounts for only 20% of the total daily vehicle trips estimated for the proposed Development once fully operational. The implementation of a construction Environmental Management Plan and Construction Logistics Plan would minimise the effect of the construction traffic and therefore, the effect on the highway network is considered to be of negligible significance. The completed Development would enhance the pedestrian environment within and in the vicinity of the Site and there is potential to improve connectivity and permeability to Preston s Road roundabout. An assessment of the effects of additional trips generated by the Development concluded that the DLR, underground and bus networks, together with the local highway network, would have adequate capacity to cope with the relatively insignificant increase in demand. Despite the assessment identifying negligible effects as a result of the completed Development, Residential and Workplace Travel Plans, which would focus on encouraging residents, employees and visitors to travel by more sustainable modes of transport, have been submitted to London Borough of Tower Hamlets with the application. 10. Air Quality The administrative area of London Borough of Tower Hamlets has been declared an Air Quality Management Area due to relatively high levels of pollutants in the air. These pollutants are mainly caused by exhaust emissions from road vehicles. Accordingly, an air quality assessment was undertaken to determine the likely effects of the Development on local air quality. The main effect during the demolition and construction phase on local air quality relates to dust, which would be most likely to be generated from demolition activities and earthworks. A range of best practice environmental controls would be implemented to minimise dust emissions from the Site, thereby reducing the potential for nuisance. These measures would form part of the site-specific Environmental Management Plan and would include damping-down of surfaces, the use of protective hoarding around the Site, covering construction materials and the regular cleaning of frequently used areas. However, even with mitigation in place to minimise the effects of dust generated from demolition and construction, it is difficult to completely eliminate such effects. Consequently, the overall effects of dust upon nearby receptors is considered to be minor to moderate in the very worstcase. These effects would be temporary and would depend on the type of work being undertaken, and its location within the Site. As described above, it is estimated that construction traffic would average approximately 90 one-way vehicle trips (i.e. 180 movements) per day. As a result, the effects of vehicle emissions would be minor adverse during the peak construction phases but negligible at other times. The Development would be expected to generate very low levels of additional traffic in the context of existing traffic flows in the surrounding area and it is predicted that exhaust emissions from this traffic would have negligible effects on air quality in the vicinity of the Site. In addition, they would not result in any breaches to the National Air Quality Objectives, which are maximum values for a number of problematic pollutants in the UK, based on European Union standards, to be achieved within specific timescales. However, Residential and Workplace Travel Plans have been prepared for the Development to reduce travel by car and further reduce the potential effect. The conditions at the Development itself would also be acceptable. The Development would include the use of modern heating/cooling plant and facilities that would have improved efficiencies and low emissions in line with tightened legislation. Design specification complying with a series of legislative provisions including the Clean Air Act 1993 and the Environment Act 1990 would ensure that no unacceptable effects on air quality at local existing and new receptors (i.e. people/land-uses/specific locations that are currently, or could potentially be susceptible to adverse effects) would arise as a result of this plant. 9

10 Non-Technical Summary 11. Noise and Vibration An assessment of the potential noise and vibration effects of the Development has been undertaken. The assessment included a monitoring survey at the Site to measure the existing noise and vibration levels and an assessment of the suitability of noise conditions for new residents. The assessment also considered any potential increase in noise or vibration resulting from the Development on local existing and future sensitive receptors. The most sensitive existing receptors to noise and vibration near to the Site are residential properties to the north and east. Within the completed Development, occupants of the new residential units would also be sensitive to noise and vibration. The existing sources of noise at the Site include road traffic on the surrounding roads and railway noise from the DLR, which is on an elevated trackway to the south. Demolition and construction activities would inevitably give rise to some noise and vibration effects to the receptors closest to the Site. However, steps would be taken to minimise any vibration, which would be implemented through planning conditions and would form part of the construction Environmental Management Plan. This would include careful selection of modern and quiet plant and machinery, agreed working hours, traffic management measures and monitoring of demolition and construction noise and vibration levels. The assessment found that, given the existing noise sources surrounding the Site, an appropriate choice of materials and design to façades, windows and ventilation for the residential apartments within the proposed Development, would be required to meet guidance. However, with these design measures, internal noise would be sufficiently reduced such that residents would be unlikely to be affected by traffic and railway noise. The assessment considered that the Development would generate a negligible amount of additional road traffic noise off-site due to the low levels of traffic generated by the Development. Appropriate design would ensure that residential and hotel uses within the Development would not be adversely affected by noise from servicing, building plant or noise from commercial uses. 12. Archaeology and Built Heritage The potential effect of the Development on archaeological remains and built heritage resources within the Site and in the immediate surrounding area was assessed. This involved a review of various historical information sources including historical maps and archaeological literature and documentary sources held by the Greater London Sites and Monuments Record, specifically for records of previously identified archaeological sites, monuments and finds. Additional information regarding listed buildings, Conservation Areas and other designations was obtained from the London Borough of Tower Hamlets and English Heritage. The Site lies within an Archaeological Priority Area, and as such there is the potential for old river deposits beneath the Site to contain well preserved archaeological remains and to provide information about past climatic conditions. Any remains (where present) are likely to be of local importance. In addition, the southern extent of the Site was affected by a reservoir constructed as part of the West India Docks in the mid 19th century. However, the development history of the Site is such that any remains are likely to be fragmentary (having been disturbed through previous construction activities) meaning that potential for significant archaeological remains would be low. There would be the potential for the proposed Development to affect archaeological remains beneath the Site, where present. However, these effects would be mitigated by implementing a programme of archaeological investigation and preservation by record of any remains that are discovered as agreed with the Greater London Archaeological Advisory Service. A number of conservation areas and listed buildings are present in the vicinity of the Site, although they are effectively screened from the Site by intervening buildings. Only the spire of the Grade II* listed All Saints Church is visible from the Site and could therefore be affected by the Development. However, it was determined that due to the presence of tall buildings around the Site, any change in setting resulting from the Development itself would represent a negligible effect. 10

11 13. Ground Conditions A ground conditions and contamination assessment was undertaken in order to establish the likely risks from ground contamination on construction workers, future Site users, soil, and groundwater. The assessment was based on a range of information sources including a desk-based Preliminary Environmental Risk Assessment, historical maps, geological maps and results of Site walkovers. There is the potential for contamination to be present on parts of the Site due to current and historical activities, most notably from former railway sidings and coal depots at the Site. At present, the Site is entirely covered with buildings and hard standing. As such, any contamination beneath the Site would be largely contained and presents a low risk to the present Site users. Demolition and construction works would be subject to a range of mandatory legislative health and safety controls. These would prevent construction workers coming into direct contact with the ground and sub-surface soils. Such controls would form part of the site-specific Environmental Management Plan which would also include protective and preventative measures to ensure that contamination risks to underlying soils, groundwater and nearby surface water resources would be reduced to a negligible level. Intrusive environmental ground investigation prior to construction of the Development would be undertaken to determine more definitively the presence, location and concentration of existing soil and/or groundwater contamination. The results of the site investigation would be used to determine the precise scope of remediation required prior to, or during, the construction works, in addition to the classification of excavated waste material in order to ensure appropriate disposal. On completion of the Development, the risk posed by contamination to future occupants, soil and groundwater would be negligible due to the removal of soil associated with the construction of the basements, the implementation of gas protection measures (if found to be necessary), and the fact that significant areas of hardstanding within the Development would serve to act as a physical barrier between the contamination source and the potential receptor. In areas where soft landscaping is proposed, the implementation of a clean top layer would result in a similar protective effect. 14. Water Resources and Flood Risk The assessment of the likely effects of the Development on surface water, drainage and flood risk was informed by a Site visit and review of various information sources, including those made available by the Environment Agency and Thames Water. A Flood Risk Assessment was undertaken that assessed the risk of rapid inundation of the Site by floodwater as a consequence of overtopping or breach of the River Thames flood defences. The construction Environmental Management Plan would set out measures to ensure that surface water pollution would be prevented as far as practically possible during demolition and construction. For example, liquids and solids would be stored in line with the Environment Agency s requirements and discharges to the drainage system would pass through settlement tanks and/or oil interceptors prior to release. The River Thames is located approximately 400m to the south-east of the Site, Poplar Dock approximately 160m south of the Site and the River Lea approximately 900m to the north-east of the Site, at its closest point. The Environment Agency s indicative floodplain map shows that, without protection, the Site lies within an area at potential risk from flooding. However, the Site is protected from flooding by the River Thames flood defences and the Thames Barrier. The assessment indicated that, whilst the Site is protected by flood defences, there remains a very small risk of the defences being breached. However, all proposed residential units would be situated above the maximum flood depth and occupants would therefore remain safe in the worst-case event of a breach in the flood defences. Nevertheless, a Flood Response Plan would be developed for the Site to reduce the potential adverse effects to public safety in the event of a severe flood warning from the Environment Agency. It would be developed in consultation with London Borough of Tower Hamlets, the Environment Agency and other emergency services. The Flood Response Plan would include measures to ensure that the basements and commercial uses on the ground floor would be evacuated promptly on receipt of a severe flood warning from the Environment Agency Floodline Service. 11

12 Non-Technical Summary The inclusion of living and garden roofs, permeable surfaces and storage tanks would ensure that surface water drainage would be restricted in line with Environment Agency guidance and would not affect the capacity of the existing sewers. In addition, water-efficient fixtures and fittings would be installed within the Development and it is proposed that rainwater harvesting would be used for landscaping irrigation and external cleaning. As such the effect of the proposed Development on water demand would be negligible. Overall, it is considered that the effects of the Development on surface water, drainage and flood risk would be negligible. 15. Wind The potential effects of the Development on local wind conditions were assessed with regard to the pedestrian comfort and safety. The assessment used a 3-dimensional scale model of the Development which was subjected to the simulated prevailing wind and weather conditions of the Site within a wind tunnel. The Development was tested, including the ground and roof level landscaping proposed, and the screening of between 1.1m and 1.8m tall, proposed for roof terraces. The assessment predicted wind conditions within the proposed Development to be equivalent to, or better than, those required for the desired pedestrian activities of the Site both at ground and roof level. 16. Sunlight, Daylight, Overshadowing, Solar Glare and Light Pollution Changes in the massing (i.e. general shape), layout and height of buildings can result in changes to the daylight and sunlight availability to buildings surrounding the Site, and can cause overshadowing of surrounding open space. In addition, without careful design, new developments have the potential to create light pollution and solar glare (dazzle when sunlight is reflected from a glazed façade). An assessment was undertaken to determine the likely effect of the proposed Development on the amount of daylight and sunlight experienced by residential buildings close to the Site and also the residential accommodation proposed within the Development itself. The assessment also considered whether the new buildings would overshadow amenity spaces within and around the Development and predicted the likelihood of light pollution and solar glare which would arise from the proposals. There would be no specific construction related effects on sunlight, daylight, overshadowing, light pollution or solar glare. As construction work proceeds, the levels of daylight and sunlight received by adjacent properties would decrease, while the effect of overshadowing would increase as the Development progresses to completion, as would be expected. An accurate three-dimensional model was developed to identify the effects of the Development on surrounding residential properties at Wharfside Point North and South, Caraway Heights, Poplar High Street and Poplar High Street. This assessment was based on guidance published by the Building Research Establishment (BRE). Due to the urban nature of the surroundings and the scale of the Development, there would be some unavoidable adverse effects on the amount of daylight and sunlight experienced at some of these properties. Although not fully compliant with the BRE guidance, the guidance recommends a flexible approach and it is considered that the resultant daylight and sunlight levels would be consistent with other city developments. The assessments considered the levels of daylight and sunlight within the proposed residential rooms on the lowest residential floors of Block A1 to A4, B1 to B4 and C3. The results indicated that the majority of rooms tested would be compliant with daylight levels suggested by the BRE, and all rooms in higher storeys would meet the criteria and be well lit internally. The results indicated that the majority of windows would be sunlight compliant. Where figures were low, this would be caused by the presence of balconies which take away the available sunlight. This is considered to be acceptable for a development of this nature as a trade off is made between sunlight and external amenity area. 12

13 Built development can also affect the level of overshadowing on amenity areas, such as gardens or open space. However, the level of permanent overshadowing within existing and proposed amenity spaces, caused by the Development, would be well within the levels outlined as acceptable by the BRE Guidelines. Some instances of solar glare from the glazing of the proposed Development would occur to motorists approaching on Aspen Way. However, given the amount of time the glare would last at specific dates of the year, this is not considered unsafe for road or pedestrian users. The internal and external lighting strategy would be designed to minimise light pollution and a preliminary assessment has indicated that the lighting of the Development would not cause light spillage to unacceptable levels at neighbouring properties. 17. Telecommunications The effects of the Development on local reception of broadcast radio, satellite television, terrestrial television and cellular telephone have been determined by a desk-based study. This used knowledge of signal propagation and their physical properties, together with a review of the proposed Development s siting and massing. During the demolition and construction works, tall items of plant such as cranes could affect terrestrial television and satellite reception. Such effects would be intermittent and temporary and could be easily reduced and eliminated through careful siting of cranes and the periodic realignment of reception antennae to areas of better reception. Effects on terrestrial radio reception would not be discernible to the users. The mobile phone base station currently located on the southwest boundary of the Site would be relocated as part of the Development, to roof-level. It may be necessary to remove the base station during the demolition and construction phase, i.e. before it can be reinstated on the roof of the proposed Development, for logistical reasons. There would be a risk that T-Mobile subscribers could be adversely affected during the temporary period if this is the case. However, this would be temporary until the base station is reinstated within the proposed Development. On completion of the Development, the proposed buildings would create a shadow over a limited number of residential properties located north-east and south of the Site. The terrestrial television and satellite signals received by these properties would be obstructed and impeded. However, the effects would be easily mitigated through a number of measures including upgrading of reception equipment, realigning of aerials to areas of better reception or alternative transmitters, or switching to satellite, cable or asymmetrical digital subscriber line (ASDL) television services which would experience a negligible effect as a result of the Development. Similarly, the effect on radio reception was determined to be negligible. 18. Townscape and Visual An assessment of the baseline conditions of the Site and its surroundings was made through a study of the historic development of the area, Site visits, and study of maps and aerial photographs. The effects of the proposed Development on townscape and visual amenity were then assessed, informed by an assessment of the design quality of the proposed Development and the consideration of visual effects from 14 viewpoints, taking into account relevant planning guidance and policy. The existing townscape and urban grain in the area around the Site is varied and rapidly changing with new buildings being constructed and planning permission granted for a number of new tall buildings in the local area. In relation to the demolition and construction phase, the erection of hoardings around the Site and the presence of tower cranes would constitute a temporary minor adverse effect on the townscape and users of / visitors to the area. The Development would have urban design benefits in terms of improving permeability in the local area, by facilitating the opening up of a public route through the Site to link Poplar High Street with Aspen Way and areas beyond including Canary Wharf, and by providing a new public and semi-public squares. 13

14 Non-Technical Summary View from Preston s Road View from East India Dock Road (junction with Cotton Street) The Development would have a beneficial effect on the townscape of surrounding areas and the views in which it is most prominent, and would generally have a neutral or negligible effect on the settings of designated heritage assets, where it is generally less prominent. The most significant beneficial effects of the Development in terms of urban design and architecture would be to open up a previously closed off site and provide a new gateway route for pedestrians walking to and from Poplar, and to introduce high quality new architecture into an area currently dominated by mediocre post-war buildings. The most significant effect of the Development would be in local views in which it would introduce a high quality new focal point. 14

15 19. Cumulative Effects Two types of cumulative effects have been assessed in relation to the Development: The combination of individual effects arising from the Development, for example the combination of noise, dust and visual intrusion effects; and The effects resulting from the Development in combination with other development projects in the surrounding area. During the demolition and construction works of the Development there would be some temporary combined effects predominantly associated with townscape and visual effects, dust, noise, vibration and traffic. The site-specific Environmental Management Plan would provide the mechanism by which temporary demolition and construction impacts on surrounding receptors would be minimised. The cumulative effects of the Development, in conjunction with the construction of a number of other reasonably foreseeable schemes, were generally found to be minimal. The cumulative schemes considered were agreed with LBTH, the nearest of which were the proposed scheme at Trafalgar Way to the south of the Site beyond Aspen Way, for two towers of 29 and 35 storeys, and the potential regeneration of Blackwall Reach to the northeast of the Site. Adverse cumulative effects may arise in terms of demolition and construction waste, noise and air emissions from construction traffic, and noise and dust from additional demolition and construction activities in the vicinity of the cumulative scheme sites. However, it is assumed that the other cumulative schemes considered within the assessment would also be the subject of site-specific Environmental Management Plans, which would serve to minimise any such adverse cumulative effects. Beneficial cumulative socio-economic effects would be possible through job creation during the demolition and construction phase, job creation on completion of the Development and the other cumulative schemes (approximately 50,000 full time jobs) and increased housing provision (5,500 to 5,900 new homes). In addition, if the cumulative schemes implement Sustainable Drainage System measures similar to the proposed Development, the cumulative effects on surface water run-off and flood risk have the potential to result in long term, local minor beneficial effects. If you would like to receive further copies of this Non-Technical Summary or would like to purchase a copy of the Environmental Statement, please contact: Waterman Energy, Environment & Design Versailles Court 3 Paris Garden London SE1 8ND Tel: Fax: eed@waterman-group.co.uk 15