185 Park Street ENVIRONMENTAL STATEMENT: NON-TECHNICAL SUMMARY

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1 1. Introduction DV4 Properties Park Street Co. Ltd (hereafter referred to as the Applicant ) is seeking to obtain full planning permission for the redevelopment of 185 Park Street, situated on land bounded by Park Street to the north and west, Emerson Street to the east and Sumner Street to the south (hereafter referred to as the Site ). The Site comprises an area of approximately 0.50 hectares (ha). As shown in Figure 1 the Site is located within the administrative boundary of the London Borough of Southwark. Figure 1: Site Location The Applicant s proposals (hereafter referred to as the Development ) would necessitate the demolition of all existing buildings on the Site and involve the construction of a Site wide two level basement and three new mixed use Blocks of varying heights, as set out below: Block 1: Ground plus 9 storeys and 42.30m AOD; Block 2: Ground plus 14 storeys and 54.30m AOD; Block 3: Ground plus 20 storeys and 73.50m AOD; The Development would provide a total floorspace of 39,580m 2 Gross External Area comprising of: 21,595m 2 Gross External Area of residential space (Use Class C3); 8,681m 2 Gross External Area of commercial office space (Use Class B1); 856m 2 Gross External Area of retail space (Use Class A1/A3/A4); 1,718m 2 Gross External Area of Cultural Facility (Use Class D1/A1/A3/A4); and 6,730m 2 Gross External Area of Ancillary space: plant, circulation, car parking, cycle parking, refuse. 1

2 An Environmental Impact Assessment has been undertaken to assess the likely significant environmental effects of the Development. The EIA is reported in an Environmental Statement which has been prepared to accompany the planning application. The Environmental Statement describes the methodologies used to carry out the Environmental Impact Assessment and sets out the likely significant environmental effects of the Development, taking account of a range of mitigation measures proposed to prevent, reduce or offset any adverse environmental effects. This document provides a summary of the Environmental Statement findings in non-technical language. 2. Environmental Impact Assessment Methodology An Environmental Impact Assessment aims to ensure that the potential likely significant environmental effects of a new development (which can be beneficial and adverse) are given due consideration in the determination of a planning application. In accordance with relevant legislative requirements and best practice guidelines the Environmental Impact Assessment has been undertaken using established methods and criteria. This involved site visits and surveys, data reviews, consultation with a number of relevant authorities and specialist assessments undertaken by a team of qualified and experienced consultants. The first stage of the Environmental Impact Assessment process involved undertaking a scoping study. This study identified the likely significant environmental issues associated with the Development and therefore the focus of the Environmental Impact Assessment and content of the Environmental Statement. On this basis, it was considered that the EIA would need to include an assessment of the following environmental topics: Socio-Economics; Transportation and Access; Noise and Vibration; Air Quality; Water Resources and Flood Risk; Ground Conditions and Contamination; Archaeology; Wind and Microclimate; Daylight, Sunlight, Overshadowing, Light Pollution and Solar Glare; Townscape, Visual and Built Heritage; and Cumulative Effects (the effects of the Development combined with the effects of other presently or reasonably foreseeable schemes). As part of the EIA scoping process, it was agreed that the following issues would be unlikely to experience, or give rise to significant environmental effects as a result of the Development. Accordingly, such issues have been considered as insignificant issues which have not been considered within the full EIA process. These include: Waste, Ecology and Telecommunications. Each of the environmental assessment topics listed above is reported in the Environmental Statement as a technical chapter. Each technical chapter describes how the assessment has been 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 mitigation are also described. 3. Existing Land Uses and Activities The Site is currently occupied by three interconnected buildings of varying heights, comprising a single level basement and up to ground plus five storeys (29.01m AOD). The main entrance to the building is in the west of the Site, accessed from Park Street. To the east of the Site along Emerson Street, there is a small loading/delivery area with a security fence and gate, and a large chimney runs up the back of the building up to a height of approximately 8 storeys (31.73m AOD). A small area of landscaping lies in the southwest corner of the Site. Basement car parking is provided on-site with access provided via the main entrance on Park Street. The Site currently comprises a total of 14,594m 2 Gross External Area of office space (including 3,289m 2 of plant, car park and cycle store). The total lettable area is 6,042 m 2. The Planning Application Boundary is illustrated in Figure 2. 2

3 Figure 2: Planning Application Boundary The Site was previously the National Grid headquarters and was used as their main Control Centre. The Site is currently used for commercial activities, with several individual leases existing throughout the buildings. The entire Site currently falls within land use B1, office space. It is understood from the Applicant that the lease of the existing office space on the Site will expire in September The Site is located adjacent to the Tate Modern, between Southwark and Blackfriars bridges. The land uses surrounding the Site are predominantly commercial and residential in nature comprising offices, restaurants, hotels, new apartments and university halls of residence. The Globe Theatre is also located approximately 60m to the north of the Site. Figures 3-7 below provide some photographs of the Site and its surrounds. Figure 3: Sumner Street facing northwest Figure 4: Park Street looking south 3

4 Figure 5: Bankside House B&B Hotel Figure 6: HSBC offices facing north Figure 7: NEO Bankside development An extension to the Tate Modern is currently under construction, and lies directly opposite the Site to the west. Once completed, the development will house an 11-storey twisted brick tower which will reach up to 64.5m in height AOD, with landscaped gardens opposite the Site. Residential accommodation is located in the Site vicinity, primarily to the south and southwest. Bankside House (Figure 5), the LSE halls of residence, is located within 50m of the Site to the southwest, whilst Sumner Street to the south of the Site contains several residential buildings up to 5-storeys in height. Commercial properties are located immediately to the north of the Site at Park Street (HSBC) (Figure 6), to the east of the Site along Emerson Street and to the northeast of the Site along New Globe Walk. Approximately 200m west of the Site is the recently completed Neo Bankside development (Figure 7) which comprises ground floor retail space, 217 residential units, in five separate buildings ranging from 6 to 24 storeys. The large Bankside 123 development lies 150m southwest of the Site comprising over 90,000m 2 of office space (up to 13 storeys) mixed with retail, restaurant and leisure facilities. There is no public open space within the Site boundary at present. The nearest public open space to the Site is Bankside walkway and the Tate Modern garden which are located approximately 150m northwest of the Site. 4. Alternatives and Design Evolution In line with the EIA Regulations, the ES provides a description of the main alternatives to the Development, considered by the Applicant. These include: The No Development alternative; Alternative sites; and Alternative designs. No development at the Site was not considered to be a viable option by the Applicant as it is anticipated that this would likely result in the following adverse effects: Continued deterioration of the existing Site buildings and the general Site environment over time; Continued under-utilisation of the Site; Continued increasing maintenance costs of the buildings and structures on the Site; Increased difficulty in letting buildings on the Site over time; In addition the No Development scenario would: Fail to contribute to the provision of new homes as required by National, Regional and Local planning policy; Fail to improve the environment of the Site and its environs; Fail to provide improved public realm provision and children s playspace; and 4

5 Fail to maximise the potential of the Site. The Applicant considered no alternative development sites, owing to the fact that the existing Site is considered to be underutilised. It is therefore considered necessary to redevelop the Site to ensure it is utilised to its maximum potential, adhering to the National, Regional and Local policy aspirations for the sustainable development of existing brownfield sites. Several alternative designs were considered by the Applicant. Each design option was based around the constraints and opportunities of the Site as well as from extended consultation responses and feedback with key stakeholders such as the London Borough of Southwark and Greater London Authority. Originally the design of the Development (alternative design 1) involved three Blocks that were square in form and of varying heights, along with new public amenity space. This design (Alternative Design 2) was developed, following on from consultation with London Borough of Southwark regarding townscape issues, which proposed that the tallest of the 3 Blocks would be at a height of ground + 22 storeys to reduce the impact on strategic and local views. After further consultation with London Borough of Southwark, Alternative Design 3 was developed which involved setting back the office Block form as well as further reducing the height of the tallest Block, to ground + 20 storeys. Alternative Design 4 refined the land uses for the proposed Development and the layout and façade treatment of the proposed Blocks. Additional trees and cycle parking areas were also incorporated into the landscaping. Finally Alternative Design 5 incorporated a large canopy linking residential Blocks 2 and 3, introducing a combined entrance and closing the public route between the Blocks. Building entrances and ground floor uses were amended and a loading bay was also included as part of the office Block. Following a final design review with Greater London Authority (GLA), the height of the lower residential Block was reduced from ground + 15 storeys to ground + 14 storeys, in consideration of landscape views. 5. The Proposed Development The full planning application, seeks consent for the demolition of the existing buildings on the Site and to provide the following mix of land uses: 21,595sq.m Gross External Area of residential use; 8,681sq.m Gross External Area of office use; 856sq.m Gross External Area of retail use; 1,718sq.m Gross External Area of Cultural Facility; 6,730sq.m Gross External Area of Ancillary space; The Development would comprise the construction of 3 Blocks (as shown in Figures 8-9), located as follows: Block 1: located in the north of the Site (Ground + 9 storeys); Block 2: located in the centre/east of the Site (Ground + 14 storeys); and Block 3: located in the southeast of the Site (Ground + 20 storeys). 5

6 Block 1 Emerson Place Park Square Block 2 Block 3 Amphitheatre Garden Residents Garden Figure 8: Proposed Ground Floor and Public Realm Plan The Development incorporates a two level basement with the perimeter walls inset from the Site boundary. The proposed basement would be an extension to the existing basement in both area and depth. The depth of the lowest proposed basement floor level Basement Level 1 would be -5.70m AOD. A number of office and residential storage areas, comms rooms, an engineers room, refuse storage areas and a number of plant areas would be located in Basement level 2 of the Development. A total of 46 car parking spaces (45 for residents and one space for the office accommodation) including a total of 18 disabled spaces (17 for residents and one space for the office accommodation) would be located in Basement Level secure cycle spaces for residents would also be provided in Basement Level 2. Basement Level 1 of the Development would incorporate 409m 2 of office space and 125m 2 of flexible retail space, cultural facility (including rehearsal and workshop and event / exhibition space), spa facilities for residents, showers, a kitchen, landlord IT and comms rooms and a number of plant areas. A total of 154 secure cycle spaces for non-residential users would be located in Basement Level 1. Block 1 would comprise 9 floors of office space with a total of 8,681m 2 Gross External Area of office B1 accommodation (including the 409m 2 in Basement Level 1). The ground floor of Block 1 would also provide a total of 420m 2 of flexible retail (A1/A3/A4) space. 6

7 Block 1 would be arranged around two central cores which would provide access to each floor. The main office entrance to Block 1 would be from the main Park Square, with the retail entrances situated on Park Street and Emerson Street. Blocks 2 and 3 would primarily be residential and contain a total of 170 residential units (21,595m 2 Gross External Area) across all floors from the 1 st floor upwards. The proposed unit mix includes a total of 8 studios, 59 one-bed flats, 57 two-bed flats, 44 three-bed flats and 2 four-bed flats. Blocks 2 and 3 would each be arranged around a central core which would provide access to between one and seven flats per floor. The main entrances to Blocks 2 and 3 would be via the new public realm Park Square. The Blocks would be adjoined at 1 st floor level by an overhanging canopy structure, providing a communal reception area for the residents of each Block. The ground floor level of Block 2 would also include a total of 178m 2 of flexible retail space (A1/A3/A4) and a substation. The ground floor of Block 3 would also include a total of 123m 2 of flexible retail space (A1/A3/A4), as well as the entrance to the cultural facility, a concierge office, a post room and a substation. Private amenity space for all the residential units in Blocks 2 and 3 would be provided in the form of private balconies and terraces. The ground floor retail frontages of Blocks 1, 2 and 3 would be fully glazed. The remainder of Blocks 2 and 3 would be clad in a mixture of metal panels, reconstituted stone and glazing. The facades and materials of Block 1 would be similar to Blocks 2 and 3 but would allow for a greater degree of glazing. The Development seeks to enhance the permeability of the Site by creating a new east-west pedestrian route along Emerson Place through the centre of the Site, between Emerson Street and Park Street. Figure 9: Illustration of the Proposed Development The main pedestrian access point to the offices would be from the western side of Block 1 and the main pedestrian access points to the residential land uses (Blocks 2 and 3) would front onto the Residents Garden in the southeast corner of the Site. The cultural facility entrance would be via Block 3. A number of other access points would be provided at ground floor level (in Blocks 1, 2 and 3) to serve the retail units. The Development would provide a total of 771m 2 of soft landscape area. In addition, 379m 2 of inaccessible (to residents and public) roof garden would be provided on the canopy structure adjoining Block 2 and 3 at 1st 7

8 floor level to provide an ecological enhancement opportunity. Roof lights would provide light into the reception and pavilion below. Surface water would be managed through the provision of green roofing and attenuation tanks, located below ground level and above Basement Level 1 of the Development. Energy efficiency measures and low or zero carbon technologies have been incorporated into the design of the Development, primarily through the provision of a Combined Heat and Power led heating system and photovoltaic panels. 6. Development Programme, Demolition and Construction The current expectation is that the demolition and construction ( the Works ) for the Development would span approximately 48 months, with the Development being completed in the first quarter of As identified within Figure 10, all of the existing structures would be demolished. Figure 10: Existing structures to be demolished 8

9 The following sequence of the Works phases would take place: Enabling works including service diversions; Demolition and Site clearance; Ground works and construction of the substructure (piling, perimeter walls and ground & basement slabs); Construction of the structural frame; External envelope and roof installation; Services installations, commissioning and fit-out; and Public realm works, and hard and soft landscaping. In order to control and manage the potential environmental effects typically associated with the Works, a 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 noise and vibration and dust. The Construction Environmental Management Plan would be prepared in line with relevant legislative and best practice guidelines including the LBS s Code of Practice for Deconstruction and Construction Sites. The Construction Environmental Management Plan would be agreed with the London Borough of Southwark and contractors would be required to implement the Construction Environmental Management Plan, ensuring that monitoring and auditing is undertaken where this has been specified. Construction Environmental Management Plans are an established method of managing environmental effects resulting from demolition and construction works and they are successfully adopted for other major schemes in urban areas. 7. Socio-Economics A Socio-Economic assessment has been undertaken using a wide range of information sources. These included a detailed review of planning policies, guidance and standards, population Census data and previous professional experience of similar schemes. In addition, where appropriate, likely effects of the Development were assessed using modelling techniques. The demolition of the existing buildings on the Site would result in the displacement of existing occupiers of the commercial floorspace. However, break clauses in the existing tenants leases would allow vacant possession for the demolition of the existing building. The current lettable floorspace area on Site totals 6,042m 2 Net Internal Area which represents a small proportion of the total commercial floorspace within Southwark. Furthermore, the existing office space, which was built in the 1960s, is inefficient in its use of space and no longer meets modern requirements. It should be noted that the loss of office floorspace will only be temporary as new office floorspace forms part of the proposed Development. The potential effects of this loss of employment floorspace are temporary, short-term, district, adverse and of minor significance. It is estimated that the Development would generate in the region of 130 Full Time Employment construction jobs during the 48 month programme of Works. The Development would inevitably generate additional employment via the provision of office and retail land use floorspace. Such land uses have the potential to create Full Time Employment jobs, a net increase of to the existing 504 Full Time Employment Jobs. However, the office element of the scheme is being designed with a target of one job per 8m 2 ; therefore the net gain in jobs is likely to be higher than suggested above. In addition, the new employees on the Site have the potential to contribute 850,000 annually to the local area. In regards to the retail land use provision of the Development, this would not only assist in increasing the level of expenditure locally, but would also improve the local retail offer without diverting significant trade from other nearby retail centres. The Development seeks to enhance the permeability of the Site by creating a new east-west pedestrian route along Emerson Place through the centre of the Site, between Emerson Street and Park Street. This route 9

10 would be open to the public but retained in private ownership and would increase connectivity and improve accessibility through the Site. 8. Transportation and Access The scope and methodology for the Transport Assessment was agreed with London Borough of Southwark and Transport for London as part of the pre-application discussions undertaken during March and April Baseline surveys have established existing 2014 traffic flows, public transport service provision and patronage levels. Local travel patterns of employees and residents have been derived from travel survey data and Census 2001 and 2011, Journey to Work data. Road traffic accident data has also been collated and analysed. The future baseline used in the assessment is 2019; the expected opening year of the Development. An assessment of additional traffic upon the highway network within the vicinity of the Site has been undertaken. The distributed net vehicle trips associated with the Development for both the AM and PM peak hours have shown that the effect of the Development upon the Highway network is negligible as the net flow (additional traffic as a result of the development) increases are minimal. The Site is very well located for public transport. The net change in rail, underground and bus trips generated by the proposed Development would have a negligible effect on the local public transport network. The Development will also result in substantial improvement to pedestrian permeability and the pedestrian environment. A range of mitigation measures are proposed for the demolition, construction, and operational phases of the Development. A Construction Logistics Plan and Construction Environmental Management Plan have been prepared to mitigate the potential effects of demolition and construction upon pedestrians and other road users. Once operational the redevelopment proposals are anticipated to result in a negligible effect on all modes, however general mitigation measures including increased pedestrian permeability, a Delivery and Servicing Plan, and Travel Plans for all land uses have been included to further limit the effects of the proposals. 9. Air Quality The main likely effects on local air quality during the construction phase relates to dust. A range of measures to minimise or prevent dust would be implemented throughout the construction phase of the Development via the adoption of a Construction Environmental Management Plan. Any emissions from equipment and machinery operating on the Site during the Works would be small in comparison to the emissions from the large volume of vehicles travelling on roads in the surrounding area of the Site, and therefore would not significantly affect air quality. It is anticipated that the effect of Works vehicles entering and egressing the Site during the period of greatest vehicle movements would have a minor adverse effect in the context of local background pollutant concentrations and existing local road traffic emissions. During all other periods, the effect would be negligible. Pollution dispersion modelling has been carried out to predict the likely effect of future road-traffic and heating plant emissions from the operation of the completed Development, and the likely resultant changes that this would bring about to local air quality. The effect of the Development on air quality has been predicted for a number of existing sensitive locations surrounding the Site (residential and a nursery location) and at future sensitive locations within the Site (i.e. within the residential units of the Development itself). The results of the air quality dispersion modelling demonstrate that the Development would not have any significant adverse effect upon local air quality. 10

11 10. Noise and Vibration An assessment of residential amenity for future residents of the Development has been undertaken. The assessment results indicate that although elevated internal noise levels would be experienced within some of the proposed residential units of Block 2, through the adoption of appropriate mitigation measures appropriate internal noise levels would be achieved, thereby satisfying the requirements of BS The Works would include activities that would be likely to increase noise levels and potentially cause vibration within and immediately adjacent to the Site. In particular when activities are occurring closest to the Site boundary, this could result in temporary, short-term effects to Sensitive Receptors on surrounding streets. Sensitive Receptors include offices located 9m north of the Site in Park Street and 14m east in Emerson Studios, 2-4 Emerson Street; residential apartments 13m south from the Site in Sumner Buildings, Sumner Street; and hotel accommodation 25m west in Bankside House, 24 Sumner Street. In addition, there would be the potential for vibration generating activities during the Works to occasionally be perceptible to occupants of Sensitive Receptors located less than 10m from the Site boundary. The implementation of noise and vibration control and management measures via a Site-specific Construction Environmental Management Plan for the Works would help to reduce noise and vibration disturbance to all Sensitive Receptors. The Construction Environmental Management Plan would include measures such as using low-noise machinery and equipment where feasible, enclosing and screening machinery, using lowvibratory piling methods and the setting of, monitoring of, and adherence to specific noise and vibration threshold levels. It is predicted that noise levels at outside amenity spaces such as balcony and terrace spaces of the residential Blocks and the ground floor public realm would slightly exceed World Health Organisation (WHO) guideline values for external noise levels. However, it is considered that the noise levels would be in line with the expectations of the future residents of the Development for this urban location. In respect of construction traffic flows, negligible effects are predicted. However, some temporary noise disturbance may result from construction vehicles idling on the local highway network and in relation to construction deliveries. Items of fixed building services plant installed as part of the Development would have the potential to generate noise. Suitable noise level limits in line with the London Borough of Southwarks requirements have therefore been proposed to ensure that noise from plant does not cause disturbance to both existing and future occupants of the Development. It is considered that given the proposed future uses of the Development, it would not result in noise disturbance to surrounding Sensitive Receptors. Furthermore, given the basement location of the service areas and distance from Sensitive Receptors, servicing and deliveries to the Development would not give rise to perceptible levels of noise at nearby Sensitive Receptors. Given the location and physical separation of the proposed office and retail units from the proposed residential units, together with standard Building Regulation requirements, it is unlikely that there would be noise breakout associated with the office and retail units that would give rise to disturbance to either existing or future residents. As assessment of the increase in noise levels resulting from additional traffic generated by the Development has found that this would be negligible on all local roads. 11. Water Resources and Flood Risk The Site is located within Flood Zone 3 and is therefore considered by the Environment Agency to be at a high probability of tidal and fluvial flooding. However, the Thames Tidal Defences protect the Site up to the 1 in 1000 year standard, and therefore the Site would not to be at risk of flooding from tidal and fluvial sources, assuming normal operation of the flood defences. Although the Site is defended, it is important to assess what would happen should the defences fail (known as residual risk). The assessment of failure of the defences is termed breach analysis. Environment Agency breach mapping shows that the Site could be subject to a peak flood level of 4.10m AOD, if a breach occurred 11

12 in the River Thames defences during a 1 in 200 year plus climate change event. This would equate to a flood depth of approximately 0.7m, based on a proposed ground finished floor level of 3.4m AOD. All residential units would be located on the first floor or above, at a minimum level of 8.20m AOD, over 4m above the 1 in 200 year breach flood level. This would ensure that safe refuge is provided and that occupants remain safe. Less vulnerable uses such as retail units are proposed on the ground floor and in the basement, and could be at risk of flooding in the highly unlikely scenario that the defences failed during a storm surge in the River Thames. However, access would be available to the first floor and a place of safe refuge. Alternatively, dependent upon the flood depth, occupants could travel a short distance to the west and higher ground surrounding the Tate Modern, which lies outside of the breach flood extent. The risk of flooding from groundwater and artificial sources has been assessed and found to be low. Pluvial flooding is unlikely to be a risk due to the raised entrances onto the Site and kerbs in the surrounding streets. This should ensure that any surface water flow that exceed the capacity of the local drainage system are directed along the highways and do not impact upon the Development. A surface water drainage strategy has been prepared for the Development. This strategy is in line with the London Plan and ensures that surface water runoff from the Site would be managed appropriately, whilst ensuring that flood risk is not increased elsewhere as a result of the Development. Green roofs are proposed across the Development which would increase the biodiversity values of the Site and naturally treat and attenuate runoff. Rainwater harvesting would also be incorporated in the scheme, reducing potable water demand. The Site has a low probability of flooding and that it can be occupied safely in the highly unlikely event of a breach in the River Thames defences. It can also be confirmed that surface water runoff from the Site can be managed sustainably to ensure that flood risk is reduced elsewhere. 12. Ground Conditions and Contamination A desk-based study of ground contamination at the Site has established that owing to historical land uses and activities of the Site, there is the potential for localised contamination to exist beneath the Site. Post World War II historical maps indicate ruins in the vicinity of the Site. Therefore, the Site and surrounding area potentially suffered from bomb damage during the Second World War and the existence of Unexploded Ordnance at the Site cannot therefore be discounted at this stage. The most likely source of contamination and ground gas is likely to relate to the presence of Made Ground and the presence of alluvium below the Site. However, the potential for significant contamination to be present on the Site is considered to be generally low to medium. During the Works, any existing contamination on the Site could be exposed and disturbed, potentially resulting in harm to human health and the underlying aquifers. However, all Works would be undertaken in accordance with measures set out in the Construction Environmental Management Plan. A Site Investigation would also be undertaken prior to construction to inform whether a remediation strategy would need to be developed and implemented for the Site. In addition, a Foundations Work Risk Assessment would be prepared in consultation with the Environment Agency to establish the appropriate piling methodology and minimise risks to aquifers beneath the Site from piling works penetrating through potentially contaminated soils. In line with legislative requirements, all of the measures set out above would seek to ensure that the potential risk of harm to human health and the wider environment would be minimised so not to cause an unacceptable contamination risk. This, together with the inherent design of the completed Development would remove all contamination sources and pathways from all potential receptors. 13. Archaeology The Site does not contain any nationally designated heritage assets, or any known undesignated heritage assets. However the Site lies within an Archaeological Priority Zone as designated by the LBS. An archaeological assessment has been undertaken to determine the potential for important archaeological assets to exist beneath or near to the Site. The assessment methodology involved a review of relevant data 12

13 including historical records, maps and geological data as well as a geoarchaeological borehole on the western part of the Site. From a review of available datasets the Site has low/moderate archaeological potential for remains of prehistoric, Roman, Medieval, Post Medieval and Modern date. Furthermore, a review of the cartographic sources indicates that historical development is considered likely to have had a severe adverse effect on any pre-existing archaeological remains. On this basis, appropriate archaeological mitigation measures, such as monitoring of Site Investigation works and a geoarchaeological survey, have been proposed prior to, and during, the Works, secured to the granting of planning consent by suitably worded planning conditions. 14. Wind and Microclimate An assessment of the likely wind conditions as a result of the Development and the suitability of these in terms of pedestrian comfort has been undertaken by RWDI. The assessment has been informed by appropriate meteorological data combined with detailed wind tunnel testing and a desk-based assessment of later minor alterations to the Development design. The assessment concluded that owing to the few medium rise buildings and structures on the existing Site to be demolished, the Works would not be expected to have a significant effect on the wind conditions within, and immediately surrounding, the Site. As construction of the Development proceeds, the wind conditions at the Site would gradually adjust to the conditions of the completed Development. These conditions would mean that the wind environment would be suitable throughout the windiest season for sitting or standing in the pedestrian thoroughfares, building entrances, amenity spaces, balcony, roof top terrace levels and road crossings. Subsequent changes to the design of the Development are not expected to significantly alter effects on the wind microclimate identified by the wind tunnel test, which indicate that conditions would be suitable for the desired pedestrian use of the Site. As a result, no mitigation is required in relation to wind conditions. 13 Daylight, Sunlight and Overshadowing, Light Pollution and Solar Glare An assessment on daylight and sunlight availability, overshadowing, light pollution and solar glare considered five main issues: External analysis - the likely effect of the Development on daylight and sunlight availability at adjacent existing residential properties; Permanent and transient overshadowing analysis - the likely effect of the Development on amenity areas and public open space proposed within the Site and surrounding the Site; Light pollution analysis The likely effect of the Development in terms of potential for light pollution to sensitive receptors around the Site; and Solar glare analysis - The likely effect of the Development in terms of potential instances of solar glare to sensitive points around the Site. The methods of assessment of daylight, sunlight and overshadowing effects are based upon the 2011 BRE Guidance. This guidance is accepted by Local Planning Authorities (LPA) as the most appropriate means of assessing the issues of daylight, sunlight and overshadowing in relation to neighbouring residential property and public open spaces. In accordance with the BRE guideline, and with relevant policy guidance, the assessments undertaken have only considered residential properties that surround the Site. The assessment concluded that the overall effects are considered to be characteristic with an urban location such as this. Furthermore given the significant amenity benefits the scheme would deliver, these are considered to outweigh the effects caused to the amenity of surrounding properties. As such the residual effects to the daylight and sunlight levels of surrounding properties are considered to be acceptable. 13

14 15. Townscape, Visual and Above Ground Heritage Asset Assessment The townscape, visual and above ground heritage asset assessment has assessed the likely significant effect of the Development on the existing physical fabric of the area, the character and settings of conservation areas and listed buildings in the vicinity, the appropriateness of the Site for the Development, and the character of the proposed design. The assessment includes consideration of twenty key views together with impacts upon surrounding listed buildings, conservation areas and non-designated heritage assets. Key views included in the assessment were selected following discussion and agreement with the London Borough of Southwark. The Development has been designed to respond positively, in scale and mass, to the existing townscape, local conservation areas, listed buildings and undesignated heritage assets close to the Site. Likely adverse impacts have been considered throughout the design process, and have been addressed through alterations to the Development as the design has progressed. As shown in Figure 11 (View 7- Centre of the Millennium Bridge- looking east along South Bank), the Development is considered to have an overall positive visual and townscape impact. As the Visual Assessment demonstrates, the Development, where visible, will have a minor to major impact on local, protected and strategic views which will be entirely beneficial. Based on the Views Assessment, the likely impact significance on built heritage will mostly be of minor to major beneficial significance. This is due to the high design quality of the Development and recognition that: Bankside is a central urban area that is a popular tourist destination that will benefit from further physical regeneration; There are already tall buildings locally, which can be seen in relation to surrounding conservation areas and listed buildings; The Development will enhance the visual experience of Bankside and will complete the eastern end of the new Tate Park and the southern entrance to Tate Modern, with its millions of annual visitors; and The Development will create a mix of uses commercial, office and retail, cultural and residential set within substantial areas of new public realm where none currently exist, and new pedestrian routes through it, making physically and visually permeable what is currently an impermeable Site. Figure 11: Existing and proposed views from the Centre of the Millennium Bridge- looking east along South Bank In contrast to all the other views assessed, the impact on View 4 is judged to be minor adverse as the uppermost storeys of Block 3 will obscure from view parts of white Portland stone peristyle, drum and dome of St Paul s Cathedral, a significant national monument and a strategic landmark. This was judged to be of minor significance owing to the distance of this view and because much of the dome and the lantern of St Paul s will remain recognisable. There are however, considerable benefits of enhanced street views of St Paul s close to the Development, from where the drum, peristyle dome and lantern are visible in more detail (see Views 14 and 15 above) and the neutral to minor beneficial impact of the Development on the distant views of St Paul s Cathedral which are protected by the LVMF (see Views 1.1, 1.21 and 1.22 above). 14

15 The Development s impact on some local views is judged to be particularly sensitive, but still beneficial because of the very high design quality of the Development. The Development will not harm the setting of any heritage assets in local views. It is concluded that, while the settings of heritage assets will be changed, the Development will have a neutral or beneficial impact on the significance of relevant built heritage assets and their settings. The Development is not located in a conservation area, but is situated immediately southwest of Bear Gardens Conservation Area; and there are listed buildings nearby on Park Street. The likely impact on their settings, and the setting of conservation areas and listed buildings in the wider area, has been considered to range from having no effect to having an insignificant to substantial effect of beneficial significance. The Development will enhance and promote sustainable development by establishing a major new development that has been conceived as an integral part of the townscape of the locality. The Development will create a new mixed use development with a distinctive character and sense of place, drawn from analysis of the specific location of the Site. In conclusion, the permeability and connectivity of the Development, the creation of well defined, active street frontages to new public spaces and existing streets will significantly enhance the local townscape. The Development will improve local views, the character of the townscape and the settings of heritage assets in the local area. 16. Cumulative Effects Two types of cumulative effects have been assessed in relation to the Development: The combination of individual environmental impacts arising from the Works of the Development. For example, noise, dust and visual intrusion; and The combination of effects resulting from the completed Development and other present or reasonably foreseeable schemes in the surrounding area. During the Works, there would be some temporary combined effects predominantly associated with traffic, noise, vibration, dust, daylight, sunlight and overshadowing, townscape, heritage and visual effects. However, the Site-specific Construction Environmental Management Plan would reduce these construction related cumulative effects, as far as practically possible. A total of 13 other schemes have been considered cumulatively. These schemes were selected on the basis that they had a valid planning permission, were within 1km of the Site and have a floorspace uplift of greater than 10,000m 2 Gross External Area or introduced new sensitive receptors near to the Site. The cumulative effects of the Development in conjunction with these schemes were generally found to be minimal. However, it was concluded that there would be: Temporary and permanent beneficial socio-economic effects as a result of employment creation, increased local expenditure and provision of housing; Permanent beneficial effects in regard to surface water flood risk; and Permanent beneficial effects in regard to townscape, visual amenity and above ground heritage assets. 15

16 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 Pickfords Wharf Clink Street London SE1 9DG Tel: Fax: eed@watermangroup.com 16