WATERMAN ENERGY, ENVIRONMENT & DESIGN LTD 60 ludgate hill / 30 old bailey environmental STATEMENT NON - TECHNICAL SUMMARY REV. 01 january 2011
Non-Technical Summary 60 Ludgate Hill / 30 Old Bailey 1. Introduction The City of London Real Property Company Limited (the Applicant ), a subsidiary company of Land Securities Plc, is seeking to obtain full planning permission for the redevelopment of a site (the Site ) located adjacent to Old Bailey Central Criminal Court within the City of London (CoL). The Site comprises approximately 0.65 hectares of previously developed land, and is bound by Ludgate Hill to the south, Old Bailey to the east and Limeburner Lane, Seacoal House and the existing UK Power Networks (UKPN) substation to the north and west. The Site is currently occupied by two buildings known as Hillgate House and 50 Ludgate Hill. These buildings comprise mainly offices with retail uses at ground floor level along Ludgate Hill and Limeburner Lane. An NCP public car park is present within the basement beneath the Site. Site Location Plan Site Boundary 1
60 Ludgate Hill / 30 Old Bailey Non-Technical Summary Whilst the Applicant has an existing planning consent for redeveloping the Site ( the Applicant s consented scheme ), this included Seacoal House and the UKPN substation, which is now excluded from the planning application boundary. UKPN have since obtained separate planning consent for the redevelopment of their site (the consented UKPN scheme ), which is now excluded from the Applicant s Site. This, along with a change in market conditions, has resulted in the Applicant seeking a new planning permission for a revised proposal (the Development ). Like the Applicant s consented scheme, the Development is office-led and comprises the construction of two nine-storey buildings on the Site. The Development includes the demolition of the existing buildings on the Site, together with the construction of two new nine-storey office buildings. The existing basement would be retained as part of the Development, which would largely provide office space, although a range of retail uses (cafés, restaurants and shops) would be provided at ground floor level, with the basement used for servicing, parking and plant storage. An area of publically accessible space would be provided between the two buildings fronting Old Bailey and a new pedestrian route would be created east/west through the Site. An Environmental Impact Assessment (EIA) has been undertaken to assess the environmental effects of the Development. The EIA is reported in an Environmental Statement (ES) which has been prepared to accompany the planning application. The ES describes the likely significant environmental effects of the Development, together with a range of measures required to prevent, reduce or offset any potential adverse environmental effects. This document provides a summary of the ES in non-technical language. 2. Environmental Impact Assessment Methodology An EIA aims to ensure that the potential significant environmental effects of a new development (which can be beneficial and adverse) are given due consideration in the deciding whether to grant planning consent. The EIA of the Development was undertaken in accordance with legal requirements and best practice guidelines, and used established methods and criteria. This involved Site surveys, data reviews, consultation with relevant authorities, computer modelling and specialist assessments. The first stage of the EIA process involved undertaking a scoping study. This study identified the potentially significant environmental issues associated with the Development and, therefore the focus of the ES. As a result of the EIA scoping study, it was determined that the following environmental topic areas should be addressed as part of the EIA and detailed in this ES: waste management; socio-economics; archaeology; transport and access; noise and vibration; air quality; ground conditions and contamination; wind; daylight, sunlight, overshadowing and solar glare; townscape and visual effects; and cumulative effects. Each environmental assessment topic is reported in the ES as a technical chapter. Each technical chapter describes how the assessment was undertaken, the current conditions on and adjacent to the Site, and the potential effects of the Development. They also describe 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 likely residual effects ) following the implementation of mitigation measures are then described. UKPN has confirmed that they are to implement the consented UKPN scheme adjacent to the western part of the Site in parallel with the Development, and therefore relevant aspects of the EIA were based on the assumption that the consented UKPN scheme would be completed at approximately the same time as the Development. 3. Existing and Future Land Uses and Activities The Site is currently occupied by two buildings dating to the 1950s and 1960s. These comprise: Hillgate House: a three-storey office building and a 13-storey office tower in the north of the Site (1 to 26 Old Bailey); and 50 Ludgate Hill: a U -Shaped nine-storey office building, with ground floor retail comprising 50 to 62 Ludgate Hill in the south and 1 to 9 Limeburner Lane in the south-west of the Site. 2
Non-Technical Summary 60 Ludgate Hill / 30 Old Bailey Existing Ground Floor Plan Above ground, the Site predominantly comprises hard-standing, including a central service yard. There is a small area of open space on the Site, but this is not for public use, and soft landscaping is limited to a few planters. As such, the Site is currently uninviting and presents a barrier to pedestrian movement. Beneath the Site, there is a large basement that is currently used as a NCP car park providing car parking for approximately 136 vehicles. Land uses surrounding the Site are varied and include: office buildings; an existing (vacant) office building (Seacoal House) with UKPN electrical substation beneath; small scale retail units along Ludgate Hill, and Limeburner Street; Central Criminal Court (Old Bailey) to the east of the Site on Old Bailey; and transport-related uses including a busy road network, the City Thameslink Station to the southwest of the Site and a number of London Underground Limited (LUL) stations. Existing view on the Site looking south towards Existing view from Old Bailey towards the Site looking 50 Ludgate Hill at 50 Ludgate Hill in the foreground and Hillgate House behind 3
60 Ludgate Hill / 30 Old Bailey Non-Technical Summary The Site is not located within a Conservation Area. However, there are three Conservation Areas within the immediate vicinity of the Site: Ludgate Hill Conservation Area immediately to the south-east of the Site; Newgate Street Conservation Area immediately to the north-east and Fleet Street Conservation Area to the west of the Site. There are also several listed buildings close to the Site, including the Central Criminal Court (Grade II* listed), Stationers Hall (Grade I listed) and St Paul s Cathedral (Grade I listed). In terms of future land uses, the consented UKPN scheme adjacent to the Site has been taken fully taken into account in the EIA process. It will comprise the demolition of the existing Seacoal House office building above basement level and the construction of a new two-storey building in its place. The existing basement and associated plant will be retained. The new building will contain only electrical plant and limited welfare facilities for UKPN personnel. Access to the consented UKPN scheme will be provided by new vehicular and personnel doors on the Limeburner Lane façade of the building. 4. Alternatives and Design Evolution In line with the EIA Regulations, the ES provides a description of the main alternatives considered by the Applicant. These included the do-nothing scenario (that is, leaving the Site in its current state), alternative sites, alternative uses and a series of alternative designs. Following an appraisal of the Site, it was concluded that existing buildings are in need of modernising. Without redevelopment, there would be a continued deterioration in the condition of the offices which would struggle to meet the requirements of modern-day tenants. In addition, without redevelopment, the setting of the surrounding listed buildings and Conservation Areas would not reach their full potential. Consequently, to ensure the efficient use of the Site, comprehensive redevelopment is proposed. Owing to the Site s location within a prime area for business and commerce, it was agreed that a comprehensive office-led redevelopment would be the most suitable option for the Site. From the start of the design process, due consideration has been given to a number of Site constraints, the most influential of which included: the presence of the consented UKPN scheme adjacent to the Site; the presence of height restrictions imposed in respect of maintaining local views of St Paul s Cathedral; the viewing corridor from Primrose Hill to St Paul s Cathedral; the surrounding townscape (particularly listed buildings and Conservation Areas); the surrounding transport infrastructure; and surrounding properties (particularly the Central Criminal Court at Old Bailey). Following numerous alternative design iterations, the Development is considered to offer the most advantageous design solution. In particular it: maximises the efficiency of the Site, taking into account the consented UKPN scheme; respects the height restrictions imposed by the Primrose Hill viewing corridor and St Paul s Heights policy; improves the visual appearance of the Site, and the setting of nearby listed buildings and Conservation Areas; provides improved pedestrian access through the Site, particularly in relation to City Thameslink Station; and improves the amount and quality of publically accessible space on the Site. 4
Non-Technical Summary 60 Ludgate Hill / 30 Old Bailey 5. The Proposed Development The Development comprises demolition of all on-site buildings and the construction of two new buildings known as Building A (in the north) and Building B (in the south) in their place. The Development would provide 55,661square metres Gross External Area (GEA) of office floorspace and 2,791 square metres GEA of retail floorspace. The proposed layout of Building A and Building B closely follows the Site boundary and surrounding streets Proposed Ground Floor Plan Proposed Development 5
60 Ludgate Hill / 30 Old Bailey Non-Technical Summary Building A would be nine-storeys above the ground floor, with plant and machinery located at roof level. The height of Building A has been defined by the Primrose Hill viewing corridor height restrictions and would be 52.82 metres above sea level. Office space would be provided within Building A from ground floor to ninth floor level and a small amount of retail would be provided within the ground floor. The main access to Building A would be in the north-east of the Site at the junction of Old Bailey and Limeburner Lane, with a secondary access in the south of the building from the new public amenity area. Building B would similar to Building A, i.e. a maximum of nine-storeys above the ground floor, with plant and machinery located at roof level and a maximum height of 52.82 metres above sea level, in order to respect the St Paul s Grid Height and Primrose Hill viewing corridor restrictions. However, the southern element of Building B along Ludgate Hill would be four-storeys (with a roof terrace at fifth floor level) to respect the St Paul s Grid Height. Office space would be provided within Building B from first floor to ninth floor level, with a mix of retail uses (including shops, cafés and restaurants) at ground floor level. Offices within Building B would be accessed to the south of the Site at the junction of Ludgate Hill and Limeburner Lane, with individual accesses provided to retail units from street level. The external appearance to Building A and Building B would comprise a mix of glass and masonry, which has been carefully selected to complement the surrounding townscape character and maximise energy efficiency within the buildings. Both new buildings on the Site would be constructed above the existing double level basement, which would be strengthened with new walls within the existing structure. The basement would house plant, waste and recycling storage, servicing, parking and shower facilities. Parking spaces provided within the basement would comprise eight car spaces (including two accessible spaces), 74 motorcycle spaces and 290 pedal cycle spaces. A new pedestrian route would also be created on the Site between Building A and Building B in an east/west direction through the Site, connecting Limeburner Lane with Old Bailey. The pedestrian route would open up to a new public amenity space in the eastern part of the Site on Old Bailey. In addition, a number of terraces would be provided within the Development for office workers, located on the ninth floor of Building A and the fifth, seventh and eighth floors of Building B. Landscaping at the Site would include the planting of mature trees at street level and provision of roof gardens and green roofs on the new buildings. The Development incorporates the following sustainable features: waste storage facilities; cycling facilities; green roofs; rainwater and greywater harvesting; photovoltaic (solar) panels to contribute to renewable energy supply; louvres in the building façade to provide shade from the sun; use of glass to optimise natural daylight within offices; and incorporation of recyclable material within the construction of the buildings. 6. Development Programme and Construction It is anticipated that the demolition and construction works would take approximately three years and three months to complete, including internal stripping out of existing buildings, service diversions, enabling works, demolition of Site buildings, Site preparation, piling and foundation construction and construction of buildings. As previously outlined, the consented UKPN scheme would be constructed at the same time, although it is scheduled to commence approximately two months prior to the Development. In order to control and manage the potential environmental effects of demolition and construction works, a Site-specific Environmental Management Plan (EMP) 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 during the works; for example, controls in relation to dust, noise and vibration. The EMP would be prepared in line with relevant legislative and best practice 6
Non-Technical Summary 60 Ludgate Hill / 30 Old Bailey guidelines, and contractors would be required to implement the EMP and ensure monitoring is undertaken where it has been specified. EMPs are an established method of managing environmental effects from demolition and construction works. In addition to the EMP, the appointed construction Contractor would be required to sign up to CoL s Considerate Contructors Scheme and adhere to the CoL s Code of Practice for Demolition and Construction Sites. 7. Waste Management An assessment of the effects with respect to the nature and volume of demolition, construction and operational waste arisings from the Development, and the requirements for waste treatment, has been undertaken. The generation of waste from the Development was estimated and recommendations for appropriate management are set out in the context of regional and local waste policies, best practice guidance and existing disposal infrastructure. During demolition and construction, the Applicant is committed to recycling 90 percent of demolition waste off-site, with an additional 5 percent to be reused on-site. This commitment would be included in Contractor appointment documents and would be achieved through the implementation of a Site Waste Management Plan (SWMP). The SWMP would also ensure that where waste cannot be reused, it would be disposed of in accordance with appropriate legislation and as close as possible to the Site. The completed and operational Development would generate a range of waste types including packaging and food waste from retail and food units, and paper, cardboard, drinks cans/bottles and food waste from offices. Sufficient storage space would be provided for both general and recyclable waste within buildings and within the basement of the Development, in accordance with best practice guidance. In addition, information on sustainable waste management would be provided to building occupants in order to promote the re-use and recycling of waste. Overall, it is anticipated that approximately 60 percent of operational waste could be recycled 8. Socio-economics A socio-economic assessment was undertaken to assess the likely significant effects of the Development on the local and regional economy, using a wide range of information sources. These sources included a detailed review of planning policies, guidance and standards, population Census data and professional experience of similar scale redevelopment schemes. The assessment identifies that the proposed demolition and construction programme for the Development would generate approximately 130 full time construction jobs, both on-site and within the construction supply chain. In addition, once the Development is completed and operational it is estimated that approximately 1,640 additional full time jobs would be created by the proposed office and retail uses, over and above those currently provided on the Site. These jobs would include a wide range of skills and would provide opportunities for both the local and regional workforce. With the introduction of additional employees at the Site, additional spending within the local economy would be expected. This is estimated at an increased spend of 2.1 million per year over current levels. The social effects of redefining publically accessible amenity areas on the Site were also considered and it is anticipated that this element of the Development would improve perceptions of safety on the Site and lead to long term beneficial effects for the local area. 9. Archaeology An assessment of the effects of the Development on archaeological deposits present beneath the Site has been undertaken. This included a site walkover, a review of various historical information sources and consultation with the CoL. As with the rest of the CoL, which forms the historic centre of London, the Site lies within an area of archaeological potential. However, the historical development of the Site, in particular the construction of the basement, is likely to have removed or severely damaged any archaeological remains. Nevertheless, there are a few areas around the periphery of the Site that may contain archaeological remains of interest, although the potential is considered to be low to moderate. 7
60 Ludgate Hill / 30 Old Bailey Non-Technical Summary The effects of the Development on any surviving archaeology would be limited to during the demolition and construction works, in particular from excavations and piling works. However, an Archaeological Evaluation would be undertaken prior to construction to further confirm and define the presence and nature of any archaeological remains beneath the Site. This would be undertaken in close consultation with CoL and would ensure that any archaeological finds are appropriately recorded. 10. Transport A detailed study of the effects of the Development on local highways, public transport, pedestrians and cyclists was undertaken and is reported within both the ES and accompanying Transport Assessment (TA). It is estimated that demolition and construction related traffic would result in between a 2 percent and 7percent increase in local traffic flows during peak morning and afternoon periods. This traffic would, however, travel to and from the Site on pre-agreed routes on the local highway network and, where practicable, outside of peak hours. On this basis, likely construction traffic effects on the local highway network are considered to be insignificant. An assessment of the amount of traffic likely to be generated from the Development concluded that there would be no significant effects on the local highway network. This is owing to the removal of the NCP car park, minimal parking (eight spaces) provided by the Development and the proximity of public transport to the Site. In addition, the provision of 290 secure cycle spaces in the basement and the implementation of a Travel Plan would encourage occupants of the Development to travel to and from the Site by means other than by car. With regards to the loss of the existing NCP car park, there are over 400 alternative parking spaces available within 500m of the Site. Therefore, the loss of car parking from the Site would not result in significant effects. An assessment of the additional use of public transport resulting from the Development concluded that all modes of public transport would have adequate capacity to accommodate the increase in passenger demand without significantly compromising comfort and safety. The Development incorporates a public amenity space and pedestrian route, which would increase permeability to, from and through the Site. In particular, access to the City Thameslink Station would be improved and the pedestrian environment would be designed to facilitate access for the mobilityimpaired. 11. Noise and Vibration The noise and vibration effects of the Development were established using published guidelines and a comprehensive baseline monitoring survey of the Site. Demolition and construction activities would inevitably give rise to some noise and vibration effects on receptors closest to the Site. However, during the demolition and construction works a number of steps would be taken to minimise the amount of noise and vibration arising from the Site. This would include careful selection of modern and quiet plant and machinery, and working to specified noise and vibration action levels and working hours, taking account of CoL s Quiet Hours policy. Noise and vibration levels would be verified by monitoring throughout the works to ensure no significant effects arise. All such mitigation would form part of the Site-specific EMP and would lead to only temporary minor effects during the demolition and construction works. Less traffic would be generated from the Development owing to the removal of the NCP car park. However, the changes in traffic as a result of the Development would not have a significant effect on traffic-related noise levels. New modern building plant within the Development would be concealed within the basement or positioned at roof level, thereby providing suitable internal noise conditions within the proposed buildings and in respect of surrounding properties. 8
Non-Technical Summary 60 Ludgate Hill / 30 Old Bailey 12. Air Quality The entire administrative area of CoL has been declared an Air Quality Management Area (AQMA) because of existing and predicted future levels of pollutants, mainly arising from road traffic. Accordingly, an air quality assessment was undertaken to determine the effects of the Development on local air quality. During demolition and construction works, best practice measures would be implemented to minimise dust arising from the Site. These measures would form part of the Site-specific EMP and would include damping down surfaces, erecting hoarding around the Site, covering all construction materials and regularly cleaning frequently used areas. However, even with the above measures in place, it is difficult to completely eliminate the generation of dust. Consequently, some minor and temporary effects from dust on nearby receptors could occur. As described above in the discussion of transportation, the demolition and construction traffic is not anticipated to significantly add to local traffic flows. As a result, the effects of demolition and construction traffic on local air quality would be insignificant. Traffic generation from the Development would be minimal, and consequently, the changes in air quality surrounding the Site as a result of the Development would not be significant. All building plant would be designed to accord with best practice guidelines and regulations. Consequently, there would be no significant air quality effects arising from building plant emissions on the Site. 13. Ground Conditions and Contamination A ground conditions and contamination assessment was undertaken to establish the likely contamination risks posed to a number of receptors including construction workers, future occupants of the Development, underlying soil and groundwater. The assessment used a range of information sources including historical maps, geological maps and information provided by the CoL. The Site and its surrounds have been in industrial and commercial use since the nineteenth century. Accordingly, there is the potential for some isolated contamination beneath the Site. The demolition and construction works would be subject to a range of health and safety controls required by law. These would prevent construction workers coming into direct contact with any potential contamination in the soil. Such controls would form part of the Site-specific EMP, which would also include protective and preventative measures to ensure that contamination risks to underlying soils and groundwater would be minimised. Available information also indicates that the Site was bombed during the Second World War, Consequently, a range of mitigation measures including safety and awareness briefings to workers, the presence of an Explosive Ordnance Disposal engineer during the works and appropriate testing of all piling locations would be undertaken to minimise risks from unexploded ordnance. The excavation works would be likely to generate approximately 12,500 cubic metres of excavated material. Opportunities for the re-use of this material would be explored, although it is anticipated that some of this material would require disposal off site at an appropriately licensed waste facility. All disposal of excavated material would be undertaken in accordance with legislative requirements. On completion of the Development, the risk posed by contamination to future occupants, soils and groundwater would not be significant. This is largely owing to the predominant covering of the Site with hardstanding that would act as a physical barrier between potential contamination in the soil and future occupants of, and visitors to, the Site. 14. Wind The effects of the Development on wind conditions both on, and surrounding, the Site were assessed in relation to the comfort and safety of pedestrians within and around the Development. The assessment included a desk study and review of a previous wind tunnel test carried out on the Site for the Applicant s consented scheme. Consideration was given to the suitability of conditions on pedestrian routes (surrounding pavements and the new pedestrian route through the Site) at building entrances and within the proposed public amenity space and building terraces. 9
60 Ludgate Hill / 30 Old Bailey Non-Technical Summary Existing wind conditions on and surrounding the Site are relatively calm and generally suitable for sitting and standing/entrance use, which is considered suitable for current users of the Site and surrounding area. The prevailing wind direction is south-westerly. Following demolition of the existing buildings, including the adjacent Seacoal House by UKPN, the Site and immediate surrounds may become slightly windier as the Site is opened up, although this change is predicted to be insignificant. As the construction works progress, wind conditions would progress towards those of the completed Development. The assessment of the completed Development, including the consented UKPN scheme, revealed that the predicted wind conditions on the Site and within the surrounding area would be equivalent to, or better than those required for the desired pedestrian activities on the Site. As such, the Development is predicted to have a beneficial effect on local wind conditions. 15. Daylight Sunlight, Overshadowing and Solar Glare An assessment was undertaken to establish the effects of the Development on the amount of daylight, sunlight and solar reflective glare received by properties adjacent to the Site. An analysis of the amount of overshadowing of new public spaces within the Development was also undertaken. The assessment involved the use of a three-dimensional computer model of the Development and its immediate surrounds. Following demolition of the existing buildings, including the adjacent Seacoal House by UKPN, daylight and sunlight levels at the Site and the immediate surrounds are likely to temporarily increase. As the construction works continue, the levels of daylight, sunlight, overshadowing and solar glare received by neighbours of the Site would progress towards those of the completed Development. Following completion of the Development levels of daylight and sunlight are deemed suitable for all surrounding properties which are all commercial in nature. Whilst some existing properties would receive a minor reduction in daylight and sunlight levels resulting from the Development, this is considered acceptable because: commercial properties have a low requirement for natural daylight and sunlight and a high dependence upon artificial lighting; and in the existing situation (without the Development) a high proportion of the surrounding commercial properties already experience low levels of daylight and sunlight. With regard to solar glare, whilst some potential small adverse effects have been identified, instances of solar glare would be limited to short-periods of time in the morning. The Development would not result in significant overshadowing within the proposed public amenity space and building terraces, and the effects would therefore be negligible. 16. Townscape and Visual Assessment An assessment was undertaken to determine the effects of the Development on the existing townscape and a selection of 30 key views around the Site. The assessment was undertaken in consultation with the CoL. A series of accurate computer generated images were produced to inform the assessment. Construction activities can be a source of significant visual intrusion, albeit over a temporary timescale. However, good Site management and housekeeping via the implementation of the Sitespecific EMP would ensure that any adverse effects would be minimised. The greatest effects are anticipated to occur at locations closest to the Site. It was concluded that the completed Development would preserve and enhance the settings of St Paul s Cathedral (Grade I listed), St Martins Church (Grade I listed), and the Ludgate Hill and Newgate Street Conservation Areas. The Development would also add to the group of buildings of significant architectural merit and enrich the fabric of the City. 10
Non-Technical Summary 60 Ludgate Hill / 30 Old Bailey View of Proposed Development from the South-west Corner of Ludgate Circus View of Proposed Development from North-east on Old Bailey 17. Cumulative Effects Two types of cumulative effects were assessed in relation to the Development: the interaction of individual effects arising from the Development. For example, noise, dust and visual intrusion during the demolition and construction works; and the combination of the effects arising from other schemes with those arising from the Development. During the demolition and construction stages of the Development, there would be some temporary cumulative effects primarily associated with townscape and visual effects, dust, noise and transport. However, implementing the Site-specific EMP would reduce the significance of these constructionrelated cumulative effects as far as practically possible. The cumulative effects of the Development in conjunction with the construction of a number of other relevant schemes were generally found to be minimal, with the exception of: noise and air quality (dust) cumulative effects which may arise in relation to the consented UKPN scheme, owing to the proximity to the Site; and socio-economics, where the benefits of the completed Development together with other reasonably foreseeable schemes would bring wider benefits for the London economy. If you would like to receive further copies of this Non-Technical Summary or would like to purchase a copy of the Environmental Statement, please contact: Waterman Energy, Environment & Design Versailles Court 3 Paris Garden London SE1 8ND Tel: 020 7928 7888 Fax: 0207 928 3864 Email: Heed@waterman-group.co.uk 11