SMITHFIELD QUARTER ENVIRONMENTAL STATEMENT: NON-TECHNICAL SUMMARY HENDERSON GLOBAL INVESTORS LTD. FEBRUARY 2013 Waterman Energy, Environment & Design
1. Introduction Henderson Global Investors Limited (hereafter referred to as the Applicant ) is seeking to obtain full planning permission, conservation area consent and listed building consent for the redevelopment of part of the eastern extent of the Smithfield Market (hereafter referred to as the Site ). Table 1 summarises the components of the Site and what is being sought for each component: Table 1: Details of What is Being Sought for Each Site Component Site Component Full Planning Consent Conservation Area Consent Listed Building Consent General Market Building (43 Farringdon Street) Annex Building (25 Snow Hill) Former Fish Market; The Red House; Iron Mountain; and Canopy spanning between the General Market Building and Annex Building Former Engine House (29 Smithfield Street) Canopy spanning between the General Market Building and Grade II Listed Poultry Market Above ground, the Site comprises an area of approximately 1.03 hectares (ha). Below ground, the Site comprises an area of approximately 0.81 ha. As shown in Figure 1 the Site is located within the north of the City of London (CoL) and adjacent to the CoL / London Borough of Islington (LBI) / London Borough of Camden (LBC) administrative boundaries. LBI and LBC are located to the north and northwest of the Site respectively. Figure 1: Site Location 1
The Applicant s proposals (hereafter referred to as the Development ) would retain, modify and refurbish various existing buildings and structures on the Site, whilst also providing new-build elements to the Site. Accordingly, partial demolition and dismantling would be required. The Development would provide office and retail land uses within three buildings referred to as the General Market Building, Annex Building and Engine House. The total floorspace provided by the Development would be 39,441 sq.m Gross External Area (GEA). This would comprise 21,894 sq.m GEA of office accommodation and 6,588 sq.m GEA of retail accommodation plus 9,249 sq.m GEA subsidiary plant, storage and limited car parking (two spaces). An Environmental Impact Assessment (EIA) has been undertaken to assess the likely significant environmental impacts of the Development. The EIA is reported in an Environmental Statement (ES) which has been prepared to accompany the planning application. The ES describes the methodologies used to carry out the EIA and sets out the likely significant environmental impacts of the Development, taking account of a range of mitigation measures proposed to prevent, reduce or offset any adverse environmental impacts. This document provides a summary of the ES findings in non-technical language. 2. EIA Methodology An EIA aims to ensure that the potential likely significant environmental impacts of a new development (which can be beneficial and adverse) are given due consideration in the determination of a planning application. In accordance with relevant legislative requirements and best practice guidelines the EIA has been undertaken using established methods and criteria. This involved site visits and 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 in include an assessment of the following environmental topics: development programme, demolition, modification, refurbishment and construction; socio-economics; noise and vibration; ground conditions and contamination; archaeology; water resources and flood risk; wind; townscape, visual and above ground heritage; and cumulative impacts (the impacts of the Development combined with the impacts of other presently or reasonably foreseeable schemes). Each of the environmental assessment topics listed above is reported in the ES as a technical chapter. Each technical chapter describes how the assessment has been undertaken, the current conditions on and adjacent to the Site and the potential impacts of the Development. Each technical chapter also describes a range of measures that would be incorporated to avoid, reduce, or offset any identified adverse impacts, and / or enhance potential beneficial impacts. Such measures are referred to as mitigation measures. The resulting impacts (known as residual impacts ) following the implementation of mitigation are also described. 3. Existing Land Uses and Activities As illustrated in Figure 2 and Figure 4, above ground the Site comprises: The General Market Building (43 Farringdon Street); The Annex Building (25 Snow Hill) comprising; - The Former Fish Market; - The Red House; - The former Iron Mountain storage facility ( Iron Mountain ); The Former Engine House (also known as the Lavatory Block (29 Smithfield Street)); The Canopy spanning between the General Market Building and the Poultry Market (a Grade II listed building) located adjacent to the east of the Site; and The Canopy spanning between the General Market Building and the Annex Building. 2
Figure 2: Above Ground Site Boundary Figure 3: Below Ground Site Boundary The General Market Building was constructed in the 1880s and was in operational market use until the 1980s. It was declared surplus to the requirements of the Smithfield Markets by the CoL in 1999 and as such, the traders vacated the General Market Building at this time. The General Market Building currently comprises storage and office accommodation that is occupied by Crossrail. The perimeter of the General Market Building comprises retail units, the majority of which are vacant and boarded up. The Former Fish Market was originally opened 1888 and forms the western part of the Annex Building. The Former Fish Market is currently vacant. The Red House forms the eastern part of the Annex Building and is also currently vacant. The Red House was historically in use as a cold store. Located between the Red House and Former Fish Market is the Iron Mountain. The Iron Mountain was constructed in the 1960s as an infill structure. The Iron Mountain was previously in use as a storage facility, but is currently vacant. The Former Engine House is located to the north west of the Annex Building and was formerly used as a public lavatory. As illustrated in Figure 3 and Figure 4, below ground, the Site currently comprises a single level basement that is split into: The General Market Basement; The Annex Building Basement; and The Salt Store. A vehicular access ramp located at the southwestern corner of the General Market Building, provides access to the General Market Building Basement and Annex Building Basement. The General Market Basement comprised an NCP Car Park of approximately 130 spaces. This is currently being used by Crossrail as a temporary administrative and logistic support space and lorry park for the redevelopment of the Farringdon Crossrail Station (located approximately 240m to the north of the Site). As identified in Figure 3 the General Market Basement does not cover the entire area beneath the General Market Building. Railway infrastructure comprises the remainder of the area beneath the General Market Building, located immediately adjacent to the east of the General Market Basement (not within the below ground planning application boundary). The Annex Building Basement is currently vacant. The Salt Store is currently only accessible from the buildings above, and is in use as a salt store for the CoL. As identified in Figure 3, railway infrastructure is located beneath the Iron Mountain, between the Annex Building Basement and the Salt Store (not within the below ground planning application boundary). 3
Figure 4: Above and Below Ground Components of the Site Land uses surrounding the Site comprise commercial (retail and office) uses, together with significant transport infrastructure. Key landmarks and venues close to the Site include: The operational Smithfield Market buildings, including the Grade II Listed Poultry Market, which is located immediately to the east of the Site and the Grade II* Listed Meat Market, located approximately 160m to the east of the Site; Grade II Listed 51 to 53 Charterhouse Street located to the northeast of the Site; A combined heat and power plant operated by Citigen (E. ON) occupying the former Central Cold Store located on Charterhouse Street, approximately 90m to the northeast of the Site. St Bartholomews Hospital Estate, located approximately 235m to the east of the Site; and Crossrail construction site, located beneath Caxton House and Cardinal House, immediately to the north of the Site. Figure 5 and Figure 6 provide some photographs of the Site and its surrounds. Figure 5: Looking northeast towards West Smithfield and the adjacent General Market Building and Annex Building Figure 6: Looking north towards the Grand Avenue entrance to the Grade II* listed Meat Market 4
4. Alternatives 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; Alternative uses; and Alternative designs. No development at the Site was not considered to be a viable option by the Applicant. Without redevelopment, the Site would be likely to remain under-used and it would undergo a further deterioration of the existing buildings and general Site environment. This would go against planning policy which identifies Farringdon / Smithfield as an Area for Intensification, where there is an opportunity to accommodate growth in employment for 2,500 jobs over the next 20 to 25 years. Furthermore, the local and regional socio-economic benefits of regeneration, in terms of retail provision, employment and other commercial opportunities would not be achieved. Alternative residential and hotel uses were not considered to be an appropriate alternative use for the Site. This is due to the activities associated with the operational Smithfield Market buildings surrounding the Site. The markets in the surrounding area are in operation from 3am, with deliveries occurring prior to opening. As such, it is considered that these night time activities would cause unacceptable levels of disturbance to prospective residents and hotel users. Several alternative designs were considered by the Applicant. Each design option was based around the similar organisational principles of the retention of the majority of the curtilage of the General Market Building, the entirety of the Former Fish Market and some façades of the Red House, with the insertion of new structures behind these retained façades and structure. Each of the options was tested against a series of townscape views to review the balance between the new elements of the Development and the relationship to the existing retained façades and structures. As such, several alternative designs that revised the bulk and mass of the Development, as well as the elevation treatment were considered. The final Development design emerged as a result of these factors together with an extensive consultation with the CoL, English Heritage officers and the London Advisory Council (LAC). 5. The Proposed Development The full planning application, application for conservation area consent (where relevant) and application for listed building consent (where relevant) seeks consent for the partial demolition of the existing buildings and other structures on the Site and part redevelopment and refurbishment to provide the following mix of land uses: 21,894 sq.m GEA of office use; 6,588 sq.m GEA of retail use; 1,1710 sq.m GEA of piazza (public realm space); 6,979 sq.m GEA of plant space; 2,148 sq.m GEA of parking space; and 122 sq.m GEA of storage. Figure 7 identifies that the outer portion and façades of the existing General Market Building, with the exception of eastern façade that fronts West Poultry Avenue, would be retained and where necessary, modified and refurbished. The retained elements of the General Market Building extend to three storeys and to an approximate depth of 4-5m. In addition, features of General Market Building that are considered to be of significant heritage value, both externally and internally, would be retained and reused as part of the Development. The Canopy spanning between the General Market Building and the Annex Building would be retained. Within the Annex Building, the two storey Former Fish Market structure in its entirety and the façades of the Red House that front Smithfield Street and Snow Hill would be retained and where necessary, modified and 5
refurbished. The existing passageway between the Former Fish Market and Red House would be retained and remodelled. The one storey Former Engine House would also be retained and where necessary modified and refurbished to accommodate a small retail unit at ground floor, with supporting plant space above. The new structures proposed as part of the Development include three parallel office pavilions located within the inner portion of the General Market Building. These three new office pavilions are located behind the aforementioned retained façades and structures and have a rectangular footprint. These office pavilions step back in height from west to east, with the lowest, two storey pavilion fronting Farringdon Street, a central three storey pavilion and a four storey pavilion fronting West Poultry Avenue. These office pavilions are linked through link bridges from the first floor upwards. The ground floor and mezzanine floor of these three pavilions are linked via a Piazza space that includes 4,290 sq.m of retail floorspace. The upper floors of the new build elements and the first floor level of the retained outer portion of the General Market Building, provide a total of 13,029 sq.m of new office floor space. Within the Annex Building a new six storey structure would be set inside the retained curtilage of the Red House façade, replacing the demolished Red House and Iron Mountain structures. This new structure would provide 8,865 sq.m of office floorspace from first floor to the sixth floor. Retail provision within the Annex Building would total 2,214 sq.m and be located within the entirety of the retained, modified and refurbished Former Fish Market and within the ground floor of the new build element. Figure 7: Exploded Axonometric of the Development 6
The existing General Market Building Basement would be retained and refurbished. This basement space would comprise: Retention of the existing vehicular ramp accessed from 43 Farringdon Street (Snowhill Ramp); Plant and storage rooms supporting the office and retail uses above, totalling 5,275 sq.m within the General Market Building Basement (1,809 sq.m); A designated loading bay within the General Market Building; 2 mobility impaired car parking spaces within the General Market Building Basement; 21 motorcycle spaces within the General Market Building Basement; 134 cycle spaces for the office and retail uses within the General Market Building Basement; and Shower and changing rooms for use by the Site occupants within the General Market Building Basement. In addition, the Annex Building Basement would be retained in its current use as a CoL storage facility for salt / grit for de-icing surfaces during winter months. A circulation route that follows the perimeter of the General Market Building Basement will provide access to the salt store. The roofs of the new build elements of the General Market Building would form three terraces. The terrace on the office pavilion fronting Farringdon Street would contain an ecology garden providing habitat for plants and wildlife. The central pavilion would contain a production garden that would provide locally grown produce as well as some subsidiary plant space. These terraces would be accessible to the office occupiers of the Development from the respective office pavilion above. The roof terrace of the pavilion fronting West Poultry Avenue would contain a solar garden comprising photovoltaic cells, as well as some further subsidiary plant space. This roof terrace would have no direct access for the occupiers of the Development. The Annex Building roof would be used to provide additional photovoltaic cells and some further plant space. As identified in the first image in Figure 8, the façades of the new build elements of the General Market Building consist of floor to floor high, double glazed cladding set between a series of frames. These frames contain an intermediate shading blade to the east and west and a partially solid panel to the north and south. The frame elements would use weathered steel, as this material is deemed to complement the tones of the façades of the General Market Building that are to be retained. As shown in the second image in Figure 8, the new build elements of the Annex Building would comprise vertical blades with a black anodised aluminium mesh bonded interlayer. The lifts for both the General Market Building and Annex Building are designed as glazed scenic lifts. This would provide views out for the occupants and also a visual distinction between the different heights of the office pavilions. Figure 8: Façade and Materials for the new build elements of the Development 7
The Development would create pedestrian permeability throughout the entire Site and respond to increased movement patterns from Farringdon and the proposed Crossrail Station. The main pedestrian thoroughfare creates a connection from Hart s Corner, located at the junction of Farringdon Street and Charterhouse Street, through the General Market Building in the form of the covered piazza space to West Smithfield. This thoroughfare continues following the line of the retained Canopy that spans between the General Market Building and the Annex Building across West Smithfield, and through the remodelled Annex Building arcade to Snow Hill. Surface water would be managed through the provision of below ground attenuation tanks, located in the General Market Building Basement. Energy efficiency measures have been incorporated into the design of the Development, primarily through the provision of a biofuel Combined Cooling Heat and Power (CCHP) plant. 6. Development Programme, Demolition, Modification, Refurbishment and Construction The current expectation is that the demolition, modification, refurbishment and construction ( the Works ) for the Development would span approximately 24 months, with the Development being completed in the last quarter of 2016. The following sequence of the Works phases would take place: Pre-commencement surveys; Service diversions; Enabling works; Demolition and dismantling; Site preparation; Piling and substructure; Superstructure (refurbished and new build elements of the Development); External works; and Fit out. Figure 9: Areas of the Site to be Demolished, Dismantled and Retained 8
As identified within Figure 9, the majority of areas that are to be removed as part of the Development would be dismantled. The inner portion of the existing General Market Building would be dismantled and removed. Within the existing Annex Building, the Iron Mountain structure in its entirety and the Red House structure would be dismantled with the exception of the Red House façades that front West Smithfield and Snow Hill. The existing Grade II Listed canopy that oversails West Poultry Avenue, connecting the General Market Building and Poultry Market would also be dismantled. Demolition would be minimal and would include the eastern façade of the General Market, some internal walls on the western and northern outer portion of the General Market and some internal walls within the Annex Building that demarcate the Iron Mountain, Former Fish Market and Red House. In order to control and manage the potential environmental impacts typically associated with the Works, a sitespecific Environmental Management Plan (EMP) would be developed and implemented throughout the duration of the works. This would specify a range of measures to manage the environmental impacts that could arise and would provide, for example, details of controls in relation to noise and vibration, dust and the safeguarding of the retained façades and structures of the Development. The EMP would be prepared in line with relevant legislative and best practice guidelines including the CoL s Code of Practice for Deconstruction and Construction Sites. The EMP would be agreed with the CoL and contractors would be required to implement the EMP, ensuring that monitoring and auditing is undertaken where this has been specified. EMPs are an established method of managing environmental impacts resulting from demolition and construction works and they are successfully adopted for other major schemes in urban areas. 7. Socio-Economics A socio-economic assessment has been undertaken using a wide range of information sources. These include a detailed review of planning policies, guidance and standards, population Census data and previous professional experience of similar schemes. In addition, where appropriate, likely impacts of the Development were assessed using modelling techniques. As previously mentioned the existing Site is largely vacant, with the exception of some limited retail units located on the outer portion of the General Market Building, and the occupation of the inner portion of the General Market Building and the General Market Building Basement by Crossrail for storage, office accommodation and lorry park. The Crossrail works are temporary in nature, and the majority of the remaining floorspace is currently vacant. Other uses, such as the use of the Site for storage by the CoL, would be retained within the Development. No significant displacement of current uses is therefore anticipated as a result of the Development. It is estimated that the Development would generate in the region of 100 Full Time Employment (FTE) construction jobs during the 24 month programme of Works. The Development would inevitably generate additional employment via the provision of office and retail land use floorspace. Such land uses have the potential to create 1,642 jobs. In addition, the new employees on the Site have the potential to contribute 2.1 million annually to the local area. In regards to the retail land use provision of the Development, this would not only assist in increasing the level of expenditure locally, but would also improve the local retail offer without diverting significant trade from other nearby retail centres. Bringing the Site back into use and making it accessible to the public would, in itself, provide an area of new public realm. Furthermore, a new piazza focussed around the route though the General Market Building would be provided, as well as a new external square off Hart s Corner. The opening up of Hart s Corner and creation of a new connection through the General Market Building and the Annex building arcade would provide increased connectivity and improved accessibility through the Site. 9
8. Noise and Vibration The likely significant noise and vibration impacts of the Development have been established in accordance with published guidelines and best-practice. The assessment included comprehensive baseline noise and vibration monitoring surveys of the Site, together with the identification of local receptors surrounding the Site which would be sensitive to noise and vibration. The dominant sources of existing noise at the Site is that of construction traffic and vehicular traffic associated with Crossrail during the day and vehicular traffic and activity noise from the loading bays associated with the Smithfield Market during the night period. The Works would include activities that would be likely to increase noise levels and potentially cause vibration within and immediately adjacent to the Site. In particular when activities are occurring closest to the Site boundary (within a 25m radius) this could result in temporary, short-term impact on sensitive receptors on surrounding streets, particularly at the offices at 10 Snow Hill and the adjacent Poultry Market. In addition, there would be the potential for vibration generated during the Works to have an adverse impact upon the façades to be retained as part of the Development. The implementation of noise and vibration control and management measures via a Site-specific EMP for the Works would help to reduce noise and vibration disturbance to occupants of existing and proposed properties. The EMP would include measures such as using low-noise machinery and equipment, enclosing and screening machinery and using low-vibratory foundation methods. In addition, traffic associated with the Works is predicted to result in insignificant noise increases on local roads. Any items of fixed building services plant including the proposed Energy Centre installed as part of the Development would have the potential to generate noise. Suitable noise level limits in line with the CoL s requirements have therefore been proposed to ensure that noise from plant does not cause disturbance to future occupants of the Development. It is considered that given the distance between the Development and the nearest residential property that noise from the proposed future uses of the Development would not result in noise disturbance to surrounding residents. Furthermore, servicing and deliveries to the proposed uses would not give rise to perceptible levels of noise at nearby properties. 9. Ground Conditions and Contamination A ground conditions and contamination assessment has been undertaken to establish the likely contamination risks posed to human health (including future users of the Site and construction and maintenance workers) controlled waters (including the groundwater contained within the underlying aquifers) and property (including on-site and off-site structures, foundations and services). The assessment used a range of information sources including a review of historical maps, geological maps, and information provided by the Environment Agency and other organisations. A desk-based study of ground contamination at the Site has established that owing to historical and current uses of the Site, there is the potential for localised contamination to exist beneath the Site. The most likely source of contamination and ground gas is likely to relate to the presence of Made Ground and historical sediment deposits associated with the Fleet River located at the western extent of the Site. However, the potential for significant contamination to be present on the Site is considered to be generally low. During the Works, any existing contamination on the Site could be exposed and disturbed, potentially resulting in harm to human health and the underlying aquifers. However, all Works would be undertaken in accordance with measures set out in the EMP. A Site Investigation would also be undertaken prior to construction to inform whether a remediation strategy would need to be developed and implemented for the Site. In addition, a Foundation Works Risk Assessment would be prepared in consultation with the Environment Agency to establish the appropriate piling methodology and minimise the risk to the deep aquifer from piling Works penetrating through potentially contaminated soils and the London Clay Formation. 10
In line with legislative requirements, all of the measures set out above would seek to ensure that the potential risk of harm to human health and the wider environment would be minimised so as not to cause an unacceptable contamination risk. This, together with the inherent design of the completed Development, would remove all contamination sources and pathways from all potential receptors. 10. Archaeology (Buried Heritage Assets) An archaeological assessment has been undertaken to determine the potential for important archaeological assets to exist beneath or near to the Site. The assessment involved a Site visit together with review of relevant data including historical records, maps and geological data. The assessment identified that the Site lies in an area of archaeological potential of all periods. However, past development on the Site, particularly the construction of existing basements would have removed much archaeological assets beneath the Site. Notwithstanding the above, it is acknowledged that sediment and foreshore gravels associated with the former Fleet River (now infilled) may survive in places to a depth of 1.5m beneath the current basement level. The greatest potential for archaeological (buried heritage) assets is within the western part of the Site. This reflects the eastern slope of the Fleet valley. The lowest potential for archaeological assets is within the eastern part of the Site, except for the bottom of deep cut features. In the absence of mitigation, intrusive ground works during the Works which would extend deeper than the existing basements would have the potential to remove archaeological assets within the footprint of the Works. The greatest unmitigated impact would likely occur in the areas of highest archaeological (buried heritage) asset potential (i.e. within the west of the Site). With the implementation of a targeted programme of archaeological investigation to be undertaken as part of a standard planning condition and prior to all intrusive ground works, all impacts would be mitigated to a likely insignificant level. This would be on account of the appropriate preservation by record of any finds encountered. 11. Water Resources and Flood Risk The likely significant impacts of the Development on surface water drainage, groundwater levels and flows and flood risk has been considered. In accordance with Government guidance a Flood Risk Assessment (FRA) for the Site has been undertaken. This has been informed by a Site visit, topographical data for the Site, a review of geological maps and information provided by the Environment Agency, Thames Water and other organisations. There are no surface water features on the Site. The nearest surface water feature is located approximately 600m to the east of the Site and is identified as ponds associated with the Barbican Centre. There are no tidal or fluvial watercourses in or within the vicinity of the Site. Accordingly, the Site is classified by the Environment Agency as being is located within Flood Zone 1 which represents a low risk from tidal and fluvial flooding (i.e. there is a less than 1-in-1,000 annual probability of tidal or fluvial flooding). Furthermore, given that no flooding incidents are recorded for the Site, the pluvial and surface water flood risk for the Site is considered to be low. During the Works no intrusive groundworks such as excavation or earthworks are required; nor the need for temporary drainage solutions. As such, the existing surface water and ground water regimes would be unaffected and a low risk of flooding from these sources would be maintained. A surface water drainage strategy has been developed which includes measures to store rainfall and reduce runoff 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 also allows for the likely increase in rainfall due to climate change. The total surface water discharge rate to the sewers would be reduced to 50% of that of the existing situation. The Development 11
would therefore not increase flood risk on-site or elsewhere beyond the Site boundary, which is in line with national and local policy as well as Environment Agency guidance. The existing basements would be retained as part of the Development and the Development does not include any new basements that could be affected by groundwater flooding. Furthermore, the FRA concludes that the shallow and deep groundwater presents a negligible risk of surface flooding. The estimated foul water discharges from the Development should be accommodated by the existing sewer network within the vicinity of the Site, without the need for any reinforcement works to the current infrastructure. In addition, it is anticipated that the increased demand for water would be accommodated. 12. Wind The likely significant impacts of the Development on wind conditions have been assessed in relation to the comfort and safety of pedestrians within and around the Development. The assessment has been informed by a desk-based study, based on knowledge of the prevailing meteorological conditions and professional judgement. The assessment concluded that no significant adverse impacts on the wind conditions within, and immediately surrounding the Site, would be expected during the Works. As construction of the Development proceeds, the wind conditions within and surrounding the Site would gradually adjust to the wind conditions of the completed Development. As identified within Figure 10, on completion of the Development, all areas to be used by pedestrians (both within the Site and surrounding the Site) would be suitable, or better for the intended pedestrian use. The exception would be on the roof terraces of the General Market Building and at the southern tip of the Annex Building roof terrace. Such locations would be suitable for standing and not sitting. However, it is considered that sitting would only occur during the calmest of days and in the fairest of weather. As such, the most common activity occurring on the roof terraces is expected to be associated with standing. Figure 10: Expected Windiest Season (Typically Winter) Comfort Levels at Ground Level 12
Overall, it is concluded that the Development would create a comfortable and safe wind microclimate for on- Site and off-site pedestrians. 13. Townscape, Visual and Above Ground Heritage Asset Assessment The townscape, visual and above ground heritage asset assessment has assessed the likely significant impact of the Development on the retained building fabric on the Site, the existing built environment and the general townscape. The assessment includes consideration of twenty key views together with impacts upon surrounding listed buildings, conservation areas and non-designated heritage assets. Key views included in the assessment were selected following discussion and agreement with the CoL. For views that are further from the Site, such as from Greenwich Park or Parliament Hill, the Development is not prominently visible. Therefore, the townscape and visual impact arising from the Development upon such views is considered to be non-existent. As shown in Figure 21, for views more local to the Site, the Development is considered to have a positive visual and townscape impact. The materials and details of the Development proposals have been chosen to complement, but not copy those of the preserved elements of the existing buildings, with elements considered to be of the greatest historical significance being preserved. In addition, the cleaning and repair of the retained elements of the Development and the reintroduction of retail uses and canopies at ground level would transform the appearance of the area for the better. The new office elements of the Development which are visible from local views have been designed so as to harmonise with the scale and colour of the retained buildings and façades of the Development. Figure 21: Existing and proposed views of Hart s Corner It has been concluded that the removal of some of the existing buildings and modification of the remaining existing buildings on the Site would cause a small degree of harm to the Smithfield conservation area. However, the public benefits of the Development including the repair of the existing buildings, increased pedestrian permeability and change of character of the Development from dereliction to lively activity, far outweigh this minor impact. The impact upon the setting of the Hatton Garden and Charterhouse Square conservation areas that adjoin the Site are also anticipated to be positive. For the Hatton Garden conservation area, there is limited visibility to the Site. However, the repairs to the existing buildings on the Site would result in a minor improvement to the setting. The Development would have a strong positive impact on the setting of the Charterhouse Square conservation area, including the listed building within, by bringing life and extending a pedestrian friendly public realm to the south side of Charterhouse Street. The Development is overall anticipated to benefit the character of the adjacent Grade II listed Poultry Market. It is recognised that the Development would have a direct impact on this listed buildings and its setting. This impact involves the introduction of a new element to the London Central Markets, but has been carefully designed to ensure it complements the context of the existing historic buildings. The Development is also expected to have a positive impact upon the setting of the Grade II* listed Meat Market that is in the vicinity of the Site. This is on account of the repairs to the existing buildings on the Site as 13
well as improved pedestrian permeability. The stepping down of the office pavilions is considered to respond to the topography of the Site in a similar way to the approach of Sir Horace Jones, the architect of the original Meat Market Building. The settings of the Grade II Holborn Viaduct is expected to be improved through the cleaning and repair that would be undertaken on the retained façades and buildings of the Development. The addition of the new build office pavilions are not expected to overwhelm either the existing buildings on the Site, or the setting of the viaduct. The setting of the other listed buildings in the vicinity of the Site are not expected to be altered significantly, with the exception of those on Charterhouse Street. This change would be for the better, primarily due to the repair and re-opening of the General Market Building and improved pedestrian permeability. The only non-designated heritage assets that the Development would have an impact upon, are those existing buildings on the Site. The Development would cause a minor degree of harm by removing elements that record the history of the buildings. However, when balanced against how the Development would enhance those historic elements that have been identified as of the greatest significance. In addition, the refurbishment and modifications to the existing buildings on the Site have been designed so as to be of the highest architectural quality and sensitive to the setting of the Smithfield conservation area and surrounding listed buildings. 14. Cumulative Impacts Two types of cumulative impacts have been assessed in relation to the Development: The combination of individual environmental impacts arising from the Works of the Development. For example, noise, dust and visual intrusion; and The combination of impacts resulting from the completed Development and other present or reasonably foreseeable schemes. During the Works of the Development, there would be some temporary combined impacts predominantly associated with noise, vibration, dust, accidental pollution events and visual impacts. However, the Sitespecific EMP would ameliorate these construction related cumulative impacts as far as practically possible. A total of 10 other schemes that have been considered cumulatively. These schemes were selected on the basis that they had a valid planning permission, were within 0.5km of the Site and had a large enough uplift in floor area so as likely to warrant an EIA. In addition, other schemes that have been granted planning permission, but do not increase floor area enough to warrant an EIA, but where cumulative impacts within the proposed Development cannot be ruled out, have also been included. The cumulative impacts of the Development in conjunction with these schemes were generally found to be minimal. However, it was concluded that there would be: Temporary and permanent beneficial socio-economic impacts as a result of employment creation and increased local expenditure; Permanent beneficial impacts in regard of flood risk; and Permanent beneficial impact in regard to townscape, visual amenity and above ground heritage assets. 14
If you would like to receive further copies of this Non-Technical Summary or would like to purchase a copy of the Environmental Statement, please contact: Waterman Energy, Environment & Design Pickfords Wharf Clink Street London SE1 9DG Tel: 0207 928 7888 Fax: 0207 928 3033 Email: eed@watermangroup.com 15