Introduction 1. 2-10 Mortimer Street Limited Partnership (hereinafter referred to as the Applicant ) is seeking planning permission for the construction of a residential led, mixed use development (hereinafter referred to as the Proposed Scheme ) from Westminster City Council (WCC) on the former Middlesex Hospital site, Mortimer Street, located in Fitzrovia, London (Figure 1). This document provides a Non-Technical Summary (NTS) of the former Middlesex Hospital Environmental Statement (ES). 2. The Proposed Scheme comprises the construction of 2 new office buildings, 3 new residential buildings and the reconfiguration of the Grade II listed No. 10 Mortimer Street around a Central Courtyard. Retail/restaurant, Primary Care and Education Facilities are included along with 2 basement levels providing 193 car parking spaces and 742 cycle spaces. 20 cycle spaces have also been provided on the ground floor level. The grade II* listed Chapel will also be retained. 3. The site is 1.2 hectare (ha), broadly square in shape and is located within the administrative boundary of Westminster City Council (WCC). The site location is shown in Figure 1. 4. The site is bounded by Mortimer Street to the south, Nassau Street to the west, Riding House Street to the north and Cleveland Street to the east. Figure 2 shows the planning application red line boundary of the site. Figure 2 Red Line Boundary Figure 1 Site Location 1
The Planning Application The EIA Methodology 5. Given the scale of the Proposed Scheme and its potential for impacts on the environment, it is recognised that it constitutes an Environmental Impact Assessment (EIA) development under the Town and Country (Environmental Impact Assessment) (England and Wales) Regulations 2011. 6. The ES is designed to inform readers of the nature of the Proposed Scheme, the likely environmental impacts and the measures proposed to protect the environment and/or reduce any significant adverse impacts to an acceptable level. 7. The ES considers the likely impact of the Proposed Scheme on its neighbours, local environment, local and regional economy and the wider area. Beneficial and adverse, short and long-term (temporary and permanent), direct and indirect and cumulative impacts have been assessed. The significance of residual impacts is evaluated with reference to definitive standards, accepted criteria and legislation where available. Where it has not been possible to quantify impacts, qualitative assessments have been carried out, based on expert knowledge and professional judgement. In order to provide a consistent approach within the ES, the following terminology has been used to define residual impacts: Adverse - Detrimental or negative impacts to an environmental/socio-economic resource or receptor; Negligible - Imperceptible impacts to an environmental/socio-economic resource or receptor; Beneficial - Advantageous or positive impact to an environmental /socioeconomic resource or receptor; and No Impact -No change to the environmental resource or receptor. 8. Where adverse or beneficial impacts have been identified these have been assessed against the following scale: Minor; Moderate; and Major. 9. The ES comprises: ES Volume I Environmental Statement: This document presents the findings of the EIA and is divided into a number of background and technical chapters supported with figures and tabular information for clarity of reading; ES Volume II Townscape, Visual and Built Heritage Assessment: This document comprises a stand-alone Townscape, Visual and Built Heritage Assessment accompanied by a set of views and images; ES Volume III Technical Appendices: This document provides detail on the assessments undertaken and information used to inform the ES Volume I; and ES Non-Technical Summary (NTS): This document, which is stand alone, and provides a concise description of the Proposed Scheme, alternatives considered environmental impacts and mitigation measures in non-technical language. EIA Scoping and Consultation 10. The EIA has been preceded by a formal scoping exercise with WCC to determine specific requirements for the EIA and to eliminate those areas for which no significant impacts are expected. A copy of the Scoping Report and Opinion from WCC is included in Volume III Technical Appendix A. 11. The process of consultation is critical to the development of a comprehensive and balanced ES. Views of interested parties serve to focus the environmental studies and to identify specific issues, which require further investigation. Consultation is an ongoing process, which enables mitigation measures to be incorporated into the project design thereby limiting adverse effects and enhancing benefits. 12. The design of the Proposed Scheme has developed through consultation with a number of consultees over the past months. This consultation process has served to identify those issues of greatest significance and to maximise understanding for the development of mitigation measures. 13. Key consultees involved in the evolution of the Proposed Scheme design and preliminary assessment of environmental impacts include: Westminster City Council (WCC); London Borough Camden (LBC); 2
Environment Agency (EA); Greater London Authority (GLA); Transport for London (TfL); English Heritage (EH); Westminster Primary Care trust (PCT); All Souls Church of England Primary School; and Figure 3 The former Middlesex Hospital buildings Local residents and other interested parties. The Existing Site 14. The site was previously occupied by Hospital buildings since the middle of the 18 th century. It was first developed in the 1750 s with the construction of the first generation of the Hospital on what was a greenfield site. Over the 250 year history of the Hospital it spread, firstly to the northern edges of the site, and subsequently to the west, replacing the houses along Nassau Street. Between 1896 and 1921 the original 1750 s building was demolished and replaced with an H-block building fronting Mortimer Street. During this re-development the Hospital Chapel was constructed. 15. These buildings have since been demolished following the planning consent in October 2007, and all of the previous buildings have been removed with the exception of the Chapel (Grade II* listed), No. 10 Mortimer Street (Grade II listed), the Nassau Street façade and the foundation slabs of the H-block. The site is now enclosed with a full height plywood hoarding around its perimeter. Figure 4 The Existing Site 16. The site lies within the East Marylebone Conservation Area and adjacent to the western boundary of the Charlotte Street Conservation Area and the northern boundary of Charlotte Street West Conservation Area. The site borders the London Borough of Camden (LBC) along Cleveland Street. 3
Description of the Site surroundings 17. Much of the local area is defined by significant scale (5-7 storeys) brick and stone buildings. The land uses to the north of the site are predominantly residential in use whereas the land uses to the south are more mixed use in character. Immediately to the north of the site lies the All Souls School (listed Grade II). North of Foley Street lies the John Astor House nurses accommodation. The main uses, on the western side of Nassau Street, are residential and commercial. South of Mortimer Street, the larger scale of buildings reflects the mixture of retail and office uses interspersed with residential accommodation. Residential buildings are located to the east of Cleveland Street. Figure 5 Surrounding Buildings Context 18. The area is excellently served by public transport. Bus routes run along Oxford Street to the south and Tottenham Court Road to the east and Euston Road to the north. There are 5 underground stations within easy walking distance, the nearest being Goodge Street under 3 minutes walk away. 19. Regents Park, to the northwest is approximately 6 minutes walk from the site. There are informal small spaces nearby, notably Crabtree Fields to the east and Cavendish Square to the west. Alternatives and Design Evolution 20. Under the Environmental Impact Assessment (EIA) Regulations an Environmental Statement (ES) is required to provide an outline of the main alternatives studied by the applicant or appellant and an indication of the main reasons for his choice taking into account the environmental effects. 21. In accordance with this requirement, and following best practice, the below sections present those alternatives to the Proposed Scheme which have been considered by the Applicant, including: 22. The No Development Alternative; Alternative Sites ; and Alternative Designs. The No Development Alternative 23. The No Development alternative refers to the option of leaving the site in its current state. This Scenario is of more relevance to natural habitats that are under pressure from the development, than previously developed sites. 24. Given that the No Development alternative would mean leaving the site in its current state, the disadvantages of leaving it undeveloped clearly outweigh the advantages. The site is a brownfield site in central London, demolished in 2008 to make way for the previously consented (and subsequently implemented) scheme designed by Make Architects. Not developing the site would be in conflict with the Planning Brief which clearly prioritises redevelopment in order to deliver housing and employment in Westminster. 4
25. These consequences would include the following: The cleared site is currently disconnected and impermeable, blocking connectivity to the surrounding neighbourhood; overall massing and felt that the retention of the Chapel, No. 10 Mortimer Street and the retained façade should be integrated into a revised scheme. Figure 6 The Implemented Planning Consent The cleared site currently provides no housing and no employment; and The cleared site provides no open publicly-accessible spaces, retail or community amenities. Alternative Sites 26. No alternative sites have been considered. The development opportunity for the site originally arose as a result of the relocation of the Hospital to Euston Road and the subsequent sale of the site. WCC recognises the site s potential for a mixed -use development and a Planning Brief was prepared in 2005 to guide the redevelopment of the site. The site is brownfield land on which development is encouraged; thereby reducing the pressure on greenfield land. In addition, the excellent public transport accessibility level of the site further suggests that it is an ideal site for urban residential development. Alternative Designs and Evolution of the Proposed Scheme Planning History 27. In October 2007, WCC granted planning consent to Project Abbey (Guernsey) Ltd for the demolition of the former Middlesex Hospital site buildings and the construction of a residential-led mixed use scheme comprising 3 buildings, linked at basement level to provide 87,999m 2 gross external area (GEA). The scheme, (Implemented Planning Consent) as shown in Figure 6, incorporated residential, office and retail use as well as an Education and Primary Care facility and the creation of a publicly accessible landscaped area and was designed by Make Architects. Following the planning consent, the buildings on the site were demolished in 2008. Evolution of the Proposed Scheme 28. Following acquisition of the site by the Applicant, the Implemented Planning Consent was evaluated by the Architects, Lifschutz Davidson Sandilands and Sheppard Robson and the Landscape Architects, Gross Max to determine whether it met the brief of the Applicant. In broad terms, the Applicant sought a similar mix of uses and 29. The design principle of arranging the Proposed Scheme in blocks, with publicly accessible routes through the site and an internally focused Central Courtyard, was still considered the most suitable arrangement. 30. The Proposed Scheme is therefore partially derived from the Implemented Planning Consent which set the bulk and massing of the building and provided the envelope within which the emerging designs were developed. The pedestrian access points to the site were determined by the existing external road network by extending the 3 points of access from the east, south and northwest. 31. The Implemented Planning Consent, however, had a particular architectural form, for example the public realm based on movement through the site rather than amenity use. In addition the office and residential blocks had a uniform appearance, with large areas of glazing, designed to accommodate offices and very large apartments. 5
Figure 7 Comparison of Proposed Scheme and Implemented Planning Consent 32. As a result the approach to the public realm was developed further. The residential blocks were designed to be narrower meaning that the Proposed Scheme offered the possibility of over 30% increase in the public realm compared to the Implemented Planning Consent, as shown in Figure 7. The idea of creating a new publicly accessible Central Courtyard at the heart of the scheme forming an appropriate setting to the previously was enclosed Chapel was also developed. 33. The Proposed Scheme developed in advance of the first pre-application meeting with WCC. The basic configuration of 2 office buildings facing the Mortimer Street residential blocks around a larger central space was established and height and massing of the Proposed Scheme was explored in relation to daylight and sunlight as well as townscape and strategic views. 34. Consultations were also held with WCC to establish the envelope, height and massing comparable to the Implemented Planning Consent, which fed into the architects evolving masterplan concept. Daylight, sunlight and overshadowing studies were undertaken to inform the layout of the Central Courtyard space. Ground floor uses were developed to improve the following: The residential character to the Central Courtyard; Narrower entrance thresholds; Defining the nature and scale of the Site Entrances leading to the Central Courtyard; and Active frontages to Mortimer Street and Cleveland Street with office entrances focussed at the south site entrance. 35. Following further development of the Proposed Scheme design, a public consultation was undertaken on the emerging proposals. Useful feedback was gained and the Proposed Scheme generally supported. 6
The Proposed Scheme 36. The ES relates to a planning application providing 85,179m 2 GEA, submitted on behalf of the Applicant, for a residential-led scheme for mixed-use purposes comprising: Total Residential Provision of 291 units, comprising 237 Private residential units and 54 Affordable units; Officel use; Retail/ Restaurant use; Community Use including the Chapel; A Primary Care facility; An Education facility; Associated basement storage, car parking and residential facilities; and Landscaped open space. 37. The Proposed Scheme includes the retention of the following: The Chapel; a Grade II* listed building; The façade of No. 10 Mortimer Street; a Grade II listed building on the corner of Mortimer Street and Nassau Street; and The exterior of the buildings fronting onto Nassau Street Design and Architectural Form 38. The Proposed Scheme is in 6 buildings, within 3 blocks, around a landscaped Central Courtyard. These include: Mortimer/ Nassau Street Block (West Office Building, No. 10 Mortimer Street. Nassau Street Residential) Mortimer/ Nassau Street Block (West Office Building, No. 10 Mortimer Street. Nassau Street Residential) 39. This block is located on Mortimer Street and Nassau Street and comprises office, retail/restaurant at ground/lower ground level, above which there are 8 storeys of office and residential space, rising up to 57.3m AOD. The entrance to the offices is situated off Mortimer Street and the residential accommodation will be accessed from entrance lobbies on Nassau Street and the Central Courtyard. This block is also connected to the Chapel, to which a separate entrance is incorporated. Mortimer /Cleveland Street Block (East Office Building, Cleveland Street Residential) 40. The Cleveland/Mortimer Street block sits at the south east corner of the site. It consists of an office building facing the Mortimer/Cleveland Street corner forming a roughly square footprint. The office building comprises ground plus 8 storeys with an additional level of rooftop plant. The residential building comprises ground plus 10 storeys and additional level of rooftop plant The block incorporates a series of setbacks at the upper levels to both the office (6 & 8th floor) and residential buildings (7, 8 and 9th floors). 41. The main access to the East Office Building is proposed from Mortimer Street with servicing and car park access from Cleveland Street. Access to the Cleveland Street Residential Building is via Cleveland Street and the Central Courtyard. Riding House Street Residential 42. This block is located on the corner of Riding House Street and Cleveland Street and includes Primary Care and Education facilities at Lower Ground and Ground Floor level. This Block comprises ground plus 8 storeys (62.85m AOD) with residential accommodation provided at each level. Access to the residential accommodation is proposed via lobbies located on Riding House Street and the Central Courtyard. Mortimer /Cleveland Street Block (East Office Building, Cleveland Street Residential) Riding House Street Residential Block 7
Unit Mix 43. The unit mix is described in Table 1 below: Table 1 Unit Mix Units Open Market Intermediate Social Rent Total Studio 10 - - 10 1 bedroom units 2 bedroom units 3 bedroom units 4 bedroom units 90 14-104 56-22 78 75-14 89 6-4 10 Cycle Parking 47. The Proposed Scheme will provide 762 cycle spaces. The residential cycle spaces will be distributed across the basement within secure cycle parking rooms and the commercial cycle parking will be provided at Lower Ground Floor level and will include changing and shower facilities for employees. 48. At ground level 20 cycle spaces will be available within the landscaping, near to the retail element. Servicing 49. The proposed office, retail/restaurant and community uses will be provided with a dedicated off-street service yard located off Cleveland Street. The smaller scale deliveries will be directed to the basement area. Total 237 14 40 291 Basement 44. The Proposed Scheme includes a 2 level basement, comprising of Lower Ground and Basement Levels (illustrated on Figures 8 and 9).The deepest part of the basement extends to a depth of 18.18m AOD. The basement extends across the entire site, although, no basement area is proposed beneath the Chapel. 45. The basement provides secure accommodation for car and cycle parking, bin and waste storage and plant for the various use classes. The Lower Ground Floor includes residential, retail, office, Primary Care and Education use as well as car and cycle parking, rainwater attenuation storage, ancillary residential facilities and waste storage. Car Parking 46. The Proposed Scheme seeks to provide 193 on-site parking bays in the basement to create a car-free environment at ground level. Residential and commercial parking will utilise the same access. 8
Figure 8 The Proposed Scheme Lower Ground Plan 9
Figure 9 The Proposed Scheme Basement Plan 10
Figure 10 Mortimer Street and Nassau Street Elevation 11
Figure 11 Riding House Street and Cleveland Street Elevation 12
Materials and Façade Treatment 50. The building exteriors will be of red and white masonry primarily with red brick used for the residential building exteriors (relating to the surrounding Edwardian buildings) and white masonry for the office buildings (relating to the surrounding commercial buildings) as illustrated in Figure 12. The Central Courtyard interior elevations are light in colour with the exception of the southern frontage of the Riding House Street Residential building. 51. The roof is generally treated as a series of set backs with projecting bays and galleries. These are finished in metalwork and metal cladding, in range of bronze and grey hues to allow it to blend into the skyline where visible. Figure 12 Render of Riding House Street Residential and West Office Building Landscaping 52. The public realm for the Proposed Scheme can be divided into 3 clearly defined landscape areas; the Perimeter Streetscape, the Central Courtyard and the Site Entrances, as illustrated in Figure 13. The Perimeter Footpaths 53. The Perimeter footpaths are those adjacent to the Proposed Scheme along Mortimer Street, Cleveland Street, Riding House Street and Nassau Street. The aim is to provide a simple and functional street environment giving clear access to the residential and office building entrances and to connect the Proposed Scheme into the wider urban context. The paving material is York stone subject to agreement by WCC. Where required it is also proposed to use simple metal railings, painted black, typical of those used in Westminster to protect light well edges. Solitary semi-mature London plane trees are used to mark the Site Entrances to the Central Courtyard along Mortimer Street, Cleveland Street and Riding House Street. Site Entrances 54. The Mortimer Street Site Entrance (primary), Riding House Street Site Entrance (secondary) and Cleveland Street Site Entrance (secondary) have a similar landscape treatment. In addition to the semi mature plane trees discussed previously. 55. Large scale pots/planters, planted with multi-stemmed Amelanchier trees will be seen as you move into the site. The light coloured limestone paving with blue limestone banding is proposed for the Site Entrances. A smaller scale paving will be used in these areas to create a subtle distinction with the Central Courtyard. Central Courtyard 56. The aim is to create an atmospheric Central Courtyard at the heart of the Proposed Scheme that provides a suitable setting for the existing Grade II* listed Chapel and a recreational space for the residents and public. The Central Courtyard which is overlooked by adjacent apartments has also been designed to be viewed from above. Hard and soft landscape materials have been carefully selected to create a high quality environment. The Central Courtyard is envisaged as a residential garden that is open to the public with a mix of hard and soft landscaping, including a Physic Garden, a Square and a Grove. 13
Figure 13 Proposed Scheme Ground Floor Plan 14
Demolition, Enabling Works and Construction Compliance with WCC s Code of Practice for Construction Sites (CoCP); 57. Given the scale of the Proposed Scheme, it is expected that the construction of the Proposed Scheme would take approximately 3 years (35 months) commencing in January 2012. Whilst full details regarding the demolition, enabling works and construction works are not finalised, general information about the timing of activities is provided below. An indicative demolition, enabling works and construction programme is presented in Table 1. Table 1 Sequence of Works for the Proposed Scheme Activity Duration (months) Site Preparation and Enabling Works 4 Piling (including secant and bored piles) 6 Substructure and Excavation Works 7 Superstructure (frame only) 13 Cladding and Roofing 12 Residential Fit Out (Affordable Units including commissioning) Residential Fit out (Market Units including commissioning) Primary Care Facility Fit Out (notional period) 6 Educational facility Fit out (notional Period) 4 Offices Shell & Core (including Lifts) 12 Office Fit Out (notional Period) 8 58. Before construction starts, the Applicant will develop and issue an environmental management plan (EMP) is an established method of managing environmental impacts resulting from construction works. The EMP will be submitted to WCC (and other relevant bodies), prior to the commencement of the works for discussion and agreement. 59. The EMP will include detailed working procedures for the control of emissions and environmental risk will include measures for, among others: 10 15 Relevant Contractors will be members of WCC s Considerate Constructors Scheme; Preparation of an EMP to be discussed and agreed with WCC following the grant of planning permission, which clearly sets out the methods of managing environmental issues for all involved with the construction works, including supply chain management; Requirement to comply with the EMP included as part of the contract conditions for each element of the work. All contractors tendering for work will be required to demonstrate that their proposals can comply with the content of the Plan; In respect of necessary departures from the EMP, procedures for prior notification to WCC and affected parties will be established; Establishing a dedicated point of contact and assigning responsibility to deal with construction related issues if they arise. This will be a named representative from the construction team; Production of a regular newsletter to be circulated to the neighbours and authorities; and, Regular dialogue with WCC and the local community. Planning Policy Context 60. The Proposed Scheme has been developed in accordance with relevant national, regional and local planning policies. Planning policy has been considered in each technical chapter of Volume I of the ES and a summary is provided within Chapter 6: Planning Policy Context, as appropriate for the consideration of likely environmental impacts. 61. The Proposed Scheme has been designed in consultation with WCC and other relevant bodies, taking into account national planning policy, and regional and local planning policies (comprising the London Plan (2011) and WCC s Unitary Development Plan (2007), and WCC s Adopted Core Strategy (January 2011). 15
Traffic and Transportation 62. The ES presents an assessment of the impact of the Proposed Scheme on the surrounding highways, public transport network and pedestrian facilities in the vicinity of the site. In particular, the impacts on traffic flows, local public transport services and access to and from the site are assessed. Where appropriate, measures to prevent, minimise or control impacts are presented and residual impacts following the adoption of those measures are assessed. 63. During the design of the Proposed Scheme, the transport consultants, Arup, consulted with representatives from WCC in its capacity as Local Planning Authority, and TfL through a series of meetings and discussions. 64. The Proposed Scheme has excellent public transport with a wide choice of London Underground and bus services operating nearby. The London Underground network provides a total of 3 lines near to the site (Central, Northern and Victoria) offering future residents, workers and visitors the opportunity to catch a train every 4 minutes (on average in each direction). All the bus services located on Oxford Street, Regent Street Tottenham Court Road/Chenies Street provide frequent services with the average headway of 7 minutes during peak period and 11 minutes off-peak, offering a wide range of destinations across London. Mainline services at Euston Station are within a 15-20 minute walk or via connection using the London Underground or the local London bus services. 65. The site is well served by the local road network and provides good access to the wider highway network via Riding House Street to the north, Cleveland Street to the east, Mortimer Street to the south and Nassau Street to the west. Demolition, Enabling Works and Construction: Traffic and Transport 66. The Demolition, Enabling works and construction will generate temporary increases in vehicle movements on the highway in the vicinity of the site. Potential impacts associated with Heavy Goods Vehicles (HGVs) will be mitigated as far as possible through the provision of an EMP which will set out the details of the management of vehicle movements. The routes to be used by the construction traffic and the site access/egress will be agreed with WCC and TfL. Access to the site will be from Mortimer Street. 67. Impacts form the construction works on traffic are expected to be at worst a moderate adverse impact for a temporary duration. Operation: Traffic and Transport 68. As part of the traffic and transport study, an assessment was undertaken of the impact of the Proposed Scheme on public transport. 69. The local footways have been analysed to determine the predicted impact of the Proposed Scheme. The analysis predicted the number of local pedestrian trips between the Proposed Scheme and the local public bus stops/ underground stations. The local pedestrian network was found to be able to accommodate the additional pedestrian trips generated by the Proposed Scheme. In addition Improvements to the local pedestrian infrastructure will be introduced and is therefore considered to be a negligible impact on the existing pedestrian infrastructure 70. With regards to Underground services, the most significant increase in demand will be experienced at Goodge Street Station: where with 21 trains per hour, up to 4 additional passengers associated with the Proposed Scheme will use the trains during peak hours. It is considered this level of increase can be accommodated on the existing system. This is considered to be a negligible impact on the existing capacity. 71. There are 8 bus routes operating on Oxford Street providing some 148 buses per hour to all areas of London. The level of additional bus passenger demand generated by the Proposed Scheme can be comfortably accommodated on the existing bus system. This is considered to be a negligible impact on the existing capacity. 72. The impact of the Proposed Scheme on the local traffic network shows the impact will be spread over the local roads. A review of the traffic impact on each road link concluded that there will be a negligible impact on the local road network. 73. The impact of the additional people as a result of the Proposed Scheme is expected to have a negligible impact on the local public transport and highway network. No further mitigation is required. 16
Noise and Vibration 74. An assessment was undertaken to determine potential noise and vibration impacts associated with the Proposed Scheme during the demolition, enabling works and construction stages and once it is occupied. 75. The Assessment was based upon the results of the baseline noise monitoring at the site and the calculations of noise impact using predicted traffic change data and the proposed CHP boiler and plant equipment 76. In particular, it considered potential impacts on identified receptors, in terms of: Predicted noise levels and vibration from plant and construction traffic during the demolition, enabling works and construction; Noise from building services plant from the Proposed Scheme during operation; and Any increases to road traffic attributed to the Proposed Scheme Demolition, Enabling Works and Construction: Noise and Vibration 77. The demolition, enabling works and construction noise will range from a negligible to minor adverse impact for most of the construction programme. Moderate adverse impacts are predicted to occur, however this will be limited to duration of 2 months. 78. Vibration from piling works affecting human receptors, as well as the existing on-site Listed structures, is considered to be generally limited to an impact of negligible significance; however there is the potential for minor adverse impacts when piling takes place in close proximity to a receptor. 79. Construction traffic noise will range from a negligible to minor adverse impact for most of the construction programme. Moderate adverse impacts are predicted to occur, however this will be limited to duration of 2 months. 80. The introduction of the EMP and Code of Construction Practice (CoCP) as part of the demolition, enabling works and construction strategy, and the use of Best Practicable Means (as defined by the Control of Pollution Act 1974 and as outlined in Chapter 8: Noise and Vibration ).will reduce the duration of and magnitude of noise impacts and minimise vibration impact on sensitive receptors. Operation: Noise and Vibration 81. Building service plant will be suitably designed, resulting in a negligible impact. In addition there are no operational vibration sources associated with the Proposed Scheme and therefore a negligible impact from vibration. 82. Operational traffic noise is predicted to range from a negligible to a minor adverse impact, and as such no further mitigation measures are considered necessary. Air Quality 83. The air quality baseline was determined from analysis of local air quality monitoring stations in order to understand the local air quality conditions at the site. An assessment of potential impacts associated with emissions generated by the different aspects of the Proposed Scheme was carried out. The ES includes an assessment of the demolition, enabling works and construction and operational impacts on air quality. Demolition Enabling Works and Construction: Air Quality 84. Emissions to air during site demolition, enabling works and construction activities will be associated with: Road traffic movements associated with deliveries and movement of waste materials associated with the enabling works; Construction equipment and vehicles (vehicle exhaust emissions); and; Earth moving and construction operations (construction dust). 85. The measures as outlined in the EMP and Code of Construction Practice (CoCP) as discussed in Chapter 9: Air Quality, will mitigate any impacts at the nearest sensitive receptors arising from demolition, enabling works and construction traffic are anticipated to have a minor adverse impact on local air quality. Emissions from site plant are predicted to have a negligible impact. lasting for the duration of the demolition, enabling works and construction phase. 17
Operation: Air Quality 86. Potential impacts associated with the operational phase of the Proposed Scheme include road traffic emissions and emissions from plant. The operational phase will lead to an increase in the number of vehicles and as a result the maximum reported increases in Nitrogen Dioxide (NO2) and dust (PM10) concentrations correspond to, at worst, an imperceptible magnitude of change, which is considered to represent a negligible impact to local air quality. 87. It was not considered necessary to mitigate atmospheric emissions associated with traffic flows attributed to the completed Proposed Scheme, given that the impact upon ground level pollutant concentrations expected during the operational phase of the Proposed Scheme is expected to be predominately negligible. In addition the heating and power plant design, fuel source and regular maintenance will ensure that it will lead to an impact of negligible significance. Socio-Economics Demolition, Enabling Works and Construction: Socio-economics 88. The socio-economic assessment establishes the potential economic and social impacts of the Proposed Scheme against current baseline conditions. The impacts of the Proposed Scheme are considered at varying spatial levels. The economic impact is considered relative to Greater London, as this represents the principal labour market catchment area and impacts on social and community infrastructure are assessed by various geographical impact areas, according to the latest socioeconomic data or policy available. 89. Construction of the Proposed Scheme will create jobs during the construction period. Although these jobs are short-term, they represent a positive economic impact. The majority of these jobs, are expected to be taken up by people living within Greater London. 90. In addition there will be an increase in local employment arising from indirect effects of the construction activity, for example through the manufacturing services and suppliers to the construction process. Also, part of the income of the construction workers and suppliers will be spent in Greater London, generating further employment. 91. For the Proposed Scheme, It is estimated that in total 950 construction phase related jobs will be created, on average per year. 92. The temporary demolition, enabling works and construction phase of the Proposed Scheme is therefore likely to have a minor beneficial short-term impact on the Greater London economy. Operation: Socio-economics 93. The Proposed Scheme includes floorspace for residential use, office use, retail/restaurant use and community uses (including a Primary Care facility, Education Facilities). It is estimated that the Proposed Scheme will result in a gain of 2,285 employees, of which 1,988 will be from the Greater London area. The Proposed Scheme is therefore likely to have a minor beneficial long-term impact on the Greater London economy. 94. The new occupants of the Proposed Scheme will also generate additional local spending and create indirect local spending arising from local businesses requiring more services and supplies. As a result the Proposed Scheme is likely to have a minor beneficial, long term impact on the Greater London economy. 95. The Proposed Scheme will generate 291 homes and is likely to have a minor beneficial long-term impact on housing provision in Westminster. Of the 291 units, 54 will be affordable units. The Proposed Scheme is therefore likely to have a minor beneficial long-term impact on meeting the targets for new affordable housing provision in WCC. 96. The Proposed Scheme will result in an increased demand for education. However it is likely to have a minor beneficial impact on primary education provision on schools in Westminster within 1.8km of the site, due to the surplus of approximately 57 primary education places and the addition of education floorspace for use by All Souls Primary School. 97. A negligible impact on secondary education provision at schools in Westminster within 2.6km of the Proposed Scheme, due to the surplus of secondary education places 18
98. The Proposed Scheme includes provision of a new Primary Care Facility, which would help serve the new population within the area. The Proposed Scheme will therefore have a minor beneficial long term impact on health provision in WCC. 99. The Proposed Scheme includes provision of publicly accessible and private open space as follows: 2,540m² public open space 3,096m 2 private open space 100. The provision of pubic open amenity space forming a Central Courtyard in the Proposed Scheme and private open space (which comprises balconies and terraces attached to properties within the Proposed Scheme) will help mitigate any impact the new population may have on public space and provide 2,540m 2 of accessible space for employees, guests, residents and local community. The total provision of public and private open space as part of the Proposed Scheme is expected to have a minor beneficial long-term impact. 101. The provision of playable space is appropriate for children s play and use by different age groups and will help satisfy the need for play space provision for residents at the Proposed Scheme and in the wider area. The Proposed Scheme will therefore have a minor beneficial long term impact on play space in the local area. Wind 102. The wind (microclimate) assessment included a review of relevant planning policies and the methodology and criteria used to assess the likely impact of the Proposed Scheme on the wind environment 103. The expected wind conditions in and around the Proposed Scheme are described in terms of the Lawson Comfort Criteria, a well established benchmark used to determine the suitability of the wind microclimate for various pedestrian activities. Demolition, Enabling Works and Construction: Wind 104. The majority of the site is already clear with only the retained façade of Nassau Street, No. 10 Mortimer Street, the Chapel and perimeter hoardings on site. The site benefits from the shelter provided by the neighbouring urban streetscape with wind approaching the Site at roof-top level, however, these roof-top winds can blow down into the open site. This means that during the windiest season, the wind conditions within and around the existing site are classified as suitable for sitting or standing with calmer sitting conditions expected at the south west part of the site. During the demolition, enabling works and construction phases, the wind conditions are expected to be similar to the conditions which are currently being experienced on site and will progressively adjust to those of the Proposed Scheme in operation as construction progresses. Operation: Wind 105. The ideal microclimate conditions for a mixed use, urban development range from leisure walking on pedestrian thoroughfares, standing conditions at entrances and sitting conditions during summer in amenity spaces, when these areas would be in use more frequently. 106. The overall wind microclimate at ground level is suitable for sitting, standing or leisure walking during the windiest season which for a mixed-use development in an urban setting implies negligible impacts, where the wind conditions are suitable for the desired pedestrian use or impacts and minor beneficial impacts where conditions are calmer than desired. 107. The terraces around Riding House Street Residential building are expected to be suitable for sitting in the summer because they are mostly recessed and sheltered. There is 1 top floor terrace, on the 9th floor at the southwest corner of the Riding House Street Residential building, which is likely to experience crosswinds, which will result in a minor adverse impact on this terrace. 108. The northwest and southeast corners of the terrace on the 6th floor of the West Office Building is expected to be windier than desired during the summer season and suitable for standing. Mitigation in the form of screening at the south west and north east could be considered, with the intention of deflecting wind away from the terrace. However, the terrace serves the offices and the corner zones are only a small fraction of the total available area of the terrace. These mitigating factors will permit a reclassification of the wind impacts as negligible. 19
Daylight, Sunlight, Overshadowing, Light Pollution and Solar Glare 109. An assessment of the likely impact of the Proposed Scheme on sunlight and daylight, overshadowing, light pollution and solar glare availability for surrounding residential properties was undertaken, in accordance with the relevant guidelines. Demolition, Enabling Works and Construction: Daylight, Sunlight, Overshadowing, Light Pollution and Solar Glare 110. The level of impact in relation to daylight, sunlight and overshadowing to the surrounding properties will vary throughout the demolition and construction period, depending on the level of obstruction caused. The impacts will be less than the Proposed Scheme and as the extent of permanent massing increases over the construction period; the impact of the Proposed Scheme provides the worse case scenario. Detailed daylight and sunlight analysis of the impacts over the duration of the construction programme has therefore not been undertaken. Construction site lighting will be controlled in accordance with the CoCP and EMP. Operation: Daylight and Sunlight 111. The assessment considered the impacts of the Proposed Scheme against 3 baselines. These included: The existing site ( i.e. the demolished site as it is now); Pre Demolition (the site prior to demolition of the former Middlesex Hospital Buildings); and 2007 Implemented Planning Consent 112. The 3 baselines were considered because the existing site is purely transitory in nature and only exists in preparation for the redevelopment of the site. This existing site baseline therefore provides little understanding of the impacts to neighbouring residential buildings and amenity spaces. The pre-demolition baseline allows a comparison to be made between light conditions from the Proposed Scheme, to those which local residents would have been accustomed to until the buildings were demolished in 2008. The Implemented Planning Consent baseline provides an envelope within which the Proposed Scheme has been developed, as well as an indication of what is acceptable at this site. 113. The assessment of the Proposed Scheme against the existing site baseline demonstrated that 62% of the rooms within the surrounding buildings will meet 1 of the 3 daylight assessment criteria. The remaining 116 rooms will experience alterations in daylight which are in excess of the guidelines. As explained this is as a result of the uncharacteristically open nature of the site in which the former Middlesex Hospital buildings were demolished in anticipation of the future re development of the site 114. A summary is therefore provided of the Proposed Scheme when compared to Implemented Planning Consent. 115. The impacts on daylight will be as follows: 2 properties will experience minor beneficial impacts 16 properties will experience a negligible impact, and 9 properties will experience a minor adverse impact 116. The impact on sunlight will be as follows: 1 property will experience a minor beneficial impact 10 properties will experience a negligible impacts which are fully compliant with BRE standards 2 properties will experience a minor adverse impact and 1 property will experience a moderate adverse impact. Operation: Overshadowing An assessment was undertaken of both transient and permanent overshadowing of the Proposed Scheme against the Pre-demolition baseline and the 2007 Implemented Planning Consent on All Souls Primary School. The overall impact of the Proposed Scheme was found to be negligible for both transient and permanent overshadowing. 20
Operation: Light Pollution 117. A technical assessment was undertaken of the buildings likely to be lit outside normal building hours (office buildings). the assessment revealed that residential accommodation was located at a sufficient distance and lighting levels were well within those recommended by established guidelines The overall impact of the Proposed Scheme in term of light pollution upon the neighbouring buildings is therefore considered to be of negligible significance. Operation: Solar Glare 118. Reflected solar glare assessments, have been undertaken from 5 road junction locations along Mortimer Street and show no instances of glare throughout the year from any of the locations assessed, and the impact is therefore of negligible significance. Ecology 119. The Proposed Scheme has been assessed in terms of its likely impact on ecology. A habitat survey was carried out across the site. The method used to undertake the survey is a standard technique for obtaining ecological information over a large area of land. It is primarily a mapping technique and uses a standard set of habitat definitions for classifying areas of land on the basis of the vegetation present. 120. The survey also assessed the potential of the site to support protected and notable species, such as bats, as well as invasive plant species such as Japanese knotweed. The habitats identified were evaluated for their potential to support protected species. 121. The assessment has considered the potential for impacts on the following ecological receptors, among others: Vegetation on site Invertebrates; Bats; Other mammals; Black redstarts; and Demolition, Enabling Works and Construction: Ecology 122. The vegetation on site is typical of that which grown on urban construction sites and there are 2 trees on the southern boundary of the site. The habitats present have been assessed to be of site value. It is considered the loss of vegetation, trees and bare ground will result in a minor adverse impact at a site level only. This will be mitigated through the implementation of the landscape strategy, and the creation of green and brown roofs, resulting in a minor beneficial impact. Bats 123. The buildings and trees on site and adjacent to the site were assessed for their potential to support roosting bats, and were considered to have a negligible or negligible to low bat roosting potential. These buildings are to be refurbished and so as a matter of best practice, prior to any work starting, the buildings will be inspected for signs of roosting bats. As long as this mitigation is implemented, any impacts associated with this stage of the development are likely to be negligible. Black redstart 124. A male black redstart was recorded on the site in 2011, but there was no evidence of breeding. The site is not considered to be significant for breeding or foraging black redstart. There will be a temporary loss of foraging habitat however this will in the medium to long term be mitigated by the provision of brown roofs and bird boxes and it is assessed that overall the impact on potential foraging habitat will result in a minor beneficial impact. Breeding Birds 125. The Proposed Scheme is not considered to have a significant impact on the local breeding bird population, as there are few opportunities for nesting. Clearance will result in the loss of a small area of foraging habitat, which is not considered to be significant, due the small size and low value of this habitat. Any clearance will be undertaken outside of the bird breeding season, or if this is not possible the site will be surveyed by an experienced ornithologist before the clearance works take place. The implementation of the landscape strategy will have a minor beneficial impact. Breeding birds. 21
Invertebrates 126. The Proposed Scheme will lead to the loss of habitats suitable for invertebrates; however the implementation of the landscape strategy and incorporation of green and brown roofs will overall have a minor beneficial impact. Other Mammals 127. The clearance of vegetation and the preparation of the ground for construction could potentially result in an impact on common mammal species, however the potential is assessed to be very limited. This will be mitigated through the implementation of the EMP and the landscape strategy, resulting in no overall impact on mammals. Operation: Ecology 128. The habitats created as part of the landscape strategy will be managed in a way to make them robust to visitor pressure. The lighting will also be sensitive to increase the biodiversity value of the habitats present. It is concluded that the net increase in habitats present will result in an overall minor beneficial impact at a site level. 129. Once complete the Proposed Scheme will provide foraging and commuting habitat for bats in the form of the soft landscaping. Lighting will be sensitive to bats and simple features will be incorporated into the buildings being renovated (bat tiles/bricks). These measures in the long term have the potential to have a minor beneficial impact upon bats at a local level. 130. The Proposed Scheme once completed has the potential for a minor beneficial impact on birds as although there will be some disturbance from humans and traffic, the soft landscaping including trees and hedgerows and the provision of nest boxes will greatly increase the value for birds to that currently available. 131. Habitats to be created as part of the Proposed Scheme will, under the landscape management plan, be enhanced to support other mammals and invertebrates. In places there will be some disturbance from humans and traffic but the habitats overall will provide more opportunities than what is currently present. There will therefore be a minor beneficial impact upon other mammals and invertebrates. Archaeology 132. An assessment was carried out of the Proposed Scheme on buried heritage assets (archaeology). The assessment has been researched and prepared by the Museum Of London Archaeology (MOLA) on behalf of the Applicant and has been undertaken in accordance with the standards specified by the Institute for Archaeologists, Department of Communities and Local Government, English Heritage and the Greater London Archaeological Advisory Service. 133. Archaeological investigations undertaken at the site in 2007 and 2008 showed that potential for survival of ancient ground surfaces or cut features within the basemented areas was negligible. Although there was some survival in the unbasemented areas, primarily in the entrance area fronting Mortimer Street, this was limited and considered to be of low significance. 134. The Proposed Scheme s Lower Ground level lies at a similar level to the former Middlesex Hospital basements and thus will have negligible impact on any surviving archaeology. However the construction of the Basement level, would extend beneath the level of the previous basement, through layers of dumped levelling material overlying the truncated natural gravel and deeper into the natural gravel. Excavation of the basement would entirely remove any surviving assets, reducing their significance from low/very low to nil. 135. No cumulative impact on buried heritage assets in the surrounding area is anticipated as a result of the Proposed Scheme in combination with surrounding schemes. 136. Based on the results of the site-based investigations, it is unlikely that further evaluation will be needed to clarify the potential and significance of any buried heritage assets present. In light of the potential for the localised survival of earlier elements of the former hospital, it is recommended that an archaeological watching brief be undertaken during the excavation of the proposed basement, in order to ensure that any heritage assets are not removed without recording and advancing public understanding of asset significance. 137. Such work will be carried out in accordance with a Written Scheme of Investigation, under the terms of a standard planning condition. 22