Meridian Water Phase 1 Application

Meridian Water Phase 1 Application MW11 Environmental Statement Non-Technical Summary London Borough of Enfield March 2016

Contents 1 Introduction 1 2 The proposed development 2 3 Evolution of the proposed development 4 4 Environmental assessment findings 5 4.1 Transport 6 4.2 Air quality 7 4.3 Cultural heritage 7 4.4 Daylight, sunlight and shadow 8 4.5 Ecology and biodiversity 8 4.6 Environmental wind 9 4.7 Ground conditions and contamination 10 4.8 Noise and vibration 10 4.9 Socio-economics 12 4.10 Television and radio interference 12 4.11 Townscape and visual 13 4.12 Water resources and flood risk 14 5 How to find out more 15 Page

1 Introduction The London Borough of Enfield is submitting an outline planning application for Phase 1 of the Meridian Water Masterplan in the London Borough of Enfield, North London. Phase 1 comprises the redevelopment of approximately eight hectares of land to provide up to 725 residential dwellings with supporting facilities (retail, community and leisure) and infrastructure (roads, footpaths, drainage, energy etc). It also includes the relocation of the existing Angel Road station (part of the West Anglia Main Line railway) to the eastern side of the proposed development site where it would be renamed Meridian Water station. The Environmental Statement (MW12) forms part of the Phase 1 planning application, describing the likely significant environmental effects of the proposed development. The Environmental Statement (MW12) has been prepared in accordance with the Town and Country Planning (Environmental Impact Assessment) Regulations 2011. This document forms the Non-Technical Summary of the Environmental Statement for the Meridian Water Phase 1 development. Page 1

2 The proposed development The Meridian Water Phase 1 site is located to the south-east of Edmonton Green and to the west of the Lee Valley. The West Anglia Main Line railway runs down the eastern side of the site and the proposed Meridian Water station building would straddle the railway. To the east of the railway an access road would be provided to the station from Meridian Way. The residential buildings and supporting facilities and infrastructure would be built on the main part of the site to the west of the railway. The main vehicular access to the site would be from Leeside Road, with pedestrian access also provided from Kimberley Road and a bus-only access from Albany Road. The site is currently derelict but historically it was used for gas production which means that it is contaminated. Planning applications were approved in 2015 for the soil remediation works required on the site to reduce levels of contamination in the shallow soils and groundwater to acceptable levels ready for future development. Remediation of soils would be completed prior to the construction of each phase of the Meridian Water Phase 1 development. The proposed development consists of five development zones or building plots within which the residential buildings and associated facilities and infrastructure would be built. Within each building plot the development would consist of a number of buildings of different heights, separated by areas of public open space and footpaths. The station footprint constitutes a sixth development zone. The Environmental Impact Assessment is based on the maximum parameters for the proposed development (i.e. maximum height and extent of the building plots). The maximum heights within each building plot step down across the proposed development site from east to west such that the lower heights are located closest to the low rise residential streets in the vicinity of Kimberley Road. Approval will need to be sought from the local authority for the future detailed design of the development. This will come forward through Reserved Matters applications. Any detailed design proposals will be based on design principles established at in the Design Code (MW04) and the Design and Access Statement (MW05), and will need to comply with the environmental mitigation measures identified in the Environmental Statement (MW12). It is expected that construction of the Meridian Water Phase 1 would commence in November 2016 and last for four years, meaning that the development would be operational by end of 2020. Construction would be phased, with the first building plot expected to be complete and occupied by September 2017. Contractors building the development would apply best practice measures to ensure the risk of environmental impact from construction is minimised. To this effect a Code of Construction Practice / Construction Environmental Management Plan, which sets out the best practice measures, will be drafted in consultation with the local authority and other key organisations at the detailed design stage. This will draw on the mitigation measures set out in the Environmental Statement (MW12). Page 2

Proposed land uses on the Meridian Water Phase 1 site Open space 1. West train station square 2. Northern community park 3. Southern community park 4. Local play space 5. Pymmes Brook naturalised bank 6. Eastern train station approach Development plots A D E F Residential blocks including retail and leisure uses at ground floor level Residential development Meridian Water Station Page 3

3 Evolution of the proposed development There is a pressing need for housing development in the London Borough of Enfield and the Meridian Water area has been designated in regional and local planning policy as an area to help provide this housing need in the borough. Site selection studies were undertaken by the London Borough of Enfield when identifying suitable areas for future housing, the conclusions of which were that the Phase 1 site (as part of the wider Meridian Water development) represents an underused site that provides an opportunity for enhancement through the proposed development. While the current environmental quality of the site is poor, the proposed development would bring the opportunity for environmental enhancement and improve the amenity of the local area. The proposed internal site layout has been influenced by a number of factors: site constraints, including contaminated disturbed ground to the north, previous gasholder locations and retained utility routes; integration of water into the urban strategy. The southern bank of Pymme s Brook is naturalised to reduce flood risk and improve access; location of new parks close to existing residential areas; and siting of smaller buildings towards the west of the site to minimise overlooking and overshadowing of existing residential properties, with taller buildings towards the east of the site, away from existing communities and closer to the new Meridian Water Station. Page 4

4 Environmental assessment findings The environmental impact assessment has been undertaken to identify the likely significant positive and negative effects of the proposed development in order to inform decision makers. The assessment and mitigation process aims to avoid or reduce negative environmental effects and to also identify and promote positive effects. Consultation has been undertaken with the London Borough of Enfield and other organisations through the environmental impact assessment process. The following aspects of the environment have been included in the environmental impact assessment: Transport; Air quality; Cultural heritage; Daylight, sunlight and shadow; Ecology and biodiversity; Environmental wind; Ground conditions and contamination; Noise and vibration; Socio-economics; Television and radio interference; Townscape and visual impact; and Water resources and flood risk. Page 5

4.1 Transport A Transport Assessment has been undertaken, which sets out how access to the proposed development site would be provided and assesses the impacts on the local transport network. Levels of congestion at road junctions around the site would be slightly negatively affected by the traffic generated by the proposed development. A number of improvements are proposed to address these issues, including parking restrictions and improved visibility around site access points, improvement works at local road junctions and a strategy to promote more sustainable modes of transport. The impacts of the development on the capacity of existing rail and bus services are relatively small and can be mitigated. The traffic associated with construction activities can be accommodated within the network with no detrimental impacts, provided that all highway mitigation works proposed for the development are carried out prior to the construction peak year. The completed development will benefit pedestrians by providing a safe and convenient walking network through the site and providing a new link across the railway line, enabling new and existing residents to access the shops, schools, leisure and employment facilities east of the railway. Cyclists will benefit from improved routes as an alternative to replace undesirable sections of road around the site (e.g. Leeside Road and Brantwood Road). Lifts and a gutter ramp will be provided to enable dismounted cyclists to use the pedestrian bridge across the railway. Secure cycle parking, traffic calming measures and 20mph speed limits will encourage walking and cycling around the site. Public transport access will be improved by the new Meridian Water rail station and easier access to bus services on the east side of the railway line. Parking will be mainly for residents, with some additional visitor spaces, and vehicle access has been designed to prevent rat-running, both through the site and on the surrounding roads. Page 6

4.2 Air quality The air quality effects from the construction and operation of the proposed development have been assessed. Construction-related activities have the potential to result in dust emissions. However, mitigation measures to control dust emissions would be defined in a Code of Construction Practice / Construction Environmental Management Plan which would ensure that effects are not significant. Emissions from construction traffic were also assessed with the effect on local air quality identified as not significant. Once the proposed development is operational, air quality impacts may be caused by the on-site energy centre and traffic generated by the development. The assessment again concluded that effects would not be significant at sensitive locations both on and surrounding the site. However, as the site is located in an area of poor air quality, use of sustainable modes of transport would be encouraged through the implementation of the operational site travel plan. 4.3 Cultural heritage The proposed development would be constructed on a clean site, following the completion of soil remediation works that are being carried out under a separate planning application. These works are being supervised by a qualified archaeologist to ensure that any remains found are properly managed and recorded. Therefore, during the construction of the Phase 1 development it is not expected that any archaeological remains would be found in the shallow soils. The exceptions to this are the station area and some small areas on the edges of the site that are not covered by the remediation works. Construction in these areas would be supervised by an archaeologist. There is also potential for disturbance to archaeological remains through the construction of deep foundations, which would go below the depth of the remediation works. The cultural heritage assessment concluded that although there is the potential for the archaeological remains below the remediated soil, preservational conditions are considered to be poor and much of the ground is likely to have been disturbed by modern activity. Effects would therefore be not significant and no further mitigation measures are required. Page 7

4.4 Daylight, sunlight and shadow A daylight, sunlight and shadow assessment has been undertaken for the Meridian Water Phase 1 development. This identified the potential effects of the development (assuming maximum heights and extent of the building plots) on surrounding residential properties along Kimberley Road, Willoughby Lane and Ladysmith Road, and on the new Meridian Angel primary school (currently under construction). The assessment concluded that there would be some significant adverse effects on both daylight and sunlight levels at some of the properties along Kimberley Road and Willoughby Lane. At the detailed design stage, the proposed development would therefore need to be appropriately sized and laid out (in accordance with guidance produced by the Building Research Establishment) so that the effect on all surrounding properties is reduced to a level where it would not be significant. The effects of the proposed development on sunlight penetration into open spaces surrounding the site is considered to be not significant. 4.5 Ecology and biodiversity An assessment has been undertaken on the effects of the Meridian Water Phase 1 development on ecology and biodiversity. The main part of the site to the west of the railway line is mainly bare ground, with little vegetation and low levels of biodiversity. Pymme s Brook, at the northern end of the site, is enclosed in a mixture of culvert and concrete canal, with no significant habitat value. The land to the east of the station is currently heavily vegetated and has some value for local wildlife. Surveys have not identified any protected species on these sites, although there is the potential for protected species such as reptiles, found within the adjacent rail corridor, to use the vegetated areas to the east of the line. Following the remediation works currently being undertaken under a separate planning consent, the land either side of the railway will be largely cleared of vegetation and re-surfaced, and therefore the impacts of the proposed development on these areas would not be significant. The site of the proposed Meridian Water Station lies within the railway corridor, which has a 5-10 metre strip of vegetation either side of the rail lines, and grassland within the track ballast provides additional habitat. This area is designated as a Wildlife Corridor by London Borough of Enfield and the neighbouring local authorities, and forms a link for wildlife between other habitat areas, including designated sites. Surveys have identified slow worms (a protected species) in low numbers, and the corridor is also used by bats, although no potential roost sites are present. Page 8

Images of the Phase 1 development site The proposed development would impact on the rail corridor through the loss of vegetation and the creation of a break in the wildlife corridor. In order to mitigate this, a 6m wide habitat corridor would be created within the Phase 1 site alongside the railway line to enable the continued functioning of the Wildlife Corridor. Details of this will come forward as part of future Reserved Matters applications. Other mitigation includes control measures during the construction stage to prevent impacts on protected species such as reptiles and nesting birds. 4.6 Environmental wind The environmental wind assessment considered the wind effects of the proposed development on pedestrian comfort and safety. The assessment concluded that there is the potential for excessive windiness around exposed buildings that are not well sheltered by others during both construction and operation. This includes the western entrance to Meridian Water station and other areas around the development including some of the public spaces/parks. There is therefore a need for appropriate mitigation to be incorporated into the detailed design to reduce windiness to acceptable levels. This may include features such as trees, planting, canopies, screens and recessed entrances, all of which are helpful in reducing windiness at exposed locations, for example around building access points and in areas of regular outdoor use. With appropriate mitigation in place to ensure acceptable conditions, effects would be not significant. Page 9

4.7 Ground conditions and contamination The site is currently derelict but historically it was used for gas production which means that it is contaminated. Planning applications were approved in 2015 for the soil remediation works required to reduce levels of contamination in the shallow soils and groundwater to acceptable levels ready for future development. Remediation of soils would be completed prior to the construction of each phase of the Meridian Water Phase 1 development. However, significant contamination will remain beneath the top layer of soils, and in the shallow groundwater. Therefore the design of foundations, piling and site drainage has been carefully considered to ensure that contamination would not spread or penetrate into the deeper, clean ground water under the site. This means that there would be minimal infiltration of rainwater into the ground, and foundations would be as shallow as possible to avoid penetrating the clay layer that protects the clean groundwater aquifer. Gothic Gas Works, 1930 Gothic Gas Works, 1950 The development would also be designed to ensure that future users of the site would not be exposed to contaminated materials, by incorporating hardstanding and cover layers of clean soil. The building design would incorporate protection against ground gas and construction materials would be resistant to substances with the potential to damage below ground structures. Construction workers would be protected by management and control measures employed during the works. These measures would ensure that there would be no negative impacts in relation to ground conditions and contamination. 4.8 Noise and vibration Existing noise at the Meridian Water Phase 1 site is dominated by noise from the A406 North Circular Road and the West Anglia Main Line railway. The assessment considered noise and vibration impacts during the construction and operation of the proposed development on residential properties and proposed Angel Road school to the west and south of the site. Construction noise would arise from activities such as piling, operation of plant and machinery, and construction traffic on the site and the local road network. The assessment found that changes in noise levels due to increased traffic on the Page 10

nearby road network during construction would be negligible. However noise from construction activities on the site would result in potential temporary negative impacts at the school and properties along Albany Road, Kimberley Road, Ladysmith Road and Willoughby Lane. However, these would be reduced to an acceptable level through construction management measures. After completion of construction, the residential development would not result in negative impacts on noise, either from the site itself or from additional road traffic. However, the new Meridian Water station would give rise to noise impacts from the public address system, whistle noise, door alarms and noise from stationary trains and passengers, which would be located close to the new residential buildings on the Phase 1 site. With the incorporation of appropriate measures in the detailed design of the residential buildings and the station, the impacts would be reduced to an acceptable level. The existing houses and new Meridian Angel primary school to the west of the site would be screened from the new station by the Phase 1 development so would not experience any noise impacts. Vibration may be perceptible in nearby properties during construction, but this was assessed as a very low level of impact and not significant. Page 11

4.9 Socio-economics The socio-economic assessment considered the effects of the proposed development on local employment (during both construction and operation), local housing need and the availability of open space and community, healthcare and education facilities. The construction of the proposed development is estimated to generate approximately 3,338 full-time jobs during construction, resulting in a significant positive effect which could be enhanced further by measures incorporated into the Code of Construction Practice / Construction Environmental Management Plan to support local supply chains and employment. Approximately 85 full-time jobs would also be generated during the operation of the proposed development. This is considered to be a positive effect although not significant. The proposed development would increase housing supply in the area which represents a significant positive effect, particularly in relation to the increased supply of family housing. A significant positive effect is also identified from the provision of the new community centre within the proposed development. The development would have a negative effect on the availability of primary school places given the current shortfall in the area, although the new Meridian Angel primary school will help to ease the current shortfall. Effects on local healthcare facilities and open space/playspace are considered to be not significant. 4.10 Television and radio interference An assessment has been undertaken of the effects of the Phase 1 development on television and radio reception in the vicinity of the site (assuming maximum heights and extents of the building plots). This considered the position of the proposed development in relation to the position and height of terrestrial television transmitters to determine whether any signal shadows would be created on properties surrounding the development that may affect the television reception received at these properties. It was concluded that the proposed Page 12

development may have a negligible effect on terrestrial television signals at a small number of properties. Mitigation measures are therefore proposed to overcome any adverse effects and ensure that the effects are not significant. It is not considered that there would be any significant effects on radio signals or satellite television. As cable television is transmitted via underground cables, this would not be affected by the new buildings and therefore effects are also not significant. 4.11 Townscape and visual Construction of the proposed development would have a significant adverse effect on some local views and on the local townscape, particularly in close proximity to the site where the construction works would be highly visible. Measures are proposed to be included in the future Code of Construction Practice / Construction Environmental Management Plan to help reduce the effects during construction, for example, having high quality hoardings, maintaining a well-kept construction site and keeping construction lighting to a safe minimum. Some effects would however remain significant albeit they would be temporary in nature. Once completed, the proposed development would be significantly larger than the existing buildings around the Meridian Water Phase 1 site. Due to its height, it would be visible across a wide area and from a large number of viewpoints. This has the potential, based on the maximum heights and extents of the building plots, to give rise to significant adverse effects from a number of locations due to the increase in bulk and mass on the site. Measures are proposed to reduce adverse effects at the detailed design stage, including ensuring high quality building design and materials to enhance the character of the site and surrounding area, high quality hard and soft landscape design and careful lighting design. With such measures in place, the effects would in many cases become beneficial as there are improvements in character setting and appearance compared to the existing situation. Some significant adverse effects would however remain at some viewpoints where the development continues to encroach into the unbuilt skyline. Page 13

4.12 Water resources and flood risk The assessment considered the effects of the proposed development on flood risk (flooding of Pymme s Brook, groundwater and from surface water), water quality, foul water network and water supply during both construction and operation. During construction the risk of flooding of Pymme s Brook or groundwater is considered to be negligible and not significant. While a negative effect is identified with respect to surface water flooding, temporary drainage solutions would be determined during detailed design to control surface water flows to ensure that effects are not significant. Effects on water quality and demands on the foul water network and water supply are assessed as not significant assuming the use of appropriate construction methods to avoid contamination of groundwater resources. During operation flood risk is assessed as not significant with respect to Pymme s Brook, surface water and groundwater, with adequate on-site flood storage and a surface water drainage system to be provided as part of the proposed development. Effects on water quality are also not significant due to the incorporation of water treatment systems within the surface water drainage system. To ensure insignificant effects on the foul water network and water supply, it is recommended that a network impact assessment is undertaken (by Thames Water) to identify the need for any network upgrades which would be implemented within an appropriate timescale. The water demand of the site should also be minimised during detailed design through the inclusion of appropriate design measures, for example, reuse and recycling of rainwater. Page 14

5 How to find out more The Environmental Statement and other supporting planning documents can be viewed at the planning offices for the London Borough of Enfield and can be downloaded from their website. Any comments on the application should be made directly to the London Borough of Enfield either via their online commenting tool or at the address below. Planning London Borough of Enfield Civic Centre Silver Street Enfield EN1 3XA www.enfield.gov.uk Page 15