Environmental Statement Non-Techncial Summary 28.06.2017 Anthology Hale Works xx.xx.xx Document title 1
Contents 1.0 Introduction... 2 1.1 Background... 2 1.2 Environmental Assessment... 2 1.3 Site Description... 3 2.0 The Proposals... 5 2.1 Background and Need... 5 2.2 Alternative Development Scenarios... 5 2.3 Design Development... 6 2.4 Description of the Development... 9 3.0 Consultation... 12 3.1 Approach to Consultation... 12 3.2 Results of Consultation... 13 4.0 Environmental Impacts... 14 4.1 Traffic and Transport... 14 4.2 Air Quality... 16 4.3 Townscape, Heritage and Visual Impact Assessment... 16 4.4 Daylight, Sunlight and Overshadowing... 17 4.5 Wind and Microclimate... 18 4.6 Hydrology and Flooding... 19 4.7 Ecology... 19 4.8 Socio-economic... 20 5.0 Summary... 21 5.1 Conclusions... 21 5.2 Management of Environmental Impacts... 21 5.3 What happens next?... 21 Anthology Hale Works Ltd
1.0 Introduction 1.1 Background 1.1.1 This document summarises the Environmental Statement (ES) which accompanies the planning application. The Development, called Anthology Hale Works, comprises a new residential led mixed use development ranging from 11 to 33 storeys. 1.1.2 This document is a summary of the Environmental Impact Assessment (EIA) process in non-technical language. The main Environmental Statement (ES) (Volume 1) and the supporting Appendices (Volume 2) contain detailed information on the project and each of the environmental topics considered. 1.2 Environmental Assessment 1.2.1 EIA is a formal process by which the likely environmental effects of a project are assessed, and where there is potential for a significant negative effect that cannot be avoided, works are identified to lessen the effect (mitigation). The ES reports on the findings of the EIA and sets out those areas where likely significant environmental effects have been identified and the mitigation proposed to lessen predicted effects. It forms an important part of the planning application decision making process. 1.2.2 Under the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended 2015) the Proposed Development is considered to have the potential for likely significant environmental effects and therefore it requires an Environmental Impact Assessment to be undertaken. 1.2.3 On this basis, topics to be studied as part of the EIA were decided in a scoping process which involved consultation with a number of statutory and non statutory consultees, such as the Environment Agency, Natural England and Officers from the London Borough of Haringey (LBH). 1.2.4 The outcome of the scoping stage was that the following topics should be included within the assessment: Transport and Access; Air Quality; Townscape, Heritage and Visual Impact Assessment; Daylight, Sunlight and Overshadowing Wind and Microclimate Hydrology and Flooding Ecology; and Socio-economics. 1.2.5 The EIA project team has been led by EIA co-ordinators from WYG, with input from other specialists within the company and additional technical inputs from van Bruggen Ltd and BRE. Anthology Hale Works Ltd 2
1.3 Site Description 1.3.1 The Site is the final remaining development plot of the Hale Village Masterplan. The approved Masterplan comprised up to 1,210 residential units, offices, retail, student accommodation, a hotel, a health centre, a primary school and a crèche. 1.3.2 The site is bound to the west and to the north by Daneland Walk, to the east by Coppermill Heights (a residential scheme by Newlon Housing Trust of approximately 150 homes on a building of 11 storeys) and to the south by Ferry Lane. 1.3.3 Beyond Daneland Walk to the north is the recently developed Unite Students (Emily Bowes Court), this is an approximately 690 room student residential building over ground floor commercial (a Tesco store), rising to 11 storeys. 1.3.4 The wider surrounding area has been subject to substantial regeneration. The Tottenham Hale Railway Station and Underground Station to the west of the Site, has benefited from major landscaping works and improvements. The Tottenham Hale Retail Park is located to the south west of the Site, on the opposite side of Ferry Lane. The River Lee forms a boundary between Hale Village and the wharf site, beyond which likes the Paddock Community Nature Park and the Walthamstow Reservoirs. Aerial View of the Site from the south west Anthology Hale Works Ltd 3
Site Location Anthology Hale Works Ltd 4
2.0 The Proposals 2.1 Background and Need 2.1.1 This EIA process started when Anthology Hale Works Ltd purchased the remaining undeveloped plot of the Hale Village Masterplan. 2.1.2 The Hale Village masterplan area has been subject to considerable amount of planning over a number of years. Including a series of design competitions and the submission of a reserved matters application for a 20 storey building which remains under consideration by the Council. 2.1.3 This planning process resulted in the masterplan area being granted outline consent in 2007 with 11 separate blocks, a street network and new public open spaces. 2.1.4 The Anthology Hale Works site builds upon the wider masterplan for the Hale Village development originally consented in 2007. The vision for Hale Village is to create a vibrant, sustainable, high quality, urban village integrated with the surrounding area which will act as a model for other mixed use developments and a catalyst for the regeneration of Tottenham Hale. Since it has become a multi award winning urban village with sustainability and community at its heart. 2.1.5 The brief for the site can be summarised as: Generate a high quality place that respects the emerging townscape and history of the area; Sit the building sympathetically within the wider context; A sustainable place whose design supports the well-being of the residents and the local community; and Buildings that support the wider masterplan and sets the benchmark for quality for the emerging area. 2.2 Alternative Development Scenarios 2.2.1 Given this planning history and the planning and decision making process that was undertaken in order to reach the stage where the Hale Village area was allocated and taken through to a grant of consent, no alternative sites have been considered as part of the development of the proposals. 2.2.2 Also given the fact that there is an outstanding permission on the site for the development of an 18 storey residential building, it has not been deemed appropriate to consider a do nothing scenario as development will come forward on this portion of land irrespective of the outcome of this proposal. 2.2.3 A number of alternative scenarios were investigated as part of the design process at the initial stage and these are discussed further in the section below. Alternative Designs 2.2.4 Whilst the site is identified by Anthology Hale Works Ltd and LVE as being suitable to accommodate development of this nature, during preparation of the proposal, a series of development scenarios have evolved for the Site that seek to accommodate both the aspirations of the client, LBH, consultees and the general public. 2.2.5 A series of studies have been undertaken at the Site, the results of which are referenced in the main chapters of the ES. The results of these surveys have been used to refine the masterplan into a position where it could be reviewed and consulted upon. Constraints and Opportunities 2.2.6 There are a number of constraints and opportunities for development in Tottenham Hale which were highlighted in the Tottenham Hale District Centre Framework, these include: Buildings with heritage value along Ashley Road; Anthology Hale Works Ltd 5
Terrace of Victorian houses along the Hale; The approved Premier Inn development on Station Road; Potential new connections between Chestnut Estate and Tottenham Hale Retail Park and surrounding areas; Improved crossings over the railway line, in particular at Ferry Lane; The need for acoustic mitigation between main roads and the railway line and new homes, especially along Monument Way; Key frontages that can be developed to enhance the area; An emerging high street along Broad Lane; Potential for the creation of new public realm, including an east west green link and a north south pedestrian priority route; Adjoining residential and employment neighbourhoods; Foundation constraints due to the Victoria Line and Crossrail 2; and Key vistas looking out onto the Lee Valley Regional Park and Down Lane Park. 2.3 Design Development Building Footprint 2.3.1 The site layout initially had to respond to the surrounding buildings and the constraints of the Victoria line. 2.3.2 The following page shows the four phases the site boundary went through to arrive at the final footprint of development proposed. 2.3.3 At the lower levels the podium has been shaped to complete the local street pattern and fulfil the principles of the Hale Village masterplan (graphic 1 and 2). 2.3.4 A new public square has been created to the west which links through to Tottenham Hale via a new footbridge (graphic 3). The geometry of the curve of Daneland Walk creates a primary pedestrian route to the new residential lobby (graphic 3). 2.3.5 On the upper levels a smaller footprint rationalised for residential layouts has been derived through the consideration of street widths and the location of the Victoria Line beneath (graphic 4). Building Height 2.3.6 Tottenham Hale is an area undergoing significant regeneration, the proposal sits within the centre of this and planning policy and conversations with stakeholders suggested that it was suitable for a tall building to form an urban landmark which in turn would help to signify the location of Tottenham Hale Station. Massing 2.3.7 The site s massing has been developed in response to feedback from LBH and the neighbouring buildings. As such the building s massing has been developed in four main stages. 1. Podium relates to the commercial area of the adjacent Unite Students and Coppermill Heights. 2. Lower Levels The footprint is larger at the lower levels to accommodate 11 units. Its height relates to Unite Students, stepping up from Coppermill Heights. 3. Upper levels The form reduces to accommodate 8 units and a slimmer more elegant massing. The set back is used to provide communal amenity for residents. 4. Crown Conceptually the top levels are combined to form a crown that celebrates the top of the building. Sunlight and Daylight 2.3.8 The design has developed to maximise daylight and sunlight levels in the building, how this has progressed is displayed below. Anthology Hale Works Ltd 6
Building Footprint Development 1. Initial Site Boundary 2. Respond to step-in agreement and masterplan principles 3. Streetscape - Create new neighbourhood streets and public realm 4. Residential Footprint Responding to street widths and the Victoria Line Anthology Hale Works Ltd 7
Sunlight and Daylight Development 1. Sun Path 2. External Amenity - South and West 3. Internalised Amenity North West and East The site benefits from views over the reservoirs. The majority of homes have been designed to provide external balconies which also mitigate overheating. These homes benefit from internalised amenity. Where required the building, form has been shaped to provide aspect to the north west and avoid single aspect north facing units 4. Daylight Penetration Depth 5. Maximising Aspect The size of the plan has been optimised to maximise opportunities for sunlight and daylight in the apartments whilst also creating a generous lobby at the centre of the plan. The floor plan has been developed to maximise aspects and capitalise on the views out. Larger dual aspect units are located on corners whilst single aspect units are further enhanced through splayed windows to the main living spaces that also sculpt the building form. Anthology Hale Works Ltd 8
2.4 Description of the Development 2.4.1 The proposals are for a residential led mixed use development comprising the following: New mixed use development ranging from 11 to 33 storeys comprising 1,588 sqm commercial space (flexible A1/A3/A4/B1/D1 uses), 279 residential units including affordable housing, together with roof garden and associated landscaping, the provision of basement car parking, bicycle spaces, associated plant including building maintenance unit and internal refuse storage at Plot SW, Hale Village. Schedule of Development Residential Uses 2.4.2 The building will be predominantly residential with 43 of the proposed 279 units being affordable. 28 of the units (10%) will be wheelchair accessible. 2.4.3 The mix for the private housing has been developed by the client with regard to the design constraints and opportunities and based on an analysis of the local area and with regard to LBH planning policy. The housing mix is as set out in the table below. Residential Mix Overview Percentage of mix Studio (flat) Commercial Uses 1B2P (Flat) 2B3P / 2B4P (Flat) 4% 39% 53% 4% 3B6P (Flat) TOTAL UNITS DENSITY (units / ha) Total 10 110 149 10 279 1029 2.4.4 The Proposed Development will deliver approximately 1,507m 2 GIA (Gross Internal Area) of space. The proposal for this space is flexible and will deliver a range of A1 / A3 / A4 / B1 / D1 uses spread across the ground floor of the building, overall end use will be dependent on market forces. 2.4.5 The commercial space is being designed to meet the requirements of BREEAM (2014) Very Good. Building Heights 2.4.6 The building proposed will be a range of heights, with a maximum total height of 120m AOD (above ordnance datum), which accounts for all building plant above the top level of residential development. 2.4.7 At the 11 th storey there is the shoulder of the building which will form a sky garden for use by residents, this will be located at a height of 49m AOD. Basement 2.4.8 The basement of the Proposed Development will deliver 36 car parking spaces, including 24 accessible spaces, and four residential and commercial motorcycle spaces. The basement will also provide 448 residential and commercial long stay cycle spaces within five secure storage areas. 2.4.9 The basement will also provide associated space for plant and a commercial loading bay and moving in day bay. Site Access Arrangements 2.4.10 The site is located in an area with a public transport accessibility level (PTAL) rating of 6a indicative of very high accessibility to local public transport services. The Site is located adjacent to the Tottenham Hale Station which has overground and underground lines and a bus interchange. 2.4.11 Long stay parking for vehicles and cycles is provided in the basement as set out above. Additionally, 34 residential and commercial short stay cycle spaces will be available within the landscape on the ground floor. Anthology Hale Works Ltd 9
Landscape and Open Space Proposals 2.4.12 The landscape masterplan for the proposals is designed to be simple and coherent and link in to the existing high quality materials and design of the wider Hale Village development. 2.4.13 The development will provide approximately 1,050m 2 of public realm space. This space improves access to Hale Village and Tottenham Hale Station and creates wide pedestrian streets punctuated by large scale appropriate planters and the provision of 12 new trees. 2.4.14 The development also provides a sky garden on the 11 th floor, which will provide approximately 200m 2 of open space and play provision. The skygarden will be accessible to all occupiers of the Proposed Development. The skygarden will include planters, timber seating, high quality paving and elements of informal play incorporated within the scheme. 2.4.15 Additionally, 61m 2 of space adjacent to this will provide residents with a sky lounge providing additional amenity space. 2.4.16 The podium roof offers the opportunity for a green roof space and therefore will provide approximately 770m 2 of green roof space. This is likely to be in the form of sedum and perennial mix planting; the species will be a mix including perennials to offer height and all yearround interest. Proposed view looking from Ferry Street Anthology Hale Works Ltd 10
Proposed Landscape Masterplan Anthology Hale Works Ltd 11
3.0 Consultation 3.1 Approach to Consultation 3.1.1 Anthology Hale Works Ltd and their consultants have undertaken extensive discussions with statutory and non-statutory consultees, the local community and landowners. 3.1.2 The findings have had an influence over the evolution of the design and the scope of the EIA. 3.1.3 Consultation began at the earliest stage of the development to establish feasibility and has progressed through to the submission of the planning application. This consultation process is summarised across the page. 3.1.4 The Applicant implemented a comprehensive programme of community engagement which began in November 2016, and included the following: Two Public Exhibitions - The Applicant hosted two separate public exhibitions in the local area. Engagement with Residents Associations and local groups -The Applicant sought to engage with local resident associations including the Ferry Lane Action Group (FLAG) Engagement with local elected representatives Public consultation website - To ensure a continuous flow of information, the Applicant established a consultation website www.anthologytottenhamhale.london Direct liaison with residents The Applicant ensured that its consultants were available to discuss the plans with residents who wished to be involved in the application process. This included meeting with residents of Coppermill Heights. Anthology Hale Works Ltd 12