1. Introduction Workspace 14 Limited (hereafter referred to as the Applicant ) has applied for full planning permission for the redevelopment of and 14 Marshgate Lane, situated on land bound by Marshgate Lane to the west, Bow Back River to the south and City Mill River to the east (hereafter referred to as the Site ). Its location near Stratford, East London is shown on Figure 1. The Site comprises an area of approximately 1.33 hectares (ha) and is located within the administrative boundary of the London Borough of Newham (LBN). Whilst the Site is within the boundary of the LBN, it also falls within the London Legacy Development Corporation (LLDC) area surrounding Queen Elizabeth Olympic Park and as such the LLDC acts as the determining planning authority for any planning application in this area. LBN acts as a statutory consultee. Figure 1: Site Location The Site is currently occupied by which comprises of approximately 9,400m 2 Gross External Area (GEA) of active and disused storage, general and light industrial businesses across three main buildings and associated areas of hard standing and surface car parking. The land on the north of the Site is currently vacant. The existing buildings are two to three storeys in height and there are no basements on the Site The redevelopment of the Site (hereafter referred to as the Development ) includes the demolition of all existing buildings on the Site and would involve the construction of eight new mixed use buildings, ranging from 2 to 12 storeys in height. 1
The Development would provide 268 residential units together with flexible employment space. A single basement would be built across the central part of the Site which would be used as a car park and for storage and plant rooms. Landscaped open areas would link the buildings including access along the Bow Back River. Further information on the Development is provided in Section 5: The Development of this Non-Technical Summary. As part of the full planning application, an Environmental Impact Assessment (EIA) has been undertaken by Waterman EED. 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 systematically 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 (LPA), consultees and the public, and that the LPA 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 (the EIA Regulations). From an early stage, the Applicant recognised that the full planning application would require an EIA and hence instructed Waterman EED to undertake the EIA for the Development. To ensure that all potential likely significant effects were considered in the EIA, LLDC were consulted in a process known as Scoping. The findings of the EIA are reported in the Environmental Statement (ES), which has been prepared to accompany the full 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 guidelines using established methods, such as site surveys, data reviews, consultation with a number of relevant authorities and specialist assessments undertaken by a team of qualified and experienced consultants. The first stage of the EIA process involved undertaking a Scoping Study. This study identified the likely significant environmental issues associated with the Development and therefore the focus of the EIA and content of the ES. On this basis, it was considered that the EIA would need to include an assessment of the following environmental topics: Socio-Economics; Transportation and Access; Noise and Vibration; Air Quality; Water Resources and Flood Risk; Ground Conditions and Contamination; Archaeology and Built Heritage; Ecology; Wind and Microclimate; Daylight, Sunlight and Overshadowing; Townscape and Visual Impact; and Cumulative Effects (the effects of the Development combined with the effects of other presently or reasonably foreseeable schemes). As part of the EIA scoping process, it was agreed that the following issues would be unlikely to experience, or give rise to significant environmental effects as a result of the Development. Accordingly, such issues have been considered as insignificant issues which have not been considered within the full EIA process. These include: Waste, Electromagnetic Radiation and Telecommunications. The scope of the EIA was formally agreed with LLDC via their formal Scoping Opinion (dated 12 June 2014). Table 1 below sets out the key issues raised in the Scoping Opinion and where they have been addressed in the ES. 2
Table 1: Key Issues raised during the EIA Scoping Consultee Issue Raised Location within the ES London Legacy Development Corporation (LLDC) Cumulative Assessment: All reasonably foreseeable schemes including those which are planned schemes should be considered, together with the methodology for assessment. Socio-Economics: Tourism and leisure receptors should be included specifically within the socio-economic baseline. Noise and Vibration: Mitigation of effects should be considered at source. Air Quality: Methodology, and construction effects. Ground Conditions and Contamination: It is advised that the relevant Olympic Park Remediation Strategies and Consolidated Validation Reports although there is no obligation to specifically use the principles and methods applied to the Olympic Park by the ODA and LLDC (Development). Archaeology and Built Environment: Heritage setting of listed buildings within 1km of the Site. Consideration should be given to Stratford Langthorne Abbey - located 1km to the east of the Site. The potential for impacts on Conservation Areas should be considered. Chapter 17: Cumulative Effects Chapter 7: Socio-Economics Chapter 9: Noise and Vibration Chapter 10: Air Quality Chapter 12: Ground Conditions and Contamination and Chapter 13: Archaeology and Built Heritage Volume 3: Townscape and Visual Impact Assessment Environment Agency Ecology: Impact of lighting on bats. Daylight, sunlight and overshadowing: The assessment should include analysis of surrounding open spaces. Electromagnetic Radiation and Telecommunications: Confirm no requirement for further assessment of impacts of electromagnetic radiation. Energy and Carbon Emissions: Include reference to energy and sustainability. Townscape and Visual Assessment: Include a preliminary Zone of Visual Influence / Zone of Theoretical Visibility. Water Resources and Flood Risk: The FRA will need to consider the following issues and information: Sequential Approach when designing the site layout; Increases in built footprint; Finished floor levels; Safe access and egress; River wall condition; Flood risk data and failing flood defence wall; Set back from flood defences and river bank; and Surface water drainage and SuDS. Chapter 14: Ecology Chapter 16: Daylight, Sunlight and Overshadowing. Chapter 2: EIA Methodology Sustainability Statement & Energy Strategy Chapter 5: The Development Volume 3: Townscape and Visual Impact Assessment Chapter 11: Water Resources and Flood Risk Appendix 11.1: Flood Risk Assessment and Appendix 11.2 River Wall Survey, Report and Drawings 3
Consultee Issue Raised Location within the ES Ground Conditions and Contamination: Follow the risk management framework provided in CLR11 Model Procedures for the Management of Land Contamination and EA s Guiding Principles for Land Contamination documents. Water Efficiency: Investigate water efficiency measures equivalent to level 3/4 for water within the Code for Sustainable Homes. Chapter 12: Ground Conditions and Contamination Chapter 11: Water Resources and Flood Risk Sustainability Statement Each of the environmental assessment topics listed above is reported in the ES as a technical chapter. The Townscape and Visual Impact Assessment (TVIA) is presented in a separate volume (Volume 3) of the ES. Each technical chapter (and Volume 3) describes how the assessment has been undertaken, the current conditions on and adjacent to the Site and the potential effects of the Development. Each technical chapter also describes a range of measures that would be incorporated to avoid, reduce, or offset any identified adverse effects, and / or enhance potential beneficial effects. Such measures are referred to as mitigation measures. The resulting effects (known as residual effects ) following the implementation of mitigation are also described. 3. Existing Land Uses and Activities The Site is currently occupied by active and disused commercial and light industrial buildings and associated areas of hard standing surface car park which form together with a vacant plot of land to the north on the Site. The Site comprises the following business uses: disused storage, general and light industrial businesses. The Site also includes a large area of hardstanding, areas of which are currently in use as car parking for existing site users. The Planning Application Boundary is illustrated in Figure 2. Figure 2: Planning Application Boundary 4
The Site is located approximately 390m southeast of the Olympic Park, 50m north of Stratford High Street (A118) and 800m to the northeast of Stratford Town Centre. The land uses surrounding the Site are predominantly commercial, industrial and residential comprising offices, retail and new apartments. Bow electricity substation is located approximately 50m west of the Site boundary, off Pudding Mill Lane. Figures 3-8 below provide some photographs of the Site and its surroundings. Figure 3: View into the northern portion of the Site Figure 4: View from the Site looking east to the Site Entrance Figure 5: View of the Southern boundary of the Site with the Bow Back River on the right Figure 6: Garage to south of the Site Figure 7: Stratford Halo Tower to east of Site Figure 8: Lockkeepers Cottage to West of the Site Residential accommodation is located in the Site vicinity, including approximately 20m east at the Lock Building (six storeys), approximately 25m to the north-east on Otter Close (four storeys) off Blaker Road, and approximately 50m to the southwest at Central House (10 storeys). A Porsche car dealership is located approximately 30m south of the Site at 68-70 High Street and includes a showroom and associated offices. The Site is located within an area of significant regeneration with completed, ongoing and planned development within both the immediate and wider surrounds. Approximately 275m east of the Site is the recently completed Stratford Halo Development, consisting of 6 blocks and a central tower of 43 storeys, including residential, retail and commercial space. There has also been considerable development along Rick Roberts Way, including a 13 storey residential tower, situated approximately 370m east of the Site and the recently completed works for the replacement Docklands Light Railway (DLR) station at Pudding Mill Lane. There is no public open space within the Site boundary at present. The nearest public open space to the Site is the Jubilee Greenway, a footpath and cycleway, located approximately 120m north-east of the Site. This leads to the Olympic Park and 2012 gardens situated to the north-west of the Site. The Bow Back River and City Mill River, which are tributaries of the River Lea, are located adjacent to the east and south of the Site. The City Mill River flows southeast along the eastern boundary of the Site where it meets with water from the Waterworks River, which flows southbound. The Site is protected from the Bow Back River and City Mill River by continuous raised flood defence walls located along the eastern and southern boundaries of the Site. It is important to note that the Site lies within a number of local and strategic planning polices for the redevelopment of the local area. The strategic policies for which the Site is located within include: The Southern Olympic Fringe sub-area, as detailed within the Major of London s The Olympic Legacy Supplementary Planning Guidance (July 2012); 5
The Pudding Mill Lane Site Allocation, as detailed within LBN s Core Strategy (January 2012) Policy Allocation S09, alongside the wider Arc of Opportunity, promoted as the principal area of growth across the London Borough of Newham; The Sugar House Lane / Pudding Mill Lane neighbourhood, as set out within the Stratford Metropolitan Masterplan (2011); and Sub-area 4 to include Pudding Mill Lane site allocation, as detailed within LLDC s Draft Local Plan 2015 to 2031 (August 2014). 4. Alternatives and Design Evolution In line with the EIA Regulations, the ES provides a description of the main alternatives to the Development, considered by the Applicant. These include: The No Development alternative; Alternative sites; and Alternative designs. No development at the Site was not considered to be a viable option by the Applicant as this scenario would retain the existing unattractive, inefficient and under-utilised buildings on the Site. This scenario would result in the following principal missed opportunities for the Site and the surrounding area: Improving public realm and pedestrian permeability through the Site; Provision of new homes on the Site; Job creation as a result of the provision of flexible employment space; and Decontamination and re-use of a partly vacant site. The Applicant did not consider any alternative development sites, owing to the fact that the existing Site is considered to be underutilised and appropriate for redevelopment. It is therefore considered appropriate to redevelop the Site to ensure it is utilised to its maximum potential, thereby adhering to national, regional and the aforementioned local policy drivers for the regeneration of the Site and surrounding area. Three main alternative designs were considered by the Applicant. Each design option was based around the constraints and opportunities of the Site as well as from extended consultation responses and feedback with key stakeholders such as the LLDC Quality Review Panel, the Greater London Authority (GLA) and LBN. The alternative designs are set out below: Alternative Design 1: this introduced a series of courtyard formation maximising views across the Bow Back and City Mill Rivers with private amenity space fronting on to the waterfront route. The heights of the proposals initially followed those outlined in the adjacent context of Stratford High Street and the consented outline planning development of the Whole Legacy Communities Scheme (PDZ8 site) outline planning consent. Buildings ranged from 8 storeys to 20 storeys in height, with the tallest building on the eastern side of the Site. Alternative Design 2: this was developed, following on from consultation with the LLDC to utilise the characteristic of the river by providing a series of splayed buildings with their narrow edge towards the water both optimising views of the river and creating a varied edge to the river. Building heights of 8 storeys were retained but it was instead proposed that a taller building of 16 storeys would be developed, located to the south of the Site adjacent to other taller buildings, including the PDZ8 site development marking the entrance into the Site. Alternative Design 3: The design reduced the height of the tallest tower to 14 storeys and introduced a diagonal route through the land that followed the desired route in par with the Masterplan for the Pudding Mill Area. Following a final design review with the LLDC Quality Review Panel, the height of the tallest tower was further reduced to 12 storeys and a landscape strategy was developed to create a series of open spaces. 6
5. The Development The Development would comprise the construction of 8 buildings (as shown in Figure 9), ranging from 2 to 12 storeys in height and located as follows: Building 1: to include 12 storeys, located in the south-west of the Site, adjacent to Marshgate Lane, Pudding Mill Lane and the Bow Back River. Linked to Building 2 by the commercial space at ground and first floor; Building 2: to include 8 storeys, located in the south-west of the Site, between Buildings 1 and 3, adjacent to Marshgate Lane and the Bow Back River. Linked to Building 1 by the commercial space at ground and first floor; Building 3: to include 8 storeys, located in the south of the Site, between Buildings 2 and 4 and adjacent to the Bow Back River and the proposed safeguarded bus link route; Building 4: to include 6 storeys, located in the south-east of the Site, to the east of Building 3 and adjacent to the Bow Back River; Building 5: to include 3 storeys, located in the north-east of the Site, adjacent to the City Mill River Building 6: to include 6 storeys, located in the north of the Site, between Buildings 5 and 7 and to the south of Building 8; Building 7: to include 8 storeys, located in the north-east of the Site adjacent to Marshgate Lane; and Building 8: to include 6 storeys, located in the north of the Site between buildings 5 and 7. Figure 9: Proposed Layout of the Development 7
The Development would provide a total of 268 residential units. All buildings except Building 5 would comprise flats; Building 5 would provide 7 townhouses. Buildings 4, 5, 6 and 8 are solely residential, with Buildings 1, 2, 3 and 7 also including employment floorspace. The proposed unit mix includes a total of 118 one-bed unit, 65 two-bed units, 82 three-bed units and 3 four-bed units. It is proposed that employment floorspace would be provided across the ground floor and first floor level of Buildings 1 and 2 and across the ground floor level of Buildings 3 and 7. The Development incorporates a basement with the perimeter walls inset from the Site boundary. The depth of the proposed basement would extend to 4.25m below ground level. The basement would be located in a central area within the Site beneath Buildings 2, 3, 6, 7 and 8. It would include car parking spaces, tank rooms, generator, switch rooms, energy centre and refuse storage. Access to the basement would be via a two way ramp, provided from Marshgate Lane, adjacent to Building 2. The basement car park would contain a total of 67 car parking spaces (of which 27 are accessible spaces). Two disabled parking bays would be provided for the employment element of the Development, also accessible at basement level. A total of 608 cycle parking spaces would be provided within the Development. This would include 556 long stay and 7 short stay cycle parking facilities for the residential element of the Development and 38 long stay and 7 short stay cycle parking facilities for the employment element of the Development. Pedestrian access to the residential and employment elements of the Development would be provided principally from Marshgate Lane. The Development seeks to enhance the permeability of the Site by creating new northsouth pedestrian routes and a new east-west pedestrian route from Marshgate Lane towards the City Mill River. The façade of the buildings would use a mix of contemporary industrial style materials alongside more traditional features, such as brick cladding. River fronts would have façades with generous openings that look onto the waterfront. Buildings along Marshgate and Pudding Mill Lanes would be urban in character with openings and ground floor entrances that overlook the public realm. In addition to the built elements, a mix of public realm and amenity space for new residents, employees, visitors and the public would be provided on the Site (as shown in Figure 10), in the form of the following 8 landscaped areas: Waterside Edge: a new public route and linear park that follows the waters edge; Marshgate Lane: a tree lined street with an avenue of London Planes following the carriageway of Marshgate Lane to Stratford High Street; Marshgate Square: a key junction, on the entry to Pudding Mill Lane. This would be designed as a shared surface environment, to accommodate buses, cars, cyclists and pedestrians passing through the space; Marshgate Yard: a yard located at the back of Building 1, adjacent to the Bow Back River front and surrounded by employment uses. The yard would be designed with seating steps to the waterside edge and contain a tree designed as a focal point for the space; Bow Back Street: a diagonal pedestrian route going through the Site from Marshgate Lane to the waterfront edge of the City Mill River. This space would be designed as a social environment between Buildings 4 and 6. Play facilities would be provided at the eastern end of the space; Courtyard Gardens: private communal courtyard gardens would be provided for residents in adjacent buildings. The space would include private gardens for residents of the ground floor units, alongside a communal garden, play facilities and a hard ground courtyard space at the western end; Bow Back Corner; a pocket park, predominantly for the use of local residents. It would include a grass lawn and large trees, and natural informal play facilities located at the south-east corner of the Site, along the waterfront; and Bow Back Mews: waterside Mews would run along the front of the proposed townhouses to the north-east of the Site. The area would be designed with a simple cobbled finish to encourage out door planting along the waterfront. The Development would include a range of ecological enhancement measures, which includes: 8
Wildflower planting with shrubs; Enhancement to existing marginal vegetation; Living roofs; House sparrow terraces; Native landscaping and amenity planting; and Sand Martin artificial nest boxes. Surface water would be managed through the provision of green and brown roofing located on 7 of the new buildings and measures to store rainfall and control the rate of discharge of this water to the Bow Back River. Energy efficiency measures and low or zero carbon technologies have been incorporated into the design of the Development, including the use of photovoltaic panels. Two options currently exist for the energy centre. Option A includes the provision of an on-site energy centre located in the basement, without a Combined Heat and Power (CHP) engine, but with the ability to connect to the Kings Yard District Heating System in the future. Option B includes connection to the Kings Yard District Heating System. For the purposes of the EIA only Option A has been considered, as this has the potential to generate the most significant environmental effects. All the proposed buildings would be set back between 5.4m and 14.3m from the defences of the City Mill and Bow Back Rivers. To allow for the increase in ground floor levels as part of the Development, an additional reinforced concrete wall would be built behind the existing City Mill and Bow Back River Wall. The wall would vary in height between 5.80m and 7.30m AOD and the existing wall would be retained. An area of land would be safeguarded to allow for a bridge over the Bow Back River to be provided in the future. It is however noted that the bridge link proposals are not considered as part of this Development as they are not within the control of the Applicant. Figure 10: Detailed Landscape Masterplan 9
6. Development Programme, Demolition and Construction The current expectation is that the demolition and construction for the Development would span approximately 32 months, with the Development being completed in the second quarter of 2018. All of the existing structures would be demolished. The following sequence of during the demolition and construction phase would take place: Site Preparation and Enabling works; Demolition; Site Levelling; Piling and Basement Construction; Superstructure and External Envelope; Services installation and fit-out; and Public realm works and landscaping. In order to control and manage the potential environmental effects typically associated with the demolition and construction phase, 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. The CEMP would be agreed with the LLDC and LBN 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 The Development would generate temporary opportunities for the regional workforce during the demolition and construction period. It is estimated that this could be in the region of 1.107 person-years of employment, equating to approximately 124 Full time equivalent (FTE) demolition and construction jobs. In addition, multiplier effects associated with the presence of the demolition and construction workforce would give rise to additional expenditure in the local economy. Many of the units on the Site are vacant. The demolition of the existing buildings on the Site would give rise to the displacement of the existing tenants on Site, all of whom have flexible break clause in their leases. However, the existing employment floorspace is inefficient and is not well suited to the requirements of modern users. Furthermore, the total loss of employment floorspace would only be temporary, as new employment floorspace is to be provided by the Development (see below). Employees associated with the demolition and / or construction of the Development would likely engage in spending activity within the local area. It is considered that during the demolition and construction phase the Development local spend by workers could equate to 172,608 per annum. The Development would generate employment via the provision of new employment floorspace. Taking account of the loss of existing commercial floorspace, it is calculated that the Development could generate up to 234 Full Time Equivalent (FTE jobs). This would represent a net direct increase of 208 FTE jobs based on current occupancy of the existing Site. The reprovided employment space would also result in higher value employment opportunities. The provision of 268 residential units would positively contribute to the housing targets for Newham and London, and contribute to addressing the overall housing shortfall. It is expected that the Development could deliver up to 32% affordable housing, subject to viability, which equates to up to 85 units of affordable housing. These would contribute towards the overall affordable housing targets at local and regional level. The delivery of 268 residential units would result in a resident population of up to 483 residents (over time). The Development has been calculated to result in an additional 93 children, 54 of whom would be of school age. 10
With appropriate contributions in relation to health and school facilities, the Development should not adversely affect the capacity, supply and demand for health care, or primary and secondary school places. The new residential population and employees at the Development have the potential to contribute 289,537 to 116,928 (net) per annum to the local area respectively. The Development incorporates a range of interconnected and inclusive private and public amenity open spaces designed to serve the needs of future residents, office workers and visitors, and allows connections with the wider open space network beyond the Site. Provisions include two publicly accessible play spaces and a resident only play space. Open spaces have been designed to encourage safe, inclusive and accessible play, with natural play features interspersed throughout the Development area and a publicly accessible tow-path to the Bow Back River frontage. The proposed mix and layout of land uses and publicly accessible spaces would provide active frontages at ground floor level and increase activity levels around the Site. This would maximise natural surveillance, thereby reducing the opportunity for crime and improving perceptions of safety and wellbeing. This would help to ensure a safer environment for pedestrians and visitors to the Site. 8. Transportation and Access An assessment of the potential effects of traffic and transport associated with the Development has been undertaken by Steer Davis Gleave, the approach for which has been agreed with Transport for London (TfL), LLDC and LBN. A Public Transport Accessibility Level (PTAL) for the Site was undertaken, which measures the accessibility of a location to the public transport network, taking account walk access time and service availability. The Site falls between Levels 3 and 4, classified as Average and Good accessibility. However, there are significant transport improvements, notably Crossrail, which are proposed in the future which would greatly improve the accessibility of the Site. Future forecast capacity has been assessed taking into account a number of cumulative schemes in the surrounding area. There are not expected to be any significant highway or footway closures in order to facilitate the demolition or construction of the Development. In addition the number of construction vehicles associated with the Development is equivalent to the existing peak hour vehicles movements to and from the existing Site and is therefore not expected to have any impact on the local highway network. During the construction period there would be an increased number of workers in the local area that would use the public transport network. This increase on the public transport network would be very small and would be accommodated in the existing network. Furthermore the majority of the workforce would be travelling outside of the peak periods. Whilst it is considered there would be no effect on transport and access during the demolition and construction phases, a Construction Logistics Plan and a Delivery and Servicing Plan have been prepared to manage construction and servicing on the local road network. The Development would have a minimal increase in flows at the Marshgate Lane/ Pudding Mill Lane Junction and the Marshgate Lane/ Stratford High Street Junction and the junctions would not be effected. Furthermore the assessment have shown that the overall impact of the Development on the local highway network would be small in relation to traffic on the local highway network. The assessment has found that there is existing capacity on public transport in the local area, and as such there are not considered to be any effects of the Development on bus services; underground and light rail services; and rail services. The Development proposals include significant improvements to the urban realm and pedestrian and cycle facilities, including increased permeability, public open spaces and cycle parking to help maximize use of these modes. It is considered that these improvements would have a beneficial effect on pedestrians and cyclists in the local area. 11
As part of the application documents Residential and Framework Travel Plans have been created. These are established tools to manage travel behaviour by encouraging travel by sustainable modes. In addition a Delivery and Servicing Plan has also been produced for the Development. This provides a management framework to improve safety, efficiency and reliability of deliveries and servicing at the Site. 9. Noise and Vibration The demolition and construction works would include activities likely to increase noise levels and potentially cause vibration immediately adjacent to the Site. This could result in temporary, short-term effects to sensitive receptors on surrounding streets particularly in respect of the occupants at Otter Close, Marshgate Lane, High Street and Blaker Road. Demolition and construction traffic flows are not anticipated to give rise to any significant additional noise and vibration at nearby sensitive receptors. The implementation of noise and vibration control and management measures via the CEMP would help to reduce noise disturbance to occupants of existing properties during the demolition and construction works. The CEMP would include measures such as the use of modern, quiet and well maintained machinery and noise and vibration monitoring to assist in controlling level at nearby receptors to reasonable levels. An assessment of residential amenity for future residents of the Development has been undertaken. The assessment results indicate that with mitigation measures relating to the façade design of the Development, the required internal noise levels would be achieved within all habitable areas of the Development, thereby satisfying the requirements of BS 8233. It is predicted that noise levels at outside amenity spaces such as balcony and terrace spaces of the residential buildings and the ground floor public realm would meet required guidance criteria in the absence of any additional mitigation. Items of fixed building services plant installed as part of the Development would have the potential to generate noise. Suitable noise level 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. Given the location and physical separation of the proposed employment use and proposed residential units, together with standard Building Regulation requirements, there would not be noise break-out associated with the office and retail units that would give rise to disturbance to either existing or future nearby receptors or future residents of the Development. There would be no effect to noise levels resulting from additional traffic generated by the Development on all local roads. 10. Air Quality The main likely effects on local air quality during demolition and construction would be related to dust emissions. A range of measures to minimise or prevent dust emissions would be implemented throughout the demolition and construction of the Development through the CEMP. Any emissions from equipment and machinery operating on the Site during demolition and construction would be small in comparison to the emissions from the large volume of vehicles travelling on roads in the surrounding area of the Site, and therefore would not significantly affect air quality. It is anticipated that the effect of demolition and construction vehicles entering and leaving the Site during the period of greatest vehicle movements would have a small effect on air quality in the context of local background pollutant concentrations and existing local road traffic emissions. However during all other periods, the effect would be insignificant. 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 12
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 adverse effect upon local air quality. 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 existing sensitive locations surrounding the Site or the occupants of the proposed residential units of the Development. 11. Water Resources and Flood Risk The demolition and construction works would not give rise to any significant flood risk issues, nor give rise to any foul water drainage capacity or water supply issues. Owing to the proximity of the Site to the Bow Back River and City Mill River (both tributaries of the River Lea), the EA flood maps indicate that the Site is located within Flood Zone 3, which has a high probability of flooding. Although the Site benefits from flood defences along the eastern and southern boundary of the Site, and the Development would include a reinforced concrete wall behind the existing river wall, the EA have stated that all finished flood levels should be set 300mm above the 1 in 100 year (plus climate change) flood level (i.e. 5.33m AOD). The finished floor levels of the north and north-eastern parts of the Development would lie at a minimum of 5.80m AOD. This would ensure that the majority of the more vulnerable uses (i.e. residential units) are located above the breach flood level and therefore would not be at risk should a breach occur. Due to a necessity to tie into the surrounding levels to the north, it would not be possible to raise the ground levels of the far northern and north eastern residential properties. To afford protection, all sleeping accommodation would be located on the first floor and above, over 3m above the predicted flood level. This would ensure that occupants would be able to access a place of safe refuge above the flood level in the highly unlikely scenario of a breach in the defences. It is recognised that in the south-western parts of the Development, less vulnerable employment land uses would be provided on the ground floor. However occupants would either be able to gain internal access to the first floor level, or walk a short distance to a place of safe refuge outside the breach flood extent, should the unlikely scenario of a breach occurring in the defences at the same time. In addition a Flood Management Plan would be put in place prior to occupation of the completed and operational Development and Management staff would be made aware of the procedures to follow in this scenario. It is considered that the Development would not be effected by flood risk. A surface water drainage strategy has been prepared for the Development which includes measures to store rainfall and reduce run-off on Site and control the rate of discharge of this water to the local sewer network, once the Development is completed and operational. These measures include the use of sustainable drainage systems (SuDS) and the strategy makes an allowance for the future effects of climate change. In line with policy requirements, the surface water drainage strategy would achieve a 50% reduction of the existing surface water drainage discharge rate. The Development would therefore not increase surface water flood risk on-site or beyond. The deepest level of the Development s basement would lie within groundwater. However, as the basement would not extend into the London Clay formation, it is considered that groundwater would continue to flow around and beneath the basement structure through the Alluvium, thereby not giving rise to any significant groundwater flooding issues. In addition, it is anticipated that the basement would be appropriately waterproofed and would remain watertight throughout the lifetime of the Development. In regards to water supply, Thames Water has confirmed that existing water network has sufficient spare capacity to supply the domestic peak potable water demand for the Development. 12. Ground Conditions and Contamination A desk-based study of ground contamination and a site investigation have established that elevated concentrations of contaminants above relevant assessment criteria are present within the Made Ground and to 13
a lesser extent within the natural ground (alluvium) at the Site. Elevated concentrations above relevant assessment criteria have also been reported within the groundwater beneath the Site. A significant volume of contaminated material would be removed from Site to facilitate the Development. The Development s basement, which would be excavated to an average depth of 4.25m below present ground level, would remove the majority of the Made Ground and, in some areas, the upper horizons of the Alluvium. Contaminated material external to the basement excavation would also be removed from the Site and clean materials imported for use. A Remediation Strategy would be developed and agreed with the relevant statutory authorities, including LBN, LLDC and the Environment Agency, and be implemented during the early stages of the demolition and construction programme. The appropriate piling methodology would be agreed with the Environment Agency to minimise the potential for contamination risks to the aquifers underlying the Site. In addition, a number of measures for good site management have been recommended to minimise exposure of construction workers and neighbouring receptors during demolition and construction. These would be set out in the CEMP and all demolition and construction works would be undertaken in line with the measures outlined within it. The Site and surrounding area suffered bomb damage during the Second World War and unexploded devices could be encountered during excavation works. A specialist survey of parts 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. The majority of the existing Made Ground across the Site including existing soft landscaping would be removed to facilitate the basement excavation proposed. The provision of buildings and hardstanding across the majority of the Site and the provision of clean topsoil in soft landscaping areas would result in a low risk of harm to human health and the wider environment following completion of the Development. 13. Archaeology and Built Heritage An archaeological assessment has identified that the Site lies in an area of archaeological potential for prehistoric and later deposits relating to the exploitation of the valley of the River Lea. However, development on the Site, both in the past and relating to the current buildings would have partially removed archaeological (buried heritage) assets beneath the Site. It is not envisaged that the Site contains archaeological remains of more than low significance, and these would be likely to be confined to the Prehistoric, later Medieval and post Medieval periods where the assets have not been compromised by the mid-nineteenth and mid-twentieth phases of industrial development. This has been confirmed by the watching brief undertaken on the Site Investigation. Notwithstanding the above, it is acknowledged that there is potential for palaeoenvironmental, Prehistoric and post Medieval archaeological (buried heritage) assets to exist within the Site. In the absence of mitigation, intrusive ground works during the demolition and construction works would likely penetrate deeper and to a greater lateral extent than any structure currently associated with the existing Site buildings and would therefore have the potential to remove truncate archaeological (buried heritage) assets within the footprint of the works. In agreement with English Heritage, a watching brief of the site investigation was undertaken on Site. This confirmed high levels of truncation across the Site but also a layer of preserved peat. In order to fully assess the potential of this layer it is anticipated that a targeted programme of archaeological watching brief including a geo archaeological investigation would be required prior to and during all intrusive ground works which would then inform a more detailed mitigation strategy (as appropriate). This would be secured under a standard planning condition. The Built Heritage Assessment has found that there are no designated heritage assets within the Site and the existing building stock has been found to be of low heritage significance. Late twentieth century alterations to the earlier buildings have been unsympathetic and in many cases intrusive which detract from the buildings and 14
Site s aesthetic value. As such the Site is not considered to make any considerable aesthetic contribution to either the local or wider landscape. A views assessment undertaken as part of the Heritage Impact Assessment considered eight viewpoints, seven of which were also included in the Townscape and Visual Impact Assessment. Views from around the Site have been assessed to be of predominantly low heritage significance. The main heritage significance in the wider setting of the Site was found to be the Sugar House Lane Conservation Area, located to the south. The Development is not considered to have any significant impact upon the understanding or appreciation of this designated asset. It is recommended that prior to demolition a survey is undertaken of the buildings to provide a record of the existing building stock. This should detail the locations of buildings and early fabric. 14. Ecology The habitats within the Site are considered to be of limited ecological value and there are no ecological designations on the Site. However, the Bow Back Rivers Site of Importance for Nature Conservation (SINC), is located adjacent to the south and eastern boundary of the Site. Surveys were undertaken to understand which species were present on and around the Site. These included breeding bird and bat surveys. The results show that the Site is not being used by roosting bats, and that whilst there are birds using, and breeding within the Bow Back River, relatively few use the Site, with only four species being confirmed as breeding within the Site. The demolition and construction phase of the Development is likely to result in a temporary loss of available nesting sites for birds such as house sparrow and herring gull. 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 (including those of the Canal & Rivers Trust and the Environment Agency) to reduce disturbance resulting from noise, vibration, dust deposition, light spill and contamination / pollution events. The Development would include a range of ecological features which would contribute to increasing the habitat diversity and therefore ecological value of the Site. Enhancement measures as part of the scheme design include: Soft landscaping with biodiversity value comprising wildflower, shrubs, tree and amenity planting. Wildflowers that attract insects would be planted to enhance the Site for invertebrates and foraging bats and native shrubs would be planted to benefit both nesting and foraging birds; Enhancement to existing marginal vegetation along the north-eastern boundary of the Site by planting additional species of biodiversity value, including common reed (Phragmites australis), yellow flag iris (pseudacorus) and purple loosestrife (Lythrum salicaria); Installation of living roofs on Buildings 2, 3, 4, 5, 6, 7 and 8. Four buildings will incorporate sedum living roofs and three buildings will incorporate native bio-diverse living roofs; Installation of house sparrow terraces, which would be attached at a height of at least 2m above ground level; and Installation of artificial nest boxes for sand martin, which would be incorporated into the existing river wall. During the operational phase of the Development, surface run off from the basement areas of the Site would be discharged into the foul water network at ground level. This would eliminate any risk of pollution entering the adjacent Bow Back Rivers SINC. All other surface runoff would be discharged into the Bow Back Rivers SINC, in line with the preference from the Environment Agency. No significant adverse effects are anticipated upon completion of the Development. Given the above ecological enhancements, the Development would have a beneficial effect to ecology within the Site and within the adjacent Bow Back Rivers SINC. In addition a Landscape Ecological Management Plan and a Lighting Strategy would be developed to ensure the ecological measures are adequately managed and maintained. 15
15. Wind and Microclimate An assessment of the likely wind conditions as a result of the Development and the suitability of these in terms of pedestrian comfort and the wind environment of amenity spaces has been undertaken by RWDI. The assessment has been informed by appropriate meteorological data combined with detailed wind tunnel testing. The assessment concluded that owing to the low rise existing building on the Site to be demolished, the demolition works are not expected to have a significant effect on the wind conditions within, and immediately surrounding the Site. As construction progresses the wind conditions would move towards the conditions predicted for the completed Development. The wind tunnel testing demonstrated that the majority of the Development is suitable for the desired pedestrian use. However, mitigation measures were identified as being required at two entrance locations and two amenity areas. These include porous screening or coniferous landscaping to the south-western and north-western entrances of Building 3, and trees to the centre of the Site and south-west of Buildings 3 and 7. With these mitigation measure in place, it is considered that the Development would be suitable for its intended uses. Strong winds are anticipated at four locations for up to 4 hours per year; one of these is on a thoroughfare where wind speed in is unlikely to cause a nuisance; the remaining three locations are in areas where mitigation has already been proposed to off-set adverse effects related to pedestrian comfort. These mitigation measures would be expected to reduce or eliminate the occurrence of strong winds. It is therefore considered that wind conditions would not significantly affect pedestrian comfort or safety either within the Development or within the public realm surrounding the Site, following completion of the Development. 16. Daylight, Sunlight and Overshadowing Changes in the bulk and massing of the buildings on the Site (size, height and general shape of the proposed buildings) would have potential effects to the daylight and sunlight availability to the surrounding residential properties as well as overshadowing to nearby amenity areas. In addition, the design of the proposed buildings also plays a major role in influencing the daylight and sunlight availability that would be enjoyed by the building s future occupants. An analysis of the effects of the Development on the daylight, sunlight and overshadowing of the existing, neighbouring consented and within the Development itself has been undertaken. Daylight, sunlight and overshadowing assessments of the Development have been carried out in accordance with guidelines produced by the Building Research Establishment (BRE) which are the recognised standards to use for assessments such as these. The assessments used the drawings of the Development, along with observations from a review of the Site and its surroundings. The daylight analysis shows that the Development would only have the potential for a minor significant effect in terms of the supply of daylight and sunlight at The Lock Building. Effects upon all other residential receptors in the vicinity of the Site would be negligible. Consequently the analysis shows that the neighbouring schemes, both existing and proposed, would receive daylight and sunlight amenity consistent with the expectations of the urban area. Overshadowing analysis of the surrounding amenity areas shows there would be little or no effect on the existing values. The effects of the Development on these areas would be negligible. The assessment shows that the internal daylight and sunlight conditions within the Development would vary but overall effects would be characteristic of a dense urban environment and therefore would be acceptable. 17. Townscape and Visual Impact Assessment The Townscape and Visual Impact Assessment (TVIA) has assessed the townscape character and visual baseline for the Site and surrounding area. Sensitive receptors have been identified and the potential effects of the Development on the townscape have been predicted. 16