1. Introduction ASDA Stores Limited and Ashbourne Beech Property Limited (hereafter referred to as the Applicants ) are seeking to obtain planning permission for the redevelopment of the existing supermarket and associated facilities on the Isle of Dogs, north of Mudchute Park (hereafter referred to as the Site ). The Site covers an area of approximately 4.6 hectares (ha) and is located within the administrative boundary of Tower Hamlets (LBTH). The location of the Site is shown on Figure 1. In 2011, the Applicant submitted a hybrid application for the redevelopment of the Site and this was granted permission in November 2014. However, it was considered that this original scheme would not be the most efficient use of the Site. As such a new hybrid (part detailed, part outline) planning application for the Site has been prepared by the Applicants. Figure 1: Site Location 1
The Site is currently occupied by: a single-storey supermarket; a surface car park comprising approximately 546 spaces; a hand car-wash; a bus terminus; and a self-service petrol filling station. As part of the hybrid planning application, an Environmental Impact Assessment (EIA) has been undertaken by Waterman WIE. EIA is a formal procedure that must be followed for certain types and scales of development projects, where the likely significant environmental effects of a project are assessed and reported. The purpose is to ensure that appropriate information about the likely environmental effects of a project is available for consideration by the relevant local planning authority (i.e. Tower Hamlets), consultees and the public, and that Tower Hamlets has this information before it can determine a planning application. The EIA process can also identify ways in which the project can be modified, or likely significant adverse effects mitigated, so as to reduce or avoid potentially significant adverse effects and to create and enhance beneficial effects. The legislation relevant to EIA is the Town and Country Planning (Environmental Impact Assessment) Regulations, 2011 (as amended 2015) (the EIA Regulations). The findings of the EIA are reported in the Environmental Statement (ES), which has been prepared to accompany the planning application. The likely significant environmental effects of the Development, both during the demolition and construction stage, and once completed and operational have been considered. This document provides a summary of the ES in non-technical language. 2. Environmental Impact Assessment Methodology The EIA has been undertaken in accordance with the EIA Regulations and best practice guidance using established methods, such as site surveys, reviews of available reports and data, computer modelling, consultation with a number of relevant organisations and specialist assessments. The first stage of the EIA process involved undertaking a Scoping Study. The purpose of the Scoping Study was to identify likely significant environmental effects that could arise from the Development and therefore provide the focus of the EIA. The findings of the scoping exercise, along with details of the proposed methods for the specialist assessments, were presented in a Scoping Study, were presented in a Scoping Study report and submitted to Tower Hamlets Council in March 2017. The scope of the was formally agreed with Tower Hamlets Council via their formal Scoping Opinion which was received in April 2017. The Scoping Study confirmed that the Development would likely give rise to a number of issues which need to be considered in the EIA. These comprise: socio-economics; transportation and access; air quality; noise and vibration; ground conditions and contamination; historic environment; ecology; water resources and flood risk; wind; daylight, sunlight and overshadowing; townscape, visual and built heritage; and 2
cumulative effects. Each of the above issues are addressed in the ES, with a chapter dedicated to each of them. The Townscape, Visual and Built Heritage Assessment is presented in a separate volume (Volume 3) of the ES. In each chapter, a description of the assessment methodology is given together with a description of the relevant environmental aspects of the Site and surrounding area. This is followed by an assessment of the potential significant effects of the Development (both beneficial and adverse) and any measures that should be adopted to reduce or offset any significant adverse effects identified during the assessment. The ES also provides an assessment of the residual effects that would remain after mitigation measures have been implemented, as well as the cumulative effects of the scheme. Cumulative effects can arise due to the combination of individual effects (e.g. dust and noise during construction works) or as a result of a combination of effects from several developments (referred to as cumulative schemes ). 3
3. Existing Land Uses and Activities The Site is currently occupied by a single-storey supermarket, comprising a floor area of approximately 9,471m 2 located in the southwest of the Site. To the north and east of this is a hard-standing surface car park, comprising 564 spaces. A bus terminus and a self-service petrol filling station are located to the north of the supermarket, a hand carwash is situated to the southeast and an electricity sub-station and a service yard are located to the west. A pharmacy and a photographic shop are located on the ground floor of the supermarket. The planning application boundary is shown in Figure 2. Figure 2: Planning Application Boundary The Site is located in a predominantly residential area, and is close to the commercial hub of Canary Wharf. Residential accommodation is located within Friars Mead adjacent to the east of the Site and within Glengall Grove, Marshfield Street, Strattondale Street and Galbraith Street which are located to the north of the Site. Additional land uses surrounding the Site include educational, commercial (offices and shops), leisure, community and health uses. Figures 3-8 provide some photographs of the Site and its surroundings. 4
Figure 3: View across the Site looking south Figure 4: View along Glengall Grove to the north of the Site. Figure 5: View looking south from the Site towards Mudchute Park Figure 6: view across the Site looking north towards Canary Wharf. Figure 7: View looking north along East Ferry Road to the adjacent west of the Site. Figure 8: View looking south east across the Site from the existing main entrance on East Ferry Road. Educational uses include Cubitt Town Infants School and Cubitt Town Junior School, located to the north-east of the Site. Commercial premises (offices) are located along Selsdon Way and within Lanark Square to the west of the Site and retail uses are located along Pepper Street, which runs perpendicular to East Ferry Road to the northwest of the Site. Community uses including St John s Community Centre located adjacent to the north of the Site and the City of Peace Community Church and Glengall Christian Centre are located adjacent to the northeast of the Site. The Island Health Centre is located adjacent to the north of the Site. There is no public open space within the Site boundary at present. The nearest public open space is Mudchute Park and Farm located to the south 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. The principle alternatives that were considered by the Applicants, taking into account potential environmental effects, included the No Development Scenario and Alternative Layout Design. The No Development scenario was not considered to be a viable option by the Applicants because the Site is already identified for redevelopment as it is located within the Isle of Dogs Opportunity Area. This is identified as an area for intensive land use, including housing and commercial development. This scenario would retain the existing use on the Site and result in the following principle missed opportunities for the Site and the surrounding area: Provision of high quality residential accommodation with private and communal amenity spaces; Provision of new public open spaces with soft and hard landscaped areas; Improved pedestrian links through the Site and to the wider area, including enhancing the existing connection to Mudchute Park; Creation of a new district centre; Development of a new supermarket; 5
Development of new commercial and retail uses; Provision of new and enhanced community facilities; and Provision of an improved bus interchange. 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 public realm provision, pedestrian permeability and children s playspace; Fail to maximise the potential of the Site; and Fail to deliver the anticipated regeneration of the Crossharbour area. It is considered appropriate to redevelop the Site to ensure it is utilised to its maximum potential, adhering to the national, regional and local aspirations and the aforementioned policy drivers for new homes. On establishing the need and acceptability for a residential-led mixed-use scheme, the Applicant and their design team worked up a Development in which the overall design, massing, external materiality and landscaping was informed by the Site s constraints and opportunities; particularly those relating to townscape and visual matters, ecology, microclimate, and pedestrian permeability. The final Development design emerged as a result of these factors together with an extensive programme of consultation with officers at LBTH and Greater London Authority. 5. The Development The Development involves the demolition of the existing buildings and structures on the Site, together with the construction of a new mixed-use development. The Development, designed by CZWG and McGuirk Watson, would provide: between 1,704 and up to 2,142 residential units of varying size and tenure within ten blocks; a new supermarket; new commercial retail use; a new 3 form entry primary school and associated nursery; a new multipurpose community space/hub; a flexible arts centre / performance space; a single level basement to accommodate residential and commercial car and cycle parking spaces and plant; transport improvements including a new bus interchange and provision of road and cycling improvements; and provision of new public spaces and private amenity space. The redevelopment would be supported by an upgrade to existing infrastructure, including a new electrical power supply to the Site, a new bus interchange and the diversion of the Barnfield Sewer. Part of the sewer diversion would be undertaken in an area off-site within Mudchute Park, close to the southern boundary of the Site. The Development would be built over 3 phases including: detailed (all of Phase 1 and Phase 2 basement to ground floor commercial and community use, hard and soft landscaping); and outline (the remainder of Phase 2 and all of Phase 3). The Development would comprise the construction of ten blocks in addition to the new Supermarket, as shown on Figure 9. 6
The proposed blocks vary in form and height, ranging from a height of 2 storeys (13.750m AOD) for the Supermarket to 35 levels (plus ground) (119.550m AOD) for blocks J and K. A number of areas of public realm would be provided, including a large public square as a focal point for the District Centre, improved pedestrian routes, and a new high street. Areas of playspace would be provided within each phase of the Development. Native plant species would be included throughout the design in order to provide ecological enhancement and to restore habitat. Green and brown roofs and private residential gardens, terraces and balconies are also proposed as part of the Development. Figure 9: Proposed Layout of the Development The completed Development would provide a number of features in order to accord with the principles of sustainable design including a commitment to target BREEAM Very Good, to achieve a carbon dioxide emission reduction of 36% beyond the requirements of the Part L Building Regulations, the provision of suitable access for all including the mobility impaired, the installation of secure cycle storage to encourage the use of bicycles, water efficient fixtures, recyclable waste storage for commercial spaces and a commitment to monitor, sort and recycle construction waste on-site and sustainably sourced, recycled or re-used building materials, where possible. 6. Development Programme, Demolition and Construction The current expectation is that the demolition and construction for the Development would commence in 2019 and progress in a phased manner over a 9 year period, with completion in 2027. This would enable the 7
existing supermarket to remain in operation throughout the construction of the new store in Phase 1. A temporary car park would be provided for use by supermarket customers whilst Phases 1 and 2 are being constructed, within Phase 3. All the existing structures, including the temporary car park, would be demolished by the time Phase 3 commences. In order to control and manage the potential environmental effects typically associated with the demolition and construction phases, a Construction Environmental Management Plan (CEMP) would be developed and implemented. 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 CEMP would be prepared in line with relevant legislative and best practice guidelines, including the LBTH s Code of Practice for Deconstruction and Construction Sites. The CEMP would be agreed with LBTH and contractors would be required to implement the CEMP, ensuring that monitoring and auditing is undertaken where this has been specified. CEMPs 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 sources include a detailed review of planning policies, guidance and standards, population Census data and professional experience of similar development schemes. It is estimated that the Development would generate in the region of 360 full time equivalent (FTE) jobs during the 9 years of construction. In addition, construction workers would be anticipated to spend money on convenience goods and services, such as food, drink and fuel, in the local area, which would further benefit the economy. The Development involves the demolition and relocation of the existing on-site supermarket. However, the store would not be demolished until the new supermarket has opened, thus preventing the displacement of jobs within the existing store. New commercial space in the Development would generate between 281 to 355 net additional jobs in a range of sectors. To provide a worst case economic assessment (i.e. less money spent and generated in and by the local economy), consideration of the minimum numbers of proposed housing was considered. This would bring forward a total of 1,704 units, accounting for around 43.3% of LBTH s annual monitoring target of 3,931 units per annum. The new residential population at the Development with the minimum amount of housing units, would contribute to the local economy by increasing household spending in the local area. Consideration of the maximum scheme was used to assess the effect on social infrastructure (i.e. the scheme that would generate the maximum child yield and adult population). The additional population with the larger scheme, estimated to be up to 3,712 new residents, would increase the demand on existing health facilities, although this would be ameliorated by financial contributions to the Primary Care Trust to an insignificant effect. The Development would provide a three form-entry primary school on-site which would provide 620 primary school places and 60 nursery school places. It would accommodate the primary school children generated by the Development in addition to additional primary school places for the local area. The Development is considered to have an adverse effect on secondary school capacity. However, subject to agreement, Community Infrastructure Levy (CIL) payments to LBTH would contribute towards improving secondary school education facilities, resulting in an insignificant effect. The communal amenity space and private amenity space provided would exceed LBTH s standard requirements. The open space provided does not meet LBTH s requirement for open space, though the adjacent Mudchute Park and Farm would cater for the additional open space required. Sufficient play space would be provided for the children generated by the Development as 4,360m 2 of dedicated play space would be provided on-site, with different spaces provided for different age groups. 8
8. Transportation and Access An assessment of the potential significant effects of the Development s traffic has been undertaken having regard to the relevant baseline conditions of the Site and surrounding area. In particular, consideration is given to the effects the Development would have on severance (the perceived division that can occur when a community becomes separated by a major road), pedestrian amenity, fear and intimidation, pedestrian delay, road safety and driver delay. The assessment including undertaking traffic surveys, desktop studies, Site visits, and obtaining data from LBTH. The Site is accessible by public transport including by bus, DLR (see Figure 10) and London Underground services (Jubilee line) and therefore has a Good Public Transport Accessibility Level (as determined by the greater London Authority). The assessment has considered the demolition and construction phase peak traffic generation as well as the traffic generated when the Development is completed and operational. Peak construction activity is anticipated to occur during the basement dig. If the dig takes place over five and a half days each week over a 12 month period, this equates to around 39 two-way vehicle movements a day (Monday to Friday) and 20 two-way movements on a Saturday morning. It is proposed that the management of HGV routing and phasing of capacity improvements is controlled through the development of the Construction Logistics Plan (CLP). Furthermore, the existing consented development for the Site (Ref: PA/11/03670) proposed traffic signal control at the junction of Marsh Wall/Limeharbour. This improvement would have the benefit of controlling traffic flows through the junction, eliminating the conflicts. It is therefore proposed that this mitigation is brought forward with this 2017 planning application to manage peak construction traffic effects. These inherent highway improvements would also mitigate driver delay effects to an insignificant level once the Development is completed. Figure 10: Proposed View of the Development from Crossharbour DLR Station 9
9. Air Quality The air quality in LBTH exceeds national air pollution objectives and as a result Tower Hamlets have designated the Borough as an Air Quality Management Area. An assessment was undertaken to determine the potential effects of the Development on local air quality. The main potential effects on local air quality during demolition and construction relate to dust emissions. A range of measures to minimise or prevent dust emissions would be implemented throughout the demolition and construction of the Development via the adoption of the CEMP. The likely impact of demolition and construction related traffic emissions is considered insignificant. However, as part of the CEMP, and as a matter of good practice, measures to control construction traffic would be discussed and agreed with LBTH. Emissions from equipment and machinery operation on Site during demolition and construction would not significantly affect air quality. Computer modelling has been carried out to predict the likely effect of future road traffic and heating plant emissions from the operation of the Development, and the likely 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 and at future sensitive locations within the Site (i.e. within the residential units of the Development itself). The results of the computer modelling demonstrate that the Development would not have a significant effect upon local air quality. Similarly, it has been demonstrated that with the Development in place, its operation would not give rise to any air quality effect that would adversely affect the existing sensitive locations surrounding the Site or the occupants of the proposed residential units of the Development. 10. Noise and Vibration Demolition and construction works are likely to include activities that would 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 effects on occupants in surrounding properties. However, the implementation of noise and vibration control and management measures through a CEMP for the demolition and construction works would help to reduce noise disturbance to occupants of existing properties. Such measures would include using low-noise machinery and equipment, enclosing and screening machinery and using low-vibratory foundation methods. Demolition and construction traffic flows are not anticipated to give rise to any significant additional noise and vibration at nearby sensitive receptors. An assessment of the suitability of the Site for residential and educational uses has been undertaken. The assessment results indicate that through the provision of an appropriate glazing and ventilation strategy, required internal noise levels would be met for all sensitive spaces. Noise levels in some external school areas may slightly exceed the stated criteria, and should therefore be subject to mitigation measures to reduce, as far as practicable the noise levels. Items of fixed building services plant installed as part of the Development would have the potential to generate noise. Suitable noise limits have therefore been proposed to ensure that noise from plant does not cause disturbance to future occupants of the Development as well as at surrounding sensitive receptors. 11. Ground Conditions and Contamination A desk-based study of ground contamination at the Site has established that owing to current and historical land uses and activities of the Site (e.g. petrol filling station, timber shed, and the presence of mud from the dredging of the docks in the 19 th century), there is the potential for localised contamination of the underlying soils and groundwater. As the Development would be undertaken in 3 phases, a detailed Site Investigation would be undertaken prior to each phase of the demolition and construction works to determine and quantify the nature and extent of contamination present at the Site. If required, a remediation strategy would be developed and agreed with the relevant statutory authorities, including Tower Hamlets and the Environment Agency, and would be implemented during the early stages of the demolition and construction programme. 10
The Environment Agency would be consulted to establish an appropriate piling methodology to minimise contamination risks to the aquifer underlying the Site. Implementation of the CEMP would minimise the potential risk to controlled waters during demolition and construction. Post World War II bomb damage maps identify that that previous buildings on and adjacent to the Site were damaged by incendiary devices. The existence of Unexploded Ordnance at the Site cannot therefore be discounted at this stage and a specialist survey of the Site would be undertaken prior to any intrusive works. Mandatory health and safety requirements would ensure all construction workers are provided with necessary awareness training to recognise potential unexploded ordnance and provided with safety instructions detailing actions to take should unexploded ordnance be encountered. In addition to any specific remediation measures, the Development would include the provision of buildings and hardstanding across the majority of the Site and the provision of clean topsoil in soft landscaping areas. 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. 12. Historic Environment The Site does not contain any designated heritage assets, or any known undesignated heritage assets. Although not currently identified as such in the Local Plan, the Isle of Dogs is an Area of Archaeological Priority, which has potential to contain both palaeo-environmental evidence and evidence of prehistoric human activity. Although the Site has been developed in the nineteenth and twentieth centuries, there is some potential for survival of prehistoric, medieval, and post medieval / industrial archaeology. More significantly, it is likely that palaeo-environmental materials survive across the Site at deeper levels, as evidenced by previous geotechnical site investigations; these potentially include a prehistoric forest floor. The potential adverse effects of the Development would be associated with excavation and foundation works required to facilitate the Development as well as the diversion of the Barnfield Sewer. Mitigation of development effects on any heritage assets that may be present would require further analysis of a geo-archaeological model of the Site. In the first instance, a suitable Written Scheme of Investigation which would describe a methodology to sample palaeo-environmental deposits and features using the appropriate geo-archaeological techniques as advised by Historic England s Regional Scientific Advisor, and produce a model of the Site s archaeological potential. This model would then inform the scope of further mitigation stages, as required. 13. Ecology The potential significant effects resulting from the Development were assessed in accordance with published guidelines. The ecological information considered in the chapter was derived from ecological appraisals undertaken for the Site, comprising Extended Phase 1 Habitat Surveys and desk studies, bat activity surveys and Jersey cudweed walkover surveys (a protected plant). The Site predominantly comprises an active supermarket, with an associated car parking area and soft landscaping comprising amenity grassland, scattered trees and introduced shrubs. Along the eastern and southern boundary of the Site, semi-natural broadleaved woodland is present. The southern section acts as a boundary between the Site and Mudchute Park Farm, a Local Nature Reserve (LNR) / Site of Importance for Nature Conservation (SINC) which contains improved grassland, scattered trees and a small area of seminatural broadleaved woodland (Figure 11). The area of off-site works associated with the diversion of the Barnfield Sewer is located within Mudchute Park Farm, within an area of improved grassland. Prior to the demolition and construction on the Site, the existing Barnfield Sewer would be diverted which would result in the removal of soil and habitats such as scattered trees, improved grassland and semi-natural broadleaved woodland. Some habitat loss would also take place in Mudchute Park Farm during the Site 11
clearance for access requirements. This would result in the permanent removal of soil, semi-natural broadleaved woodland and scattered trees within this proposed area. Upon completion of the Barnfield Sewer diversion works, all lost habitats would be re-instated like-for-like using plant species of wildlife benefit in keeping with the LNR/SINC conservation objectives. Any habitat loss to Mudchute Park Farm as a result of the demolition and construction works would be replaced by compensation in the form of additional planting in this area including native species or species of wildlife benefit, to minimise any gaps in vegetation. In addition, the improved grassland lost would be re-seeded with a species rich seed mix to help promote an increase in species diversity. Jersey cudweed has the potential to be present on-site and the loss of habitat known to support Jersey cudweed and the destruction of the plant itself would affect its abundance and distribution within LBTH. To ensure the protection of Jersey cudweed, annual monitoring surveys would take place every autumn for each specific phase of the Development before Site clearance/construction. Should any plants be found on-site, consultation with LBTH and NE would be undertaken and if required, a NE licence would be produced which may include the translocation of the plant to a suitable location such as on the proposed brown or green roofs within the Development. In order to carefully control and manage the potential environmental effects of the Development during the demolition and construction works, a CEMP would be implemented. The CEMP would follow all relevant legislative and best practice requirements to reduce disturbance resulting from noise, vibration, dust deposition, light spill and contamination / pollution events. The CEMP would accord with relevant British Standards Best Practice Guidelines to ensure that appropriate environmental controls are implemented to protect retained habitats. Figure 11: Proposed View of the Development from Mudchute Park and Farm Once the Development is complete and operational, mitigation would be provided through an annual Section 106 financial contribution for the life of the Development to safeguard the LNR / SINC from an increase in visitor numbers. A Landscape Habitat Management Plan (LHMP) would be provided detailing the long-term management strategy for the proposed ecological resources including the tree planting and biodiverse green and brown roofs. The LHMP would also include habitat mitigation along the southern boundary of the Site 12
which would create a partial buffer to Mudchute Park Farm LNR /SINC from disturbance caused by the operation of the Development. 14. Water Resources and Flood Risk The effects of the Development upon water resources and drainage have been informed by a review of various information sources including those made available by the Environment Agency and Thames Water; as well the ground conditions desk-top study. A Flood Risk Assessment and Drainage Management Plan have also been prepared to accompany the planning application and are included as part of the ES. The alluvium and gravels identified at the Site are classified as Secondary A Aquifers. The underlying Upper Chalk Formation has been classed as a Principal Aquifer. Groundwater is expected approximately 14m below ground level. There are no surface watercourses on the Site. The nearest natural surface water feature to the Site is the River Thames, which is located approximately 350m at its nearest point. The Site is located within Flood Zone 3, which denotes a high probability of tidal and/or fluvial flooding. However, the EA have confirmed that the Site is defended up to the 1 in 1000 year standard by the River Thames defences. During the demolition and construction works, a CEMP would be implemented. This would include temporary measures to be put in place to control surface water runoff from the Site and reduce the use of water. The proposed diversion route of the Barnfield sewer has been agreed in principle with Thames Water. Further consultation would be undertaken with Thames Water in relation to the diversion of the Sewer and to maintain and safeguard the stability and integrity of it and other Thames Water assets near the Site during the demolition and construction works. The Development has been designed to ensure the safety of occupiers and users of the buildings in the unlikely event of the flood defences failing. A Drainage Management Plan has been prepared to ensure the Development does not increase surface water runoff. Green and brown roofs and private residential gardens are also proposed as part of the Development which could reduce the rate of surface water runoff from the Site in addition to the provision of water attenuation tanks (which slow down the surface water to the sewer system). The total volume of attenuation would be confirmed during detailed design. The proposed basement is above the level of groundwater underneath the Site and would therefore not cause a significant blockage to the flow of groundwater and would not be sufficient to cause groundwater flooding in the vicinity of the Site. Foul water would be discharged into the combined Thames Water Sewer, as per the existing situation. The Development is likely to result in an insignificant effect in respect of the capacity of foul water and potable water infrastructure. 15. Wind Microclimate An assessment of the comfort and safety of the local wind microclimate within and surrounding the Site once the Development is completed and operational has been undertaken using wind tunnel testing of a scale model of the Development, with soft landscaping (which is proposed at ground level as part of the Development). The demolition of the existing car park on Phase 1 is not expected to give rise to any significant change to the existing wind microclimate, with no mitigation considered necessary. The area between Phase 1 and the proposed temporary car park on Phase 3 would be locally sheltered from wind blowing through this area (i.e. temporary canopies would be provided over entrances and pathways). Localised screening (at least 2m in height and extending at least 1m from the façade) would be provided to the south of the entrances to the school, along the northeast façade of Phase 1 and the temporary supermarket entrance, as Phase 1 becomes operational (prior to the completion of all Phases and the landscaping is completed). Temporary screening would be included to the south west podium space of Phase 1 to provide localised shelter prior to the completion of Phase 2. Localised shelter would also be provided to seating during the construction period. The likely effects on the wind microclimate during the construction period would range from adverse to beneficial 13
effects depending on proposed land use and location within the Site during the demolition and construction period. As construction of the Development proceeds, the wind conditions of the Site and its surrounds would gradually adjust to those for the completed Development with landscaping. Consideration was given to entrances, thoroughfares, drop-off locations and amenity spaces. The design of the Development includes features developed to benefit the wind microclimate, which consist of 1.8m high balustrades on publicly accessible roof top terraces, and corner wrap-around balconies on some façades in addition to the proposed soft landscaping. To assist in ameliorating some of the adverse wind conditions, additional mitigation measures would be developed at the detailed design stage for locations within Phases 2 and 3 to provide an acceptable wind environment for the intended use. 16. Daylight, Sunlight and Overshadowing An assessment has been undertaken to establish the likely significant effects of the Development proposed upon the amount of daylight and sunlight received by properties adjacent to the Site. An analysis of the amount of overshadowing of the existing amenity spaces around the Development Site has also been undertaken. The assessment has involved the use of a three-dimensional computer model of the Development and its relevant immediate surroundings. Following demolition of the existing buildings, daylight and sunlight levels at the Site and the immediate surrounds are likely to steadily increase in magnitude as the superstructure is built. As the construction works continue, the levels of daylight, sunlight and overshadowing received by neighbours for the Site would trend towards those of the completed Development. To assess the surrounding existing properties, the BRE Guidelines provide two main methods for assessing daylight: Vertical Sky Component (VSC) and No Sky Line (NSL). The VSC method measures the amount of light available on a vertical wall or window following the introduction of barriers such as buildings. The NSL method is a measure of the distribution of daylight at the working plane within a room (i.e. a horizontal desktop plane of 0.85 metres (m) in height). The NSL divides those areas of working plane in a room which receive direct sky light through the windows from those areas of the working plane which cannot. Where all of the windows meet the VSC and all of the rooms meet the NSL criteria within a property, the effect is considered to be insignificant. For the assessment of sunlight, the approach considers the Annual Probable Sunlight Hours (APSH) for a reference point on a window (i.e. if a window point can receive at least 25% APSH, then the room should still receive enough sunlight). Windows are checked to see if they are facing 90 due south, with the emphasis on main living rooms: other rooms such as the kitchen and bedrooms are less important. In regards to daylight, 2,255 (79%) windows assessed would meet the BRE guidelines for VSC, and 711 (88%) out of the 807 rooms assessed would meet the BRE guidelines for NSL. Given that the majority of the properties would not experience significant effects, no mitigation measures are considered necessary. For sunlight, out of the 2,354 windows assessed 2,483 (95%) would meet the BRE guidelines for Annual and Winter APSH as a result of the Development. Therefore, in regards to the sensitive properties, the Development would have a minor adverse effect and mitigation is not required. Whilst the levels of overshadowing in the surrounding area would be higher as a result of the Development, this would not significantly affect any of the key areas of public amenity space in the surrounding context. The assessment concludes that the impacts in regards on transient overshadowing on both public and private spaces range from insignificant to major adverse for the winter months and insignificant to minor adverse for the summer months. 17. Cumulative Effects Two types of cumulative effects have been assessed in relation to the Development: 14
Type 1 Effects: The combined effects of individual effects (for example noise, dust and visual effects) from one the Development on a particular receptor; and Type 2 Effects: The combination of effects arising from several developments (in this case, the Development together with other reasonably foreseeable schemes (hereafter referred to as cumulative schemes ), which individually might be insignificant, but when considered together could create a significant cumulative effect. During the demolition and construction period, a combination of nuisance effects from noise, vibration and dust together with visual and traffic effects could be experienced. The implementation of environmental control measures through a CEMP would minimise the nuisance effects on local residents, pedestrians and other users during demolition and construction. The cumulative effects of the Development, together with other planned (or committed) developments were assessed. In total, 28 cumulative schemes were considered and were agreed with Tower Hamlets Council through the Scoping process. 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. Figure 12 shows the location of the cumulative schemes. Figure 12: Cumulative Schemes 15
During the demolition and construction of the Development, similar works on other cumulative schemes would likely result in temporarily increased traffic, noise and visual intrusion but the significant distance between the Site and the sites of the cumulative schemes would help minimise cumulative effects. The implementation of environmental control measures, such as a CEMP for the Development and the other planned developments, would minimise the nuisance effects on the surrounding area during demolition and construction. The key cumulative effects of the Development, once completed, in conjunction with the planned developments were generally found to be minimal. Exceptions comprise the following cumulative effects as follows: cumulative beneficial effects in relation to socio-economic, due to the provision of housing within Tower Hamlets, additional expenditure in the local area and the creation of jobs within Tower Hamlets and London; cumulative beneficial effects in relation to water resources and flood risk, due to reductions to existing surface water run-off through attenuation, accounting for climate change; and cumulative beneficial effects on townscape character areas, built heritage assets, and views by appropriately reflecting the Site s status as the District Centre for the Isle of Dogs. 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 Infrastructure & Environment Pickfords Wharf Clink Street London SE1 9DG Tel: 0207 928 7888 Email: ie@watermangroup.com 16