ENVIRONMENTAL STATEMENT NON TECHNICAL SUMMARY

Transcription

1 ENVIRONMENTAL STATEMENT NON TECHNICAL SUMMARY HWK-DOC-INF-ESNTA-02 FEBRUARY 2017 REVISION HACKNEY WICK CENTRAL OUTLINE PLANNING APPLICATION

2 Contents Introduction... 1 Application Site and Surroundings...2 The Proposed Development.2 Alternatives Considered..5 Environmental Impact Assessment Methodology. 5 Air Quality..7 Cultural Heritage and Archaeology..8 Daylight and Sunlight Overshadowing...10 Ecology..11 Geology, Soils and Contaminated Land 13 Noise and Vibration 15 Socio-Economics 16 Townscape and Visual Amenity. 17 Traffic and Transport..21 Water Resources and Flooding 23 Wind Microclimate..25 Cumulative Effects 26 Conclusions 27 What Happens Next 27

3 Introduction The London Legacy Development Corporation (LLDC) and London Borough of Hackney (hereinafter referred to as the Applicant ) have submitted an outline planning application for the Hackney Wick Central mixed use development (the Proposed Development ) on land north and south of Hackney Wick Station, immediately to the west of the River Lee Navigation (Hackney Cut) (the Application Site ). The adopted London Legacy Development Corporation Local Plan (2015) identifies Hackney Wick as a new Neighbourhood Centre which could support a mixed use community. The Proposed Development forms the central part of this area and will deliver the majority of Site Allocation SA1.1 (Hackney Wick Station Area) as identified in the adopted Local Plan. AECOM has been appointed by the Applicant to carry out an Environmental Impact Assessment (EIA) to accompany the outline planning application for the Proposed Development. This document is a non-technical summary of the main Environmental Statement (ES). It follows the structure of the main ES to enable the reader to quickly locate additional detail in the main volume as required. 1

4 Application Site and Surroundings The Application Site, of 5.95 hectares, is located to the west of Queen Elizabeth Olympic Park. It is within the administrative area of the LLDC and their Planning Policy and Decisions Team is the Local Planning Authority. The Application Site is bounded by the River Lee Navigation to the east, White Post Lane to the south, Berkshire Road/Wallis Road to the west, and the Leabank Square development to the north. Hackney Wick Overground Station sits at the heart of the area connecting to Stratford, Clapham and Richmond via North London. The Application Site covers two boroughs, with the area to the north of the railway line within the London Borough of Hackney, and the area to the south within the London Borough of Tower Hamlets. The Application Site is predominately buildings and hardstanding with some scattered vegetation, including a small amount of planting and grassland along the River Lee Navigation. The current land use comprises a mix of uses including a growing number of creative businesses and artists alongside traditional industrial uses including several printing companies and some builders merchants. The Application Site is recognised for its built heritage and lies within two Conservation Areas. It is also an important area for archaeology. Although there is little habitat within the Application Site itself, the London Canals Site of Metropolitan Importance for Nature Conservation (SMINC) is immediately adjacent to its eastern boundary. The Application Site is at a high risk of flooding but benefits from flood defences. The Proposed Development The current land use comprises a mix of uses including a growing number of creative businesses and artists alongside traditional industrial uses including several printing companies and some builders. merchants. The Proposed Development will provide a mixed use development comprising mostly business and residential uses, along with other uses including shopping, food and drink, and community uses. The majority of existing buildings will be demolished with the exception of certain buildings of built heritage importance. Outline planning permission will provide the parameters (that is, limits) within which future development within the Application Site can be built including floor space and the building envelope (that is, maximum heights and footprint). The heights of new buildings will vary from two to 11 storeys. The proposals will contribute towards a wider network of open space, connecting into surrounding infrastructure, including pedestrian and cycle routes, in order to make the area as accessible as possible to the neighbouring communities, and encourage more sustainable forms of transport. 2

5 Illustrative drawing showing a residential courtyard The proposed North-South Cut will improve site connectivity as well as being a key public space, framing the heritage asset Central Books (see below under Cultural Heritage and Archaeology). The Proposed Development will be constructed in three phases between 2018 and Future applicants will submit Reserved Matters Applications for individual Development Plots. A Design Code has been submitted for approval with the Outline Planning Application which sets out requirements to shape the way in which the detailed designs of individual Development Plots and Blocks are brought forward. The Proposed Development includes provision for vehicular access and parking, including undercroft or basement parking, working yards, residential courtyards, open spaces, squares and recreational spaces including play space. The proposals will contribute towards a wider network of open space, connecting into surrounding infrastructure, including pedestrian and cycle routes, in order to make the area as accessible as possible to the neighbouring communities, and encourage more sustainable forms of transport. The Proposed Development will provide for utilities diversions and connections. Discussions are ongoing to seek a connection to the ENGIE Energy Centre on Queen Elizabeth Olympic Park, although for the purposes of the EIA, it has been assumed that an on-site energy centre is required, the delivery of which would subject to obtaining necessary consents. 3

6 The Outline Planning Application is supported by an Illustrative Masterplan which represents one way in which the Proposed Development may come forward within the building envelope and floor spaces applied for. Aerial view of the Proposed Development based upon the Illustrative Masterplan. This represents one way in which the Proposed Development could be taken forward within the building envelopes defined by the Parameter Plans and floor spaces applied for. 4

7 Alternatives Considered The Proposed Development, as set out in the Outline Planning Application, has been informed by considerable design work by the Applicant and their consultant team. A series of designs were considered and discussed with stakeholders, including Historic England, to ensure the design is of the highest quality. As described in the introduction, the location of the Proposed Development has been determined by local planning policy and the Application Site boundary has been drawn to reflect Site Allocation SA1.1. Several options were considered in how to deliver development within the Application Site boundary including either developing further guidance for developers which would form part of the Local Plan, or relying upon existing landowners to submit planning applications. However, the Applicant concluded that the most appropriate approach was to develop an Outline Planning Application that covered the entire extent of Site Allocation SA1.1 comprising multiple landowners and developers. This will result in a more coherent, comprehensive development to deliver Site Allocation SA1.1, particularly in terms of the preservation and enhancement of conservation and heritage, and one which will maintain the existing employment floorspace, secure a clear and legible north-south route and network of streets, passageways and yards and provide key locations for public activity and local amenities. The design evolution of the Proposed Development is summarised in Chapter 3 of the Environmental Statement. The EIA has influenced the design development, for example in relation to built heritage, daylight and sunlight, flood risk and townscape and visual amenity. Environmental Impact Assessment Methodology The Proposed Development has been the subject of a systematic and comprehensive EIA, which was undertaken in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations. The EIA assessed the potential environmental impacts of the Proposed Development during demolition, construction and operation. These are described in terms of changes to the existing situation (the baseline). EIA assesses environmental effects on resources (such as heritage buildings) and receptors (such as human beings). The environmental effects of the Proposed Development are assessed by judging the sensitivity (that is, its importance) of a resource or receptor against the magnitude (that is, the scale or extent) of the predicted impact. A development of this nature is certain to have some effects on the environment, both good and bad. What is important is that significant negative effects are identified and addressed through the design process, or through other mitigation measures. 5

8 The EIA has assumed certain incorporated aspects of design that will help to limit the extent of potential environmental effects. Most importantly, this includes mandatory application of the Design Code for future applicants. Where significant effects are still likely to occur, additional measures are proposed to reduce effects where practicable, with any effects that still remain (or residual effects) then determined. Such measures include a Construction Environmental Management Plan will be submitted, for each Development Plot, at the Reserved Matters Stage. As part of the assessment process a large amount of environmental information was gathered about the Application Site and a number of organisations were contacted to discuss the proposed approach to the assessment. These organisations included the London Boroughs of Hackney and Tower Hamlets, the Environment Agency, Natural England, Historic England, Transport for London and others. In addition, many other stakeholders and local people were invited to take part in the consultation and attend exhibitions. The content or scope of the EIA was agreed through the production of an EIA Scoping Report and the provision of a Scoping Opinion by the Local Planning Authority. Following this and subsequent discussions with the Local Planning Authority, the following environmental topics have been addressed in detail in the EIA: Air Quality Cultural Heritage and Archaeology Daylight, Sunlight and Overshadowing Ecology Geology, Soils and Contamination Land Noise and Vibration Socio-Economics Townscape and Visual Amenity Traffic and Transport; Water Resources and Flooding Wind Microclimate A development of this nature is certain to have some effects on the environment, both good and bad. What is important is that significant negative effects are identified and addressed through the design process, or through other mitigation measures. Significant effects are considered to be those effects which represent key factors or material influences in the decision making process. The beneficial effects are also reported in the Environmental Statement to ensure the benefits arising from the Proposed Development are realised and the balance of issues is understood. The remainder of this Non-Technical Summary sets out the findings of the impact assessment, on a topic by topic basis. 6

9 Air Quality Chapter 6 (Air Quality) reports the effects associated with releases of air pollutants during the construction and operational phases of the Proposed Development. The assessment considered dust generation during demolition and construction, the release of nitrogen dioxide and particulate matter as a result of both construction and operational traffic, and the operation of an energy centre. Baseline The London Borough of Hackney and London Borough of Tower Hamlets have both designated their whole boroughs as Air Quality Management Areas as the levels of nitrogen dioxide (NO 2 ) and small particulate matter (PM 10 ) were higher than the national and EU limits for these pollutants. Existing air quality in and around the Application Site has been established using data from the two boroughs and published data from the Department of the Environment, Food and Rural Affairs (DEFRA). This shows that, in 2015, NO 2 levels were predicted to exceed national and EU limits at some locations along the A106 and A12 whereas PM 10 levels were not predicted to exceed the national and EU limits. Summary of effects The construction phase of the Proposed Development has the potential to generate emissions of dust and PM 10, some of which will be transported in the air outside the construction site, potentially giving rise to negative effects. Without mitigation, there could be a high risk of dust soiling. A range of measures will be set out in a Dust Management Plan, to be developed postconsent as part of a Construction Environmental Management Plan for each Development Plot. Such measures include communication with people likely to be affected, site management and maintenance, dust monitoring and waste management. With these measures in place, no significant effects are likely. Construction traffic is not predicted to increase NO 2 emissions significantly. Nevertheless, measures will be put in place to manage emissions during construction. Routing of traffic will be managed through a Construction Traffic Management Plan (CTMP), to be developed postconsent, which will aim to keep traffic away from sensitive locations. In addition, to further minimise effects on local air quality, construction traffic and plant will comply with Greater London Authority and European Directive emissions standards. Once occupied, the Proposed Development is not predicted to increase NO 2 or PM 10 emissions and no significant effects are likely. The Proposed Development is air quality neutral, meaning that it will not lead to further deterioration of the air quality within the London Borough of Hackney and Tower Hamlets Air Quality Management Areas. 7

10 Cultural Heritage and Archaeology Chapter 7 (Cultural Heritage and Archaeology) reports the effects of the Proposed Development on archaeological and built heritage assets. The assessment focuses upon the Application Site and a surrounding 250m study area for archaeology, 500m study area for non-designated built heritage assets (such as locally listed buildings) and 1000m for designated built heritage assets (such as Conservation Areas and listed buildings). The built heritage assessment incorporates the findings of the Heritage Statement produced by Tibbalds which has been submitted as a standalone supporting document for the Outline Planning Application. Baseline The Application Site is designated as an Archaeological Priority Area for its potential for palaeoenvironmental evidence (that is, evidence of an environment at a period in the past) for past wetland and riverine environments, as well as being an area of extensive industrial development in the medieval and post-medieval periods. No archaeological remains of prehistoric, Roman, early medieval or medieval dates have been found during any previous investigations within the study area. There is considered to be a high potential for prehistoric palaeoenvironmental remains and post-medieval remains within the Application Site. There are two Conservation Areas within the Application Site: Hackney Wick Conservation Area and White Post Lane and Fish Island Conservation Area. Victoria Park Conservation Area is also located to the west of the Application Site. There are no listed buildings within the Application Site. There are a number of listed buildings/ structures recorded within the 1000m study area as well as Victoria Park Grade II* Registered Park and Garden to the west and Three Colts Bridge Scheduled Ancient Monument to the south west. Within the 500m study area, there are a number of non-designated heritage assets, some of which are also within the conservation areas. In total, 39 heritage assets have been assessed as part of the built heritage assessment. Summary of effects on archaeology Palaeoenvironmental (that is, an environment in the past) and prehistoric remains, likely to be present across the Application Site, would be removed during the excavation and construction of new foundations, basements and service trenches. However, remains would also survive outside of the construction footprint of the Proposed Development, and is widespread across the Lower Lea Valley. Therefore, removal of these deposits is not likely to be significant. There is the potential for the foundations of a number of demolished 19th century buildings to survive within the Application Site. However, these have limited archaeological and historical value as they are not unusual for this period and similar remains can be found across the wider area. Therefore, the effect of the removal of these foundations is not likely to be significant. 8

11 Further archaeological investigation will be required at the Reserved Matters Application stage once detailed designs are developed for individual Development Plots. The exact nature and methodology for these assessments will be agreed in advance with the Archaeological Advisor for the Greater London Archaeology Advisory Service (GLAAS) and, if appropriate, Historic England s Scientific Advisor. The investigations could include sampling of palaeoenvironmental remains, intrusive investigations, such as trenching, and monitoring of areas identified for excavation e.g. for basements. Summary of effects on built heritage Potentially significant negative effects upon built heritage assets have been reduced as far as possible through the design process for the Proposed Development, particularly in relation to building heights. In addition, a fund will be set up for retained heritage buildings within the Application Site that are not associated with the Proposed Development and would not otherwise be improved. These include the Lord Napier public house, Everett House, the former Carless Institute and Central Books. The Proposed Development will have beneficial effects upon the Hackney Wick and Fish Island and White Post Lane Conservation Areas both physically and in terms of its setting. By securing creative workspace and retaining the use of existing heritage buildings, the Proposed Development will preserve and enhance the character and appearance of the Potentially significant negative effects upon built heritage assets have been reduced as far as possible through the design process for the Proposed Development, particularly in relation to building heights. Conservation Areas. The overall effect is positive for both Conservation Areas. No effects are anticipated on the setting of the Victoria Park Conservation Area. Central Books The Proposed Development will have positive effects upon several heritage assets notably the Rubber Works, a building which is currently in poor condition and is in use for storage and distribution and the Lord Napier public house, a building which is currently vacant and in poor repair and is likely to benefit from the heritage fund. The Proposed Development will also have negative effects as some heritage assets will be demolished, notably the Warehouse at the corner of Wallis Road and Berkshire Road (Walls to Corner Building). The Proposed Development will have positive effects upon the setting of several heritage assets notably the Church of St. Mary of Eton with St. Augustine (a Grade II* listed building), the Rubber Works and Central Books, a building currently in use for storage and distribution. There will also be negative effects upon the setting of some heritage assets notably the Gainsborough School together with its outbuildings (a Grade II listed building). Lord Napier public house 9

12 Daylight and Sunlight Overshadowing Chapter 8 (Daylight and Sunlight Overshadowing) reports the findings of an assessment of the likely environmental effects of the Proposed Development on daylight and sunlight amenity to existing properties surrounding the Application Site, and retained buildings within the Application Site; and overshadowing to existing amenity areas surrounding the Application Site, and the River Lee Navigation. The chapter also considers daylight and sunlight amenity for those properties proposed as part of the Proposed Development. The assessment was undertaken using detailed computer modelling and simulation. A total of 17 existing sensitive locations surrounding the Application Site and nine buildings which will be retained within the Application Site have been assessed. As a mainly industrial area, there are few existing public open spaces which are likely to be used by residents or the local community. Three open spaces surrounding the Application Site have been tested for overshadowing effects as well as the gardens of properties along Leabank Square and the adjacent River Lee Navigation. Baseline All existing buildings within the Application Site and some buildings surrounding the Application Site are expected to currently experience limited daylight availability on lower floors in locations where existing development is closely placed or where windows are obstructed by the building itself. Buildings within the surrounding area are shadowed at different times of the day. For example, buildings on Prince Edward Road (nos 5 and 14-16) are shadowed through to mid-morning, whereas 127 Wallis Road is generally shadowed throughout the day with the exception of a two hour period around mid-afternoon. The majority of gardens associated with properties along Leabank Square and existing open spaces within the Application Site receive recommended amounts of sunlight (a minimum of two hours of direct sun over half their area on 21 st March in accordance with guidance set by the Buildings Research Establishment). The bank of the River Lee Navigation adjacent to the Application Site also received the recommended amount of sunlight. Summary of effects The Design Code requires future applicants to undertake daylight and sunlight testing and demonstrate that their designs have been refined in order to minimise light reduction and provides specific guidance to future developers on how this should be done. This includes reducing heights and increasing space between buildings. Application of the Design Code has been tested by modelling the Illustrative Masterplan. 10

13 With the Illustrative Masterplan in place, the majority of buildings outside the Application Site are expected to experience reductions in daylight which exceed the levels set by the Buildings Research Establishment. The lower floors are expected to be more affected than upper floors. The buildings most affected are properties along Leabank Square and 84 Wallis Road, a building retained within the Application Site. Most buildings and spaces are likely to receive new overshadowing once the Proposed Development is constructed. The areas most affected are properties along Leabank Square and 43 White Post Lane, a building retained within the Application Site, and the gardens at the eastern end of Leabank Square. Testing the Illustrative Masterplan has shown that application of the Design Code significantly reduces the effects and it is therefore reasonable to expect that further design development for individual Development Plots will be undertaken by future developers to arrive at a final solution which would achieve acceptable levels of daylight and sunlight access to adjoining properties. Further improvements must be demonstrated by future developers when developing their designs. It is anticipated that the outline planning permission for the Proposed Development will include a planning condition requiring Reserved Matters Applications to be accompanied by a daylight and sunlight overshadowing assessment of the detailed development. Ecology Chapter 9 (Ecology) reports the assessment of ecological effects associated with the Proposed Development. A desk study, habitat survey and protected species surveys were completed to identify the ecological baseline of the Application Site. Data was collected in 2015 during spring, summer and autumn. Baseline The Application Site is not designated for nature conservation; however, there are a number of sites within the surrounding area including the London s Canals Site of Metropolitan Importance for Nature Conservation (SMINC) (which includes the River Lee Navigation), immediately to the east. The River Lee Navigation looking from the pedestrian footbridge towards Wallis Road. 11

14 The Application Site consists predominantly of buildings and hardstanding with some scattered vegetation, including a small amount of planting and grassland along the River Lee Navigation. There are a few small ornamental trees along the streets. The Application Site is cut in half by an overground railway line, vegetated embankment and associated infrastructure. The Application Site provides little in the way of suitable habitat for breeding birds and is considered to be suitable to support up to two breeding pairs of Black Redstart and one pair of breeding Peregrine. No bats were recorded using buildings either within or surrounding the Application Site for roosting. However, parts of the Application Site and surrounding area, notably the adjacent River Lee Navigation, are used by low numbers of bats for commuting and foraging. The Application Site provided no suitable foraging habitats for other protected mammal species. Summary of effects Ornamental tree planting along Prince Edward Road For the construction phase, the assessment considered: loss of and degradation to habitats, pollution incidents, disturbance of protected species from noise or light pollution, human activity and vehicular movements. None of these were found to have significant effects on ecology. Construction Environmental Management Plans, prepared and submitted for each Development Plot at the Reserved Matters Application stage, and implemented during construction, will include measures, such as pollution control, to avoid negative effects on habitats and species, and also measures to protect nesting birds. The Proposed Development offers the opportunity to significantly improve the Application Site for biodiversity as it provides increases in soft landscaping and trees, along with a variety of green and brown roofs (these are roofs designed to encourage biodiversity by planting, green roofs also retain water which can help with reducing flood risk). The primary streets and north-south routes also offer the opportunity to enhance ecological corridors through the Application Site, particularly for invertebrates. There is therefore ample opportunity for delivering a net gain in biodiversity, not only for existing important ecological features, such as Black Restart Example of a green roof and Peregrine, but also invertebrates, linking the Application Site to habitats in the surrounding area. The proposed improvements also offer an excellent opportunity to contribute to local biodiversity targets set by the London Boroughs of Hackney and Tower Hamlets as well as links to those set for Queen Elizabeth Olympic Park. 12

15 For the operational phase, the assessment considered: permanent loss of buildings and trees, degradation and overshadowing of habitats; disturbance of protected species from noise or light pollution, human activity and vehicular movements, as well as disruption to existing flight paths and corridors, collision mortality and increased predation from domestic animals. None of these were found to have significant effects on ecology due to the design of the Proposed Development and the requirements, within the Design Code, for future developers to enhance the Application Site for biodiversity. Geology, Soils and Contaminated Land Chapter 10 (Geology, Soils and Contaminated Land) reports the effects of the Proposed Development with respect to the land contamination and its effects on people, property and the water environment. The assessment considered the likelihood of land contamination to be uncovered or disturbed during the construction of the Proposed Development, and whether it could potentially affect people or property, or get into the water environment. It was based on document research and brings together the results of other nearby intrusive surveys to establish the baseline conditions. Baseline The Application Site consists of made ground (that is, ground that has been previously disturbed and contains man-made material such as bricks). Below this, the natural geology is alluvium and river terrace deposits. The Application Site also lies within a high risk zone of unexploded bombs, as the area was targeted in WWII due to the location of chemical works with the production of TNT and fuel to the military. Based on past industrial uses of the Application Site (as shown on the plan below), areas of known or suspected sources of contamination have been identified, which may have resulted in below ground land contamination. 13

16 Extract from Goad Fire Insurance Map 1893 Summary of effects During the demolition and construction phase of the Proposed Development there could be hazards to human health for site workers and the public if they are exposed to contaminated soils as well as unexploded bombs and asbestos. Soils and water resources (including surface water features and groundwater) may also be affected by construction activities, including site plant, operations and materials, as well as from waste soils which will be excavated for example to construct basements. However, these risks can be largely eliminated through the implementation of an appropriate Construction Environmental Management Plan for each Development Plot. A Materials Management Plan for each Development Plot will also be implemented to ensure careful handling, stockpiling and selection of materials. In addition, prior to demolition and construction activities commencing, an asbestos survey will be undertaken, alongside an Explosive Ordnance Threat Assessment. With these measures in place, there will be no significant effects. 14

17 Once the Proposed Development is completed and occupied, there could be hazards to the human health of site users, through exposure to contaminants by direct contact with of soils, and inhalation of dust and/or vapours. These could pose a chronic health risk and the effects could be significant. Mitigation measures for contaminated land will be determined through a detailed ground investigation at the Reserved Matters Application stage for each Development Plot, and remediation (if necessary) will be undertaken. Soils and water resources could also be affected once the Proposed Development is complete and occupied, for example the risk of pollution from the use, storage, emissions and accidental spillages of chemicals, oils and fuels or other hazardous substances. Potential effects on soils and controlled waters from the long term operations of the Proposed Development will be mitigated through compliance with relevant environmental pollution control measures and implementation of good design practices and ensuring emergency procedures/plans will be set in place for all spills and incidents. Building and structures could be affected by contaminants in the ground and the build-up of ground gases and vapours. These risks will be reduced, at the Reserved Matters Application stage, through the detailed design of buildings and foundations and by including gas protection measures in buildings where necessary. Gas protection measures for buildings will be determined though a gas monitoring and sampling programme. Noise and Vibration Chapter 11 (Noise and Vibration) reports the assessment of noise and vibration effects associated with the construction and operation of the Proposed Development. Construction noise and vibration predictions for the Proposed Development were carried out based on the methodology outlined in Code of practice for noise and vibration control on construction and open sites. Using the results of the baseline noise monitoring and road traffic data, provided as part of the Transport Assessment, and rail movements sourced from Transport for London timetable schedules, a digital noise model was produced. The model was used to calculate the noise of the Proposed Development during the operational phase. An assessment of the noise impacts resulting from construction traffic on the surrounding highway network was also carried out. Baseline Short term daytime and night-time noise measurements were carried out at locations representative of surrounding residential properties to establish the existing noise environment in the area. This survey also included measurements of noise from London Overground services on the railway line running through the Application Site. During the noise surveys, the dominant source of noise affecting the Application Site was road traffic from local roads and the A12. The majority of traffic was passenger vehicles with some heavier vehicles using the industrial units within the Application Site. Other noise sources included occasional aircraft flyovers and trains on the London Overground railway line. 15

18 No noticeable levels of ambient vibration (that is, vibration already present in the area) were observed. As such, the effect of ambient vibration is not considered to be a significant issue. Impacts Noise sensitive locations close to the Application Site will be negatively affected by noise and vibration during demolition and construction. Noise effects are likely to be greatest during ground works when heavier machinery is likely to be used. Residential dwellings along Leabank Square, Berkshire Road, Wallis Road and White Post Lane are likely to be most affected by temporary construction noise. Effects will be minimised through the implementation of Construction Environmental Management Plans, for each Development Plot, which will include measures such as the use of screens around plant and machinery to reduce noise, and adherence to working hours. Building services plant such as heating, ventilation and air conditioning will be designed and controlled to meet operational noise limits therefore it is considered that effects on occupants of the Proposed Development will not be significant. Internal noise levels for new residential units will be considered at the detailed design stage and the effects on future residents will be minimised through the use of glazing as well as consideration of the orientation and internal layouts of residential units. It is considered for the majority of the Application Site, in locations located away from busy roads, desired noise levels for external amenity spaces can be achieved. Socio-Economics Chapter 12 (Socio-Economics) reports the assessment of socio-economic effects of the Proposed Development including the effect on existing employees and businesses within the Application Site, local residents and businesses in the surrounding area. Effects on social infrastructure assets such as schools and healthcare facilities and local and regional economy have also been assessed. Baseline There is currently no residential development within the Application Site itself as the current land uses are commercial and industrial. It is estimated that existing premises within the Application Site could accommodate up to 760 people in employment with many of the jobs being in light industry, general industry and storage and distribution. Within the surrounding area there is generally a large working age population but with an above average unemployment rate. The Application Site has a good level of accessibility to education, healthcare, community facilities and open space within the surrounding area. 16

19 Summary of effects Due to the scale of the project and based upon the estimated construction value, it is anticipated that the demolition and construction of the Proposed Development will create approximately 455 new full time equivalent jobs. Although these jobs are temporary, they represent a significant economic benefit. Employment growth will also occur locally in supply chain firms within the construction industry. Additionally, part of the income of the construction workers and supply chain employment will be spent in the local area, for example in local convenience retail. However, the loss of existing employment and businesses units (as part of the demolition and construction works) will result in a temporary reduction in jobs for on-site employees. To reduce the negative effects associated with this, a principle of relocation has been proposed which will provide businesses with the opportunity to relocate within the Proposed Development. It is estimated that 996 full time equivalent jobs will be created by the Proposed Development, as well as employment opportunities to residents and businesses in the local area and an increase in the local housing stock. An increase in population in the area could have negative effects on social infrastructure, including childcare and education places, health and social care, as well as community and leisure, and open space and recreation resources in the local area. However, the design of the Proposed Development makes space for community and leisure facilities, as well as open space including play space. Also, there is sufficient capacity within existing social infrastructure facilities such as schools and healthcare provision to accommodate the new population. Townscape and Visual Amenity Chapter 13 (Townscape and Visual Amenity) reports the assessment of effects upon the surrounding townscape character and existing views in and around the Application Site. The study covers the whole of the area from which the Proposed Development would be seen. The existing townscape character has been identified based on a desktop study, field surveys and analysis. Land use, in terms of special historic and cultural values, as well as built-up areas, was also explored. A study area with a radius of 2km was chosen to determine the locations from which the Proposed Development would be visible. A Zone of Theoretical Visibility model was developed and a field assessment of views was carried out. Representative viewpoints (18 in total) were agreed with the Local Planning Authority. These represent residential properties, workplaces, recreational facilities, road users, pedestrians, and other outdoor sites used by the public, which would be likely to experience a change in existing views as a result of the Proposed Development. Photographs (also known as visually verified views ) were prepared to illustrate how the proposed building envelopes would look alongside existing and future development. 17

20 Baseline A number of townscape designations and areas of recognised value within the study area have been identified. These include Victoria Park Registered Park and Garden (located to the west of the Application Site), a number of listed buildings, and four Conservation Areas (Fish Island and White Post Lane and Hackney Wick within the Application Site itself and Victoria Park and Clapton Square within the surrounding area). National Cycle Route 1, a long distance cycle route follows the River Lea towpath and continues southwards passing adjacent to the Application Site before heading west along the Hertford Union Canal Towpath and into Victoria Park. There are also areas of Metropolitan Open Land and Local Open Space, however none fall within the Application Site itself. 90 Main Yard cafe/bar, dance studio and communal work space The Application Site has a distinctive, local creative community which is evident in both the buildings and internal uses and also with the large proportion of street art throughout. This contributes to a strong sense of place. Wallis Road is the spine of the area with streets and yards opening off of it. These yards are a combination of extensive spaces, such as the Main Yard, and tightly confined spaces such as at Lion Works. There is a range of buildings, predominantly brick, from historic industrial buildings to recent large-scale residential development adjacent to the waterways. There are also large, vacant plots throughout the area where buildings have been demolished. 18

21 The Application Site is theoretically visible in a range of short and long distance views from all directions. However, the density of development surrounding the Application Site is such that views in reality will be more limited. For example, large scale infrastructure such as the A12, A106 and railway lines and buildings on the other side of the River Lee Navigation such as the Olympic Stadium and Here East development screen the Application Site in long distance views. A106 Here East development Railway line Sweetwater development A12 Olympic Stadium Zone of Theoretical Visibility within 2km of the Application Site 19

22 Summary of effects Potential construction effects could result from visibility of construction activities and plant such as the presence and occupation of tower cranes and demolition works; and temporary site infrastructure, such as site traffic and construction compounds especially those located in areas adjacent to sensitive townscape and visual receptors. Measures to reduce townscape and visual effects during the demolition and construction phases will be set out in Construction Environmental Management Plans for each Development Plot. The location of the Proposed Development within and in proximity to designated townscapes and sensitive visual receptors has influenced the design, particularly the mass, scale and building and surfacing materials. This has helped to ensure that, wherever possible negative effects on the townscape and visual amenity are designed out, and the opportunity for beneficial effects is maximised. These will include surrounding work sites with hoarding and maintaining good housekeeping. Even with these measures in place, there will still be significant effects during demolition and construction, particularly for residents along Berkshire Road, Felstead Road, and people using the footbridge over the A12, the zebra crossing to the east of Wallis Bridge adjacent to the Copper Box Arena, River Lee Navigation Towpath and Hackney Wick Train Station. All residual townscape effects are beneficial as a result of the replacement of existing buildings of generally poor townscape merit with a comprehensive scheme comprising a new mixed-use development, designed to a high architectural standard. Potential effects upon completion and occupation of the Proposed Development include: effects of the Proposed Development on townscape resources and townscape character, including the perceived quality of the townscape, and upon designated townscapes; and effects of the Proposed Development on the composition and quality of views and visual amenity. The location of the Proposed Development within and in proximity to designated townscapes and sensitive visual receptors has influenced the design, particularly the mass, scale and building and surfacing materials. This has helped to ensure that, wherever possible negative effects on the townscape and visual amenity are designed out, and the opportunity for beneficial effects is maximised. The designs would be worked up in more detail in any reserved matters application and further discussion and dialogue with officers would take place at that stage. All residual townscape effects are beneficial as a result of the replacement of existing buildings of generally poor townscape merit with a comprehensive scheme comprising a new mixed-use development, designed to a high architectural standard. The effects across the majority of the study area will be beneficial and overall will improve visual amenity. There will be significant beneficial visual effects for some views including residents, pedestrians and road users along Berkshire Road, residents on Felstead Road, and 20

23 people using the footbridge over the A12, the zebra crossing to the east of Wallis Bridge adjacent to the Copper Box Arena and Hackney Wick Train Station. Traffic and Transport Chapter 14 (Traffic and Transport) reports the effects on vehicle movements, pedestrians and cyclists due to changes on the surrounding highway network and public transport arising from the construction and operation of the Proposed Development. Baseline conditions have been determined through site visits, desk based collation and review of materials and data held by third parties including Transport for London (TfL), and independently collected traffic survey data. Baseline The Application Site is well served by a range of transport modes and benefits from moderate to good existing public transport accessibility. Hackney Wick London Overground station is located centrally to the Application Site and serves the Application Site and wider area. There are well-established opportunities for walking and cycling with the proposed extension to the Santander Cycle Hire Scheme for Queen Elizabeth Olympic Park. Summary of effects During demolition and construction works there will be temporary negative effects on pedestrians and cyclists due to diversions or closures of footways and cycle lanes. There will be temporary changes in traffic levels including increased Heavy Goods Vehicle (HGV) traffic, as well as increased demand on bus and rail services, as a result of construction personnel travelling to and from the Application Site. Construction Traffic Management Plans will be prepared and implemented for each Development Plot, to manage vehicle movements to and from the Application Site, set out construction traffic routes for HGVs, pedestrian and cycling routes and set out other measures to minimise disruption. With Construction Traffic Management Plans in place, temporary effects during demolition and construction will not be significant. The Proposed Development will offer a high quality access and movement environment with access to, from and within the Application Site, focused on sustainable modes of transport (for example walking, cycling and public transport). The provision of high quality pedestrian and cycle facilities within the Application Site will ensure a safe and welcoming environment for all residents, employees and visitors. Pedestrian movement within the Application Site will take priority over other forms of transport. This will be achieved by creating improvements to areas accessible to the public (known as public realm ), better access to Hackney Wick Station, integrating proposed improvements to cycle infrastructure in the area, and through creating safe, convenient and comfortable pedestrian routes. A Travel Plan will be prepared to encourage the use of sustainable modes of travel and reduce the number of vehicle trips generated by residents, visitors and employees of the Application Site. 21

24 The proposed North-South Cut will improve site connectivity as well as being a key public space, framing the heritage asset Central Books. Illustrative image of a new cycle ramp improving access to the Queen Elizabeth Olympic Park for cyclists. The bridge proposals have been designed to integrate with the Proposed Development. Once constructed, the Proposed Development will have a significant beneficial effect on pedestrian movement through, within and surrounding the Application Site; and a beneficial effect on cycle movements. Due to an increased demand on public transport during construction, there will be a negative effect on rail services, however this is not considered to be significant; and it is anticipated there will be no significant effect on the local bus network. 22

25 Water Resources and Flooding Chapter 15 (Water Resources and Flooding) reports the assessment of effects on water resources and flood risk as a result of the construction and operation of the Proposed Development. A study area of approximately 500m around the Application Site has been considered in order to identify areas of surface water that could be affected by the Proposed Development. A desk study and site walkover survey was also undertaken. Computer modelling has been undertaken to assess flood risk and a Flood Risk Assessment has been prepared and submitted in support of the Outline Planning Application. Baseline The River Lee Navigation forms the eastern boundary of the Application Site and flows into the River Lea, a major tributary of the River Thames. The Application Site is located within an area considered to be at high risk of flooding if there were no flood defences in place. However, the Environment Agency s flood maps show that the Application Site benefits from flood defences. It is likely that rising sea levels due to climate change will have a considerable impact on the level of flood risk within the Application Site over the lifetime of the Proposed Development. The risk of surface water flooding is considered to be low although pooling may occur in some areas during heavy rainfall events. In addition, as the Proposed Development is located next to the River Lee Navigation, the Application Site is susceptible to groundwater flooding. Other sources of flooding such as sewer overflows are considered to be low risk. Summary of effects on surface water quality The River Lee Navigation could be negatively affected by construction activities including pollution of nearby water bodies, either directly, or indirectly, via the sewer system. Without mitigation, this could result in a significant negative effect. In addition, there could be effects on water quality from construction works to the river wall or works overhanging the canal which could result in a significant effect on water quality. The construction phase will be carried out in accordance with Construction Environmental Management Plans which will be prepared and implemented for each Development Plot. These will include measures such as a temporary drainage system to prevent contaminated runoff from entering surface water drains without treatment, and measures to control spillages and leaks. All works to the river wall will be completed in accordance with consents from the Environment Agency. With these measures in place, there will be no significant effects upon surface water quality during construction. A surface water drainage system has been designed to incorporate features such as blue, green and brown roofs on 80% of the roof area to hold back water (a blue roof is designed to hold back water but does not incorporate vegetation as a green or brown roof does). Tanks and oversized pipes will provide further capacity to hold back water within the Application Site. In addition, the green and brown roofs will provide some level of water treatment and oil interceptors are proposed for areas such as car parks. As low traffic flows are predicted and the drainage design for the Proposed Development incorporates Sustainable Drainage Systems 23