Lee Valley Ice Centre, Lee Bridge Road, E10 7QL

Planning Statement Appendices Appendix 1 Appendix 1 Selecting the Most Appropriate Site

Appendix 1 Selecting the Most Appropriate Site

WSP | Indigo In conjunction with

IPW…

Aldermary House 10-15 Queen Street London EC4N 1TX

T 020 3848 2500 E [email protected] W indigoplanning.com

Appendix 1 Selecting the Most Appropriate Site

Contents Page

1. The Most Appropriate Site 1 Sites beyond the Green Belt or MOL within LVRP 1 Sites in the Green Belt or on MOL 1 The Waterworks Centre, Road 3 3 Eton Manor, Queen Elizabeth Olympic Park 3 Thames Water Depot 4 The Existing ice centre 5 Other considerations 5 Town centre sites 6 Conclusions 7

Appendix 1 Selecting the Most Appropriate Site

Appendices

Appendix 1.1 Map of LVRPA with Green Belt and MOL

Appendix 1.2 Identification of sites within LVRPA

Appendix 1.3 Alternative Site Assessment – October 2019

Appendix 1.4 Alternative Site Assessment fit on site images

Appendix 1.5 Eton Manor Legacy Masterplan

Appendix 1.6 Alternative Site Assessment 2016

Appendix 1.7 Policy Summary for Sequential Test

Appendix 1.8 Catchment Area for Sequential Test

Appendix 1.9 Sequential Assessment

Page 1

1. The Most Appropriate Site

1.1. The Lee Valley Regional Park Authority has a statutory responsibility (under the Lee Valley Regional Park Act 1966) to either provide directly, or work with partners to provide, facilities for sport, recreation, leisure, entertainment and nature conservation throughout the Lee Valley Regional Park.

1.2. It goes without saying that for the Park Authority to deliver a replacement ice centre, it must be within the Regional Park otherwise, the Park Authority would not control the site, or have funding to build it. Therefore, the Park Authority must identify the most suitable site within the Lee Valley Regional Park.

1.3. If the new facility cannot be delivered in the Park, the Park Authority will not secure the funding for an ice centre elsewhere and the existing facility will close as it is at the end of its useful life. The Council would, therefore, lose a recognised, vital leisure destination. Clearly, the existing facility in its current location attracts a significant number of visitors which could be lost should the Centre be relocated. Almost a third of its visitors live locally in either Waltham Forest or Hackney.

1.4. In order to determine the most appropriate location to deliver the replacement ice centre, the Park Authority undertook a comprehensive review of potential sites within the Regional Park. This review was undertaken in conjunction with officers of the Council.

Sites beyond the Green Belt or MOL within LVRP

1.5. A significant proportion (95%) of the Regional Park is designated as Green Belt and MOL, which is demonstrated on the map at Appendix 1. This results in only 5% of the Lee Valley Regional Park which is not Green Belt or MOL. Notwithstanding this, in order to assist the Council, the Park Authority and its advisors have gone through a site selection process to identify the most appropriate site for the replacement ice centre.

1.6. The starting point of our assessment of alternative sites is therefore by identifying this 5% of land which is not restricted by Green Belt and MOL policy designations.

1.7. A total of 37 potential sites were identified as having the potential to accommodate the replacement ice centre. However, none of these are 37 sites are appropriate because of other policy dated nations or the alternative existing land uses.

1.8. The full list of the sites and map identifying them is provided at Appendix 2.

1.9. After undertaking this initial sift of potential sites and concluding that there are no sites within the Regional Park they are not constrained by MOL or Green Belt designations, the Park Authority undertook a site selection process in 2016 based on the remaining sites within the Park.

Sites in the Green Belt or on MOL

1.10. After an initial sift of nine sites, five sites were dismissed as being unsuitable, leaving a short list of four potential sites, including the existing ice centre site. We provide further details on the final four sites and explain why the existing ice centre site was chosen in 2016 as the most appropriate site for the location of a twin pad facility. Crucially, all of these sites lie within the Green Belt or are designated as within Metropolitan Open Land (MOL), as shown by the map of the Park at Appendix 1. Therefore, all are subject to the relevant MOL and Green Belt planning policy tests. As such, there is no ‘policy preference’ for any of the sites).

1. The Waterworks Centre and surrounds, : The site encompasses part of

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The Waterworks Centre; the best prospect of redevelopment of this site would be the previously developed area in the north where the Waterworks Visitors Centre and car park is located.

2. Leisure Complex, Picketts Lock: The wider Picketts Lock site is currently occupied by a number of existing users including the Lee Valley Athletics Centre, Odeon Cinema and Lee Valley Golf Course. Land to the north could be available for further development.

3. Eton Manor in the Queen Elizabeth Olympic Park: This is a parcel of land adjacent to the Hockey and Tennis Centre. It was previously earmarked for development as a 5 a side football facility.

4. The existing LVIC, Lea Bridge Road: The site of the current single pad ice centre facility, bounded by Lea Bridge Road to the south and Marsh to the north.

1.11. Each site was assessed against a number of factors, including:

• Physical potential to accommodate spatial requirements; • Existing site conditions, including any existing uses; • Cost of developing the site for the recommended facility; • Potential opportunity costs of developing the site for an ice rink rather than another use; • Planning constraints and opportunities; • Transport links and accessibility; • Potential programme implications of each site in terms of its future development as an ice centre (including ability to bring forward development); • Stakeholder issues and views; • Potential for other ancillary commercial uses such as café/gym; • Potential for future expansion of a facility in terms of capacity of each site; • Any other site advantages/disadvantages; • Net cost of developing each site; and • Impact on the operational business plan.

1.12. In support of the current application, the 2016 analysis was up-dated in October 2019 to confirm that the ice centre remains the most suitable, viable and available site for a replacement ice centre and scores higher in the updated analysis.

1.13. The October 2019 updated site assessment can be found in Appendix 3.

1.14. Each site has been assessed against the same factors however the criteria has been refined to ensure that the alternative site assessment makes a planning-led conclusion. The factors used to assess the alternative sites in the October 2019 assessment are set out below:

• Location;

• Accessibility/transport;

• Physical characteristics;

• Commercial/financial; and

• Policy.

1.15. The following Sections will review the suitability of each site against the above criteria. Appendix 4 shows how the proposed development would best fit at each location. Delivering the two pads side by side, rather than end to end is the preferred configuration to optimise rink access and layout synergies (for example ice resurfacing) while maximising views of the ice pads for visitors.

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The Waterworks Centre, Lea Bridge Road

1.16. The Waterworks Centre is within LVRPA ownership and is located close to Lea Bridge station, which reopened in May 2016. As such, the site is highly accessible. It is also close to the existing ice centre so it would be accessible to existing users.

1.17. The area of the site considered most appropriate for development is the narrow Section that fronts Lea Bridge Road. The shape of the site makes it more difficult for the optimal twin pad ice rink configuration to be achieved and an asymmetric configuration would be required.

1.18. Whilst Lea Bridge Road is a key route into the Borough from the west, there is no direct connectivity to the national motorway network. However, Lea Bridge Road is well served by local cycle paths and pedestrian accessibility is good.

1.19. While space is tight, 200 car parking spaces could be provided wrapping around the building which would deliver sufficient provision for the rink, with access to be provided from Lea Bridge Road.

1.20. Due to the topography of the area, the building frontage onto the road would likely be located at a lower level than the road, reducing the building’s prominence.

Picketts Lock

1.21. The potential area that could be developed for a twin pad facility is the plot of land adjacent to the existing Athletics Centre. There is space at Picketts Lock to accommodate the optimum twin pad configuration.

1.22. The layout provides access from Meridian Way into two car parks that could provide for a total of 220 spaces, and would adjoin an existing car park on the site. The layout could be sited to complement the existing buildings and facilities on the site.

1.23. However, access to the site by public transport is relatively poor and the nearest station is , approximately 0.9 miles away (20 minute walk). The next nearest rail stations, Edmonton Green and Meridian Water, are approximately 1.5 miles (30 minute walk) and 2 miles (45 minute walk) from the site respectively.

Eton Manor, Queen Elizabeth Olympic Park

1.24. The site is owned by the Park Authority and is adjacent to the Lee Valley Hockey and Tennis Centres.

1.25. The building footprint fits within the existing identified development platform, utilising the existing access to the site from Ruckholt Road. Car parking could be delivered adjacent to the site on existing open space.

1.26. The site is located in close proximity to a TfL Bus Depot which contains a hydrogen fuel cell. The proposed twin pad facility would be located within its Planning Consultation Zone.

1.27. The site has direct connectivity to the national motorway network enabling access to a greater catchment. However, it is less connected by public transport, cycle and pedestrian routes.

1.28. In 2016, it was known that key users of the adjacent Lee Valley Hockey and Tennis Centre Hockey and the Lawn Tennis Association (LTA) opposed the idea of the provision of an ice centre. The introduction of a new ice centre would impose restrictions on the use of their existing facilities because the car parking provision would be compromised.

1.29. The site was earmarked for development as a five-a-side football facility at the time of the 2016 assessment. Eton Manor was a major site for the 2012 Olympic Paralympic Games and hosted the Wheelchair Tennis events. The initial planning application for Eton Manor Sports Ground (ref. 09/90198/FUMODA) was split into the Games Phase for full planning

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permission, and the Legacy Transformation Phase for outline permission for the construction of a platform for ten five-a-side football pitches. The Legacy Masterplan submitted with the application and attached at Appendix 5 identifies the area that could not be used to accommodate the ice centre is allocated for five-a-side football pitches.

1.30. The London Legacy ’s Local Plan 2015-2031, adopted in July 2015, addressed the future use of this area and, at paragraph 11.3 (relating to Sub Area 2 proposals) the Plan designated the site for five-a-side football pitches.

1.31. The 2016 assessment considered Eton Manor to be less favourable than the current ice centre site to be the site of the replacement ice centre. In the intervening period, proposals for the Eton Manor site have advanced. The adopted Local Plan is currently being reviewed and the London Legacy Development Corporation (LLDC) revised Local Plan submission draft includes modifications that have removed the reference to five-a-side football pitches at paragraph 11.3. The submission draft includes a new reference which states:

“The Lee Valley Hockey and Tennis Centre at Eton Manor and the Lee Valley VeloPark are world class sports facilities. Originally developed for the London 2012 Olympic Games and subsequently transformed they are both important national leisure and sporting venues hosting local, national and international events and support the Legacy Corporation’s aspiration to deliver a sporting legacy for local communities. The two venues are owned by the Lee Valley Regional Park Authority and are managed through a leisure trust. The Legacy Corporation continues to work closely with and support the Park Authority as it seeks to improve and grow the offer associated with the venues and thereby ensure their long term sustainability. This includes the further development of the land and facilities associated with the Hockey and Tennis Centre at Eton Manor which can complement the rest of the Queen Elizabeth Olympic Park.” (Our emphasis).

1.32. This modification reflects the resounding success of the International Hockey major events programme. The site is now safeguarded for development of facilities associated with the Hockey and Tennis Centre. A new ice centre would take space and create a footfall clash that would compromise the international events programme that England Hockey hold at the venue. The success of the International Hockey events programme means that the site is seen as the UK’s national hockey centre for major international events and now has a world- wide reputation as this. If the ice centre were to take-up the space and capacity on site, the ability to host international events would be compromised and, simply, the events will not come to London. As such the venue’s world level status would be lost.

1.33. Therefore, the site is no longer available to be considered as an alternative site for the replacement ice centre.

1.34. In short, since 2016 the Park Authority and England Hockey are certain that Eton Manor is no longer available (or suitable) to accommodate the replacement ice centre.

Thames Water Depot

1.35. This plot of land lies opposite the existing ice centre on Lea Bridge Road at 150A Lea Bridge Road. At the time of the 2016 alternative site assessment, the Thames Water site was earmarked for redevelopment for the construction of a primary and secondary school. The subsequent application made in April 2017 (LPA ref. 171408) was refused in March 2019. The deadline for submitting an appeal on this decision has now passed, therefore the site may be available to accommodate the replacement ice centre and has been included in the October 2019 alternative site assessment.

1.36. The layout provides access from Lea Bridge Road and there is space at the Thames Water Depot site to accommodate the optimum twin pad configuration.

1.37. The site is not owned by the LVRPA and is located on MOL. As this site is relatively open

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with low level single-storey permanent and temporary structures, it is considered that there would be a greater harm on openness. As the site is not in the ownership of LVRPA, it is not known whether the site would be viable or deliverable.

The Existing Ice Centre site

1.38. The proposed twin pad development fits comfortably on site, allowing the ice pads to be provided alongside one another in the optimal configuration.

1.39. A sufficient level of car parking can be provided utilising the existing access point from Lea Bridge Road.

1.40. Whilst Lea Bridge Road is a key route into the borough from the west, there is no direct connectivity to the national motorway network. However, Lea Bridge Road is well served by local cycle paths and pedestrian accessibility is good.

1.41. The site would retain the existing ice centre users and it also benefits from proximity to existing and planned communities.

Summary

1.42. A full site evaluation matrix was undertaken by the Park Authority’s consultants, in conjunction with the Council, in 2016. This is provided at Appendix 6. A second site evaluation was undertaken in October 2019. This is provided at Appendix 3. The assessment concluded that the existing ice centre site scored best and is the preferred option. On the basis of the analysis, the Park Authority have moved forward at a significant cost with these proposals at the ice centre. The choice of the current ice centre site has been supported by the Park’s Board and leading officers at the Council.

1.43. Just as those proposals for the ice centre site have progressed, the Park Authority’s plans for Eton Manor have also progressed in the interim.

1.44. In 2016, it was known that England Hockey and the LTA would oppose the use of Eton Manor for a replacement ice centre because of the implications it would have for the continued successful and future use of their existing facilities. In short, the development of a replacement ice centre would compromise England Hockey hosting international tournaments there. This view has crystallised since England Hockey successfully hosted the World Cup in 2018 and the start of the FIH (International Hockey Federation) Pro League in 2019.

Other considerations

1.45. Notwithstanding the conclusions of the 2016 Feasibility Assessment and the updated October 2019 assessment, there are other planning reasons why the existing ice centre site is the most appropriate location.

The Lee Valley Ice centre is a previously developed site

1.46. The principle of a sport facility in this location has been established through the granting of consent for the current ice centre on MOL. The site is not a greenfield site.

1.47. The existing ice centre has a footprint of 3,596 sqm. The proposed replacement facility has a footprint of 7,029 sqm, which is an additional 3,433 sqm of development within MOL. This is significantly less development within MOL than building on an undeveloped site. Therefore, the sensitivity of building on undeveloped MOL land is greater than the existing ice centre site and is a key consideration in assessing alternative sites.

1.48. To put the quantity of development into context, the proposed development will equate to just 0.0001828% of Lee Valley Regional Park’s Green Belt or MOL (which forms 95% of the Park), based on a proposed building footprint of 7,029 sqm. This is an extremely low figure in the context of the LVRPA MOL and Green Belt designation and does not begin to

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consider the entire MOL and green belt designations across London and the surrounding area. Therefore, the existing LVIC site would have a minimal impact on the purpose and function of the MOL of the Lee Valley Regional Park, London and the surrounding area.

Development at LVIC supports the regeneration of Lea Bridge

1.49. The Lea Bridge and Leyton Vision document (2017), commissioned by LBWF and prepared by Allies and Morrison, considered the Lea Bridge study area to have the potential to be a major regeneration opportunity. The area is undergoing significant regeneration, and this has been boosted by the reopening of the Lea Bridge Station.

1.50. The study envisaged a gateway to Waltham Forest via the Lee Valley, and highlighted opportunities to improve and enhance the Lee Valley Regional Park landscape, open up the accessibility of the Lea Valley with views across the landscape, and provide regional sporting facilities.

1.51. Specifically, the study considers that a twin pad ice centre (and Lea Valley visitor hub) could be achieved on the site of the LVIC. The Vision Document was drafted in the knowledge that the ice centre is on MOL, but its expansion is supported because it is so successful and has the potential to be a catalyst for the regeneration of the wider area.

1.52. Although we understand that the Vision Document is not a ‘planning policy’ document it is a material consideration in any planning decision.

Town centre sites

1.53. As a leisure facility, the proposed ice centre falls within the definition of a ‘main town centre use’ as defined by the NPPF.

1.54. The policy expectation is that main town centre uses (MTCU) should be located in town centres. The ‘sequential test’ seeks to ensure that MTCU can only locate outside a town centre if there are no suitable and available sites in existing centres.

1.55. The requirements of the sequential test are set out at paragraphs 86 – 88 and 90 of the NPPF, with further clarity provided at paragraphs 09 – 13 of the Town Centres and Retail guidance within the National Planning Practice Guidance (NPPG). Key Sections of the policy and guidance and the details of the sequential assessment that has been undertaken are set at Appendix 7.

1.56. Notwithstanding that if the new facility cannot be delivered in the Park, Park Authority will not secure the funding for an ice centre elsewhere and the existing facility will close as it is at the end of its useful life, WSP Indigo have, for completeness, considered sequential sites in the surrounding London Boroughs.

1.57. In identifying possible sequential sites, the identification of an appropriate catchment area is one of the first steps. This is complicated by the uniqueness of the role and function of the Park Authority.

1.58. In this context, WSP Indigo have undertaken an assessment of sequential sites in Major Centres within the 13 London Boroughs that host Regional Park. Given the regional and, indeed, national, importance of the facility, it is considered that Major Centres are the most appropriate tier within the retail hierarchy to focus the site search. The catchment area for the assessment is shown on Appendix 8.

1.59. In order to comply with guidance, in undertaking our assessment, we have been flexible in terms of size and format. While the clear requirement is for a twin-pad facility in order to increase the available ‘ice-time’ (see the Statement of Very Special Circumstances), we have considered sites that could accommodate the same sized facility as the existing single- pad ice rink. The sequential assessment is provided at Appendix 9. We identified the following potential, more centrally located sites:

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• 9 Birkbeck Road, Hackney;

• Land at South Grove, 68-75 Brunner Road and Alpha Business Centre, 60 South Grove, Waltham Forest;

• Town Centre Gardens, Waltham Forest;

• Enfield Town Library, Enfield;

• Land to south west of Council offices, Enfield;

• Land adjoining St Andrews Church, Enfield;

• Site to the north of Harbour Quay, Tower Hamlets;

• Land to the east of the Isle of Dogs Crossrail Station, Tower Hamlets;

• Land at Westfield Avenue, London Legacy Development Corporation;

• Land to the south of Penny Brookes Street, London Legacy Development Corporation;

• Land at Champions Walk and Penny Brook Street, London Legacy Development Corporation; and

• Land off Angel Lane, London Legacy Development Corporation.

1.60. Given the development pressure in London, it is unsurprising that despite the large area of search, there are relatively few potential sites. Our analysis concluded that none of these sites are suitable and available to accommodate a new ice centre, even assuming a reasonable degree of flexibility.

1.61. On this basis, the sequential test for the proposed replacement ice centre as a MTCU is satisfied.

Conclusions

1.62. The Park Authority has worked with the Council to determine the most appropriate location for the replacement ice centre. This detailed and conclusive updated site assessment concluded that the most appropriate site is the location of the existing ice centre.

1.63. This assessment considered sites outside of the Green Belt and MOL, but since 95% of the Regional Park is designated as Green Belt or MOL, it is unsurprising that the replacement site is MOL. However, the assessment confirmed the application site is the most appropriate.

The Most Appropriate Site Lee Valley Ice Centre. Indigo on behalf of the Lee Valley Regional Park Authority Appendix 1.1 Project LPA London Borough of Indigo Planning Limited Lee Valley Ice Centre Aldermary House Waltham Forest 10 - 15 Queen Street Title London Appendix 1.1 Date 30.08.19 EC4N 1TX S NTS Project No: 03210010 Client Drawing No: 03210010/2 T 020 3848 2500 Authority Drawn By: MKR [email protected]

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33 35 34 36 38 40 Project 39LPA 37London Borough of Indigo Planning Limited Lee Valley Ice Centre Aldermary House Waltham Forest 10 - 15 Queen Street Title London Appendix 12 Date: 30.08.19 EC4N 1TX Scale: NTS Project No: 03210010 Client Drawing No: 03210010/5 T 020 3848 2500 Lee Valley Park Authority Drawn By: MKR [email protected]

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Project LPA London Borough of Indigo Planning Limited Lee Valley Ice Centre Aldermary House Waltham Forest 10 - 15 Queen Street Title London Appendix 12 Date: 30.08.19 EC4N 1TX Scale: NTS Project No: 03210010 Client Drawing No: 03210010/6 T 020 3848 2500 Lee Valley Park Authority Drawn By: MKR [email protected]

Key Ownership boundary Green Belt Waltham Forest boundary Metropolitan Open Land Sites Appendix 1.3 Lee Valley Ice Centre Site Assessment 2019

LVIC Site Assessment 2019

Introduction

IPW…, Wrenbridge Sport, WSP|Indigo, Cole Easdon and Faulknerbrowns were commissioned by the Lee Valley Regional Park Authority (LVRPA) in October 2019 to undertake an updated site selection exercise for the development of the proposed twin pad Ice Centre, that was previously completed in 2016. The purpose of this exercise was to undertake the assessment taking into account current/ updated project knowledge and to sharpen the focus on planning issues rather than commercial considerations, and to ensure that the previously selected site, and current proposed site of the development (the existing Lee Valley Ice Centre (LVIC) site) was the correct decision.

In addition to the four sites assessed in 2016 (the existing LVIC site, Water Works, Eton Manor and Picketts Lock), is now also being considered during this exercise.

Furthermore, the overall weightings of the criteria and sub-criteria has been maintained, to ensure there is a balance of scores between location, accessibility/ transport, physical characteristics, commercial/ financial and policy factors. Weightings have only been altered as a result of the removal of certain criteria due to their lack of relevance to the project in the current day. The rationale behind the removal of criteria from this 2019 site selection exercise is detailed within the appropriate scoring rationale tables. Where any criteria have been removed, their associated weighting has been spread evenly amongst the remaining sub-criteria within that overall criteria.

A list of scoring criteria has been developed by the consultant team in conjunction with the LVRPA to help undertake the site selection assessment. These scoring criteria can be found in Appendix A.

Summary of Outcomes

This latest site assessment exercise has identified the existing LVIC site as the most suitable location for future ice provision in Lee Valley Regional Park (Regional Park), of the five sites considered. Table 1 below summarises the results of this qualitative analysis. A breakdown of scores and a full explanation and commentary on each of the categories of scores (and sub-criteria) is provided over the following pages. Appendix B contains the scoring matrix spreadsheet detailing the unweighted and weighted scores.

Table 1 Summary Ice Rink Site Evaluation – qualitative assessment

Evaluation Criteria LVIC Existing Water Eton Manor Picketts Lock Broxbourne Site Works Location 17.6% 16.9% 15.0% 11.4% 6.6% Accessibility/ Transport 14.0% 12.4% 13.6% 9.6% 8.0% Physical Characteristics 19.2% 9.2% 10.8% 13.6% 16.8% Commercial/ Financial 11.5% 11.6% 10.7% 14.1% 7.2% Policy 15.4% 10.7% 12.6% 14.1% 13.1% Overall Score 77.7% 60.8% 62.78% 62.82% 51.8% Rank 1 4 3 2 5 NB Maximum score attainable in each evaluation area is 20%

Lee Valley Ice Centre Site Assessment 2019

Site Evaluation – Commentary on awarded scores 1. Location Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne Accessibility 5 5 4 2 1 from Typically ice centres’ core user catchment comes from within a 30 minute drivetime. The existing LVIC’s 30 minute Existing catchment is illustrated in Figure 1 below. Catchments The existing LVIC site is awarded full marks given its accessibility and position within its existing user catchment. Water Works is also awarded full marks given its proximity to the LVIC, and the heart of the existing user catchment. As can be viewed in Figure 1 below, there is significant overlap between the 30 minute catchments of the existing site and Eton Manor, however there are still servicing gaps to the western parts of the existing catchment, and therefore scores a 4. Picketts Lock is deemed to have fair accessibility from the existing core user catchment and is therefore awarded a 2. As is detailed within Figure 2, the crossover of the drivetime catchments illustrates a lack of provision for c. half of the area to the south of the LVIC. Broxbourne is deemed to have poor accessibility from the exiting core user catchment, and therefore scores a 1. As can be seen in Figure 3, the two 30 minute drivetime catchments only overlap on areas to the north of the existing site, and overall less than half of the existing LVIC 30 minute drivetime catchment. IPW

Lee Valley Ice Centre Site Assessment 2019

Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne Figure 1 – Eton Manor 30 minute drivetime catchment

Lee Valley Ice Centre Site Assessment 2019

Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne Figure 2 – Picketts Lock 30 minute drivetime catchment

Lee Valley Ice Centre Site Assessment 2019

Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne Figure 3 – Broxbourne 30 minute drivetime catchment

\ Furthermore, analysis of responses from existing ice users on the development’s commonplace website, has detailed their origin. 50% of responses are from people within North and postcodes, with a further 6% from Ilford. Each catchment presented above can provide for these areas. However, 7% of responses were also from those within South East London, and therefore the sites, whose catchment do not cover these areas have a lower accessibility to these users. This reinforces the scores and rationales awarded to each site.

Lee Valley Ice Centre Site Assessment 2019

Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne Future 5 5 5 5 1 Catchment The existing site, is located within the Upper Lea Valley and Opportunity Area as well as the Upper Lea Projections WSP|Indigo/ Valley Growth Area, as designated within the , and therefore scores full marks. Furthermore, Water Works, Eton Manor and Picketts Lock are all located within the Lower Lea Valley Opportunity Area, as designated within the WSL London Plan, and therefore also score full marks. Broxbourne is located over 2000m north from an Opportunity Area (Upper Lea Valley), as designated within the London Plan, and therefore scores a 1.

Strategic 4 4 5 2 1 Appeal & Eton Manor is awarded full marks given its overall prominence on the Queen Elizabeth Olympic Park (QEOP). Profile/ The two Lea Bridge Road sites are assessed slightly below this whilst the relative remoteness of Picketts Lock and further Visual to this extent Broxbourne, equate to lower scores. It should be noted that this criteria does not take into account any Prominence future plans currently in consideration for each site, i.e. The Surf and Picketts Lock. The table below provides a summary of traffic flows recorded by the Department for Transport at locations closest to each site in 2018, followed by forecast traffic flows for 2021. Both Eton Manor and the Lea Bridge Road Sites have two count locations each, which highlights the number of key traffic junctions around them, and experience similar levels of flow, and therefore corresponds with the scores awarded. Picketts Lock has a slightly lower count than these locations, and only one count location. The Broxbourne site experiences around half the two-way traffic during an average day than the other sites, further reinforcing the scores awarded. Average Two-Way IPW DfT Count Location Year Relevant Sites Daily Traffic Flow

Lea Bridge Roundabout to 2018 22,373 Lea Valley Ice 26646 Hackney/Waltham Forest Water Works Centre Boundary 2021 23,346

Hackney/Waltham Forest 2018 18,624 Lea Valley Ice 73562 Boundary to A1006 Water Works Centre Markhouse Road 2021 19,434

2018 23,839 84097 Eastway between A12 Eton Manor Junction and 2021 25,198

Lee Valley Ice Centre Site Assessment 2019

Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne Hackney/Waltham Forest Boundary

Eastway between 2018 19,734 Hackney/Waltham Forest 84090 Eton Manor Boundary and A112 High 2021 20,859 Road Leyton

A1055 Meridian Way 2018 20,280 18648 between Angle Road Station Picketts Lock and A110 Lea Valley Road 2021 21,187

B194 New Road - 941117 between either end of Old 2018 11,559 Broxbourne Nazeing Road

Adjacencies 4 4 4 4 4 of Other For reference a complementary leisure use is one which is likely to generate a joint trip, such as open space, a cinema, Leisure restaurants. The existing site scores a 4, due to the presence of the marshes adjacent to the site, which is deemed to be a Uses complementary leisure use. Furthermore, the Lee Valley Riding Centre (LVRC) within a 10 minute walk and is therefore in close proximity. Similarly, the Water Works is also within a 5 minute walk of the marshes/ open space, and within a 10 minute walk of the LVRC, so is also awarded a 4. Due to its sporting specificity the LVRC is not viewed as a complementary leisure use to the ice centre, as it is unlikely to generate joint trips. The Lee Valley Hockey & Tennis Centre (LVHTC) is adjacent to Eton Manor, but is viewed in the same light as the LVRC. It also scores a 4 however due to the likely joint trip IPW generation attributed to the exploration of the QEOP. Despite not having open spaces within close proximity, it is adjacent to an Odeon cinema, a complementary use, and contributes to potential joint trip generation. Broxbourne scores a 4, due to being in close proximity to open spaces, however, is not awarded a 5 as the Lee Valley Boat Centre, which lies adjacent, is not a complementary leisure use. This use is not deemed complementary as it competes for a similar sporting leisure pound, and is unlikely to generate a joint trip.

Lee Valley Ice Centre Site Assessment 2019

Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne Sporting/ 4 4 2 3 2 Authority All sites under consideration are likely to have the same level of support from public, and authority stakeholders due to Stakeholder their positioning on Metropolitan Open Land (MOL). As a result, the differentiation between the sites has been Support determined by the likely support from sporting bodies, which is based off the Authorities consultations undertaken with these parties, or any other major stakeholders. The Existing site does not have any sporting authority opposition and is therefore awarded a 4. Water Works also has no known opposition from these bodies and due to its proximity to the existing site is also awarded a 4. Eton Manor scores a 1 as England Hockey are very much opposed to a large scale, high footfall venue being added to the site as it will compromise the major events programme at the LVHTC. Similarly, UK LVRPA Sport are likely to oppose the development due to the impact it will have on the major hockey events programme. Picketts Lock scores a 3, due to likely opposition from the Odeon (which lies adjacent to the site) as a result from the loss of income they have suffered in previous years due to the business of the car park on site, which is likely to have increased usage, should the Ice Centre be placed on site. Broxbourne scores a 2 due to its positioning out of London which would be a major shift in provision to a new area by stakeholders. Sporting ice bodies are likely to be less supportive of this site than those in London due to the under provision in this area, and the significance of a twin pad Ice Centre in London.

Community 4 3 3 2 2 Stakeholder Following public consultation undertaken by LVRPA 84% of community stakeholders are supportive of the existing site for Support the redevelopment of the ice centre, and therefore is deemed to have the majority of support from community stakeholders. It is not awarded a 5 due to the opposition of the Save Lea Marshes (SLM) group. Water Works is deemed to have a balanced view by community stakeholders, as it is likely that the existing users of the facility would support this site, however SLM are opposed, and other communities members are likely to view this as more controversial than the existing site, and there will be the loss of an asset of community value, due to the demolition of the existing Water Works WSP|Indigo Visitor Centre. Following consultations undertaken in the previous site assessment we understand from ice users that they would not be fully supportive of a move to Eton Manor, however, would gain support from community stakeholders that are interested from an ecological perspective due to less sensitivities on this site compared to the existing. This results in a balanced view by community stakeholders. Picketts Lock is likely to be opposed by the majority of community stakeholders, due to the existing ice users not being supportive of a move so far from the existing site, as well as existing users of the Lee Valley Athletics Centre that may have their parking compromised due to increased usage of parking on site due to the presence of the ice centre. Broxbourne is also likely to be opposed by current users due to its location being far away from the existing site (outside of London). However, it is believed that local residents at Broxbourne would

Lee Valley Ice Centre Site Assessment 2019

Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne support the new scheme due to new activities in the immediate area. But overall it is deemed that the majority of community stakeholders would oppose the development of the ice centre on this site.

2. Accessibility / Transport Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne Access by car 3 3 4 3 2 Sites upon the Lea Bridge Road are deemed to have satisfactory access to A roads/ motorway network, with both being adjacent to the A104m and the nearest dual carriageway (A12), being 2.8km and 3km away from the existing site and Water Works, respectively. Eton Manor is deemed to have good access by car, as it is adjacent to Cole Easdon the A106, and the A12 dual carriageway is 500m away. Picketts Lock is awarded a 3, due to it being close to the A1055 (201m), with the nearest dual carriageway (A406) is 3.3km away. Broxbourne is deemed to have fair access to A roads/ motorway access, with the A1170, being the nearest A road (1.1km), and the nearest dual carriageway (A10) being 3.8km away. Access to Broxbourne is via the B194.

Access by public 3 3 2 2 2 transport (2021) Scores for the sites are purely based upon their Public Transport Access Level (PTAL) rating, as per the scoring definitions (see Appendix A). Existing Site: PTAL Rating of 3. Water Works: PTAL Rating of 3. Eton Manor: PTAL Cole Easdon Rating of 2. Picketts Lock: PTAL Rating of 1b. As Broxbourne lies outside of London, a PTAL rating cannot be directly assigned (as this assessment is only available for areas within London) and is therefore based upon Cole Easdon’s (specialist transport consultants) view of the site based upon the Connectivity Assessment Guide.

Access by cycle 5 4 4 3 2 The Existing Site has excellent cycle access being on the NCN1, C23, Q2 and Lee Valley Towpath routes, as well as being close to the LCN 9. A Cycle Hub is also located close by at Lea Bridge Station. Mini-Holland also fronts the site, with all local cycle routes being off road. Water Works is located close to the routes which the existing site Cole Easdon benefits from, and is closer to the Lea Bridge Station cycle hub, but scores lower (4) than this site as it does not have direct access to Mini-Holland. Eton Manor has good cycle access with shared footway/ cycleways in vicinity of the site, and is close to the Hackney Parks Olympic Route, Eton Manor Walk. Furthermore, Lane is planned to be developed into a cycle route. Picketts Lock has satisfactory cycle access, with less cycle access than

Lee Valley Ice Centre Site Assessment 2019

Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne those on Lea Bridge road. It is close to NCN1, which can be accessed from Picketts Lock Lane. There is also a dedicated cycle path to the entrance of the facility. Broxbourne has fair cycle access, with off road cycle paths available in the vicinity of the site along the towpaths, which provide helpful connections to nearby residential areas. However, it does not score higher as it is not as strong access as the other sites, and are still far from the standard achieved within London.

Access by foot 4 3 4 1 2 The Existing Site is awarded 4 because it has extensive footway provision. It has a controlled pedestrian crossing immediately adjacent to site access. There is also an underpass available (alongside the river). On the main road pedestrians and cyclists have segregated paths to improve safety. There are also pedestrian routes towards the housing estates in the northwest and to the south are more direct than other modes. The Water Works has satisfactory access by foot. It has pedestrian footpaths available to the south of the development over the footbridge. Although pedestrian routes are available to the north, there are no crossing points on Lea Bridge Road near to Lammas Road, and pedestrian access to Lea Bridge Road is contrived. Eton Manor scores a 4, given the extensive footway provision with controlled pedestrian crossings near to the site access. Although the A12 is Cole Easdon located to the south of the site it is not a barrier, with a footbridge located to the southwest and an underpass to the southeast. Picketts Lock has poor access by foot. It has a railway line that blocks access from the west where most pedestrians will travel from. There are pedestrian footways along Meridian Way fronting the site, but a long walk to the south is required to cross the railway via Picketts Lock Lane which has incomplete footway provision. Broxbourne has a poor foot access, and therefore scores a 2. A railway line runs to the west of the site, and there is a footway on the northern side of the B194, but no pedestrian crossing facilities from the site access. There is only one footway which continues over the railway bridge. Footways are however present along other roads adjacent to the site.

Crowd dispersal 5 3 5 4 3 The Existing Site is awarded full marks as there are a number of pedestrian access points to the north, south, east and west where crowds could be dispersed. Open space is also present to the north and west. Eton Manor also Cole Easdon scores full marks with pedestrian routes leading north, south, east and west out of the development. Pedestrian routes and open space to the south of the site. Two of these routes also cross safely over/ under the A12. Picketts Lock is deemed to have good crowd dispersal opportunities, due to the internal road network and length of Meridian Way. Water Works is deemed to have satisfactory crowd dispersal opportunities. There is only one

Lee Valley Ice Centre Site Assessment 2019

Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne vehicular access point into the site. Whilst there are pedestrian routes to the south and east through open space, those to the north lead to a narrow pedestrian footway along Lea Bridge Road. Broxbourne is also awarded a 3, as it is expected that most visitors would head northwest on the B194, which is accessed via the single access road. There are also no crossing facilities over B194 and single, narrow footway will impact crowd dispersal. Overall the scores awarded to the sites have been improved since 2016, as a result of the scheme being smaller than under the previous site assessment exercise. Previously sites were being assessed on crowd dispersal potential for 2,500 people, whereas now it is likely to be for a maximum of 800 people.

Community 3 3 3 1 1 access The Existing site, Water Works and Eton Manor are all deemed to have satisfactory access for the existing regional communities which it services. Due to the lower overall accessibility to Picketts Lock and Broxbourne from the Cole Easdon/ regional community, they score lower than the other three sites. Furthermore, more locally the railway line at WSP|Indigo Picketts Lock cuts the site off from the nearby communities in Edmonton, whilst the railway line at Broxbourne alongside the limited pedestrian access limits access for those living to the west of the site.

3. Physical Characteristics Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne Fit on site 5 2 4 4 5 This category is an assessment of the current base scheme’s building and direct accommodation to fit on site, but not the associated car parking. The existing site and Broxbourne are capable of comfortably accommodating the required building footprint, while retaining significant areas of open space, offering excellent opportunities for landscape and ecological improvements and an extensive public realm, and therefore score full marks. The Eton Faulknerbrowns Manor and Pickets Lock sites will accommodate the building footprint, but onsite public realm and landscape opportunities are limited to the periphery of the site. The Water Works site is long and narrow, which has a detrimental effect on the possible building layouts, resulting in an inefficient and functionally impaired layout. Appendix C contains the fit on site images for each of the sites under consideration within this site assessment.

Lee Valley Ice Centre Site Assessment 2019

Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne Capable of - - - - - Expansion N/A Criteria has been deemed as no longer applicable by the LVRPA, as it has no desire to expand the current proposed scheme in the future. Ice Centre and 5 3 1 2 5 on-site parking This category is an assessment of the site’s ability to fit the current base scheme, and direct accommodation on site, as well as 155 car parking spaces. As demonstrated in Appendix C, the Existing Site and Broxbourne accommodate all 155 car parking spaces, while retaining significant opportunities for public realm and landscaping to mitigate the effect on openness. The Water Works scores a 3 as it can accommodate the necessary Faulknerbrowns parking but at the expense of landscape. Pickets Lock can accommodate a number of on-site parking spaces, but this is supplemented by additional existing car parks outside the defined site curtilage, so results in a 2. Eton Manor is not capable of accommodating any parking within the given land parcel, and therefore scores a 1, however sufficient parking could be located elsewhere off-site.

Ground/ 4 2 2 4 1 landscape The existing site has a number of service constraints which limit the position of the development on site, but constraints these do not have a detrimental effect on the layout. At Pickets Lock the site constraints are defined by the existing road edges. In both cases there is some opportunity for site improvement, but the building position is relatively fixed. As a result, both sites score a 4. At the Water Works, the narrow site means a sub-optimal layout is required to fit the required accommodation onto the site. Although this is not prohibitive, it does have a detrimental effect on the building and site layout. At Broxbourne, much of the site is characterised by large Faulknerbrowns retaining walls and earth banks, with some basement structures remaining from the swimming pool that previously occupied the site. The required accommodation is not able to fit within the existing retaining structures, so it is believed that the enabling works necessary to provide a suitable building platform will be prohibitive. From previous LVRPA development in site, Eton Manor is known to have poor ground conditions, that will likely result in significant piling of the site. Although the building layout and positioning are not necessarily affected, the costs of the piling is likely to be prohibitive for the development.

Ability for other - - - - - revenue Criteria has been deemed as no longer applicable by the LVRPA, as aside from the additional revenue which the N/A generating health & fitness elements, and café bring to the twin pad scheme, it has no interest in other revenue generating opportunities opportunities.

Lee Valley Ice Centre Site Assessment 2019

4. Commercial / Financial Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne Cost/ ability to 3 2 2 4 1 deliver the The existing Ice Centre site is awarded a 3, as it is considered affordable (within the £31m budget), and is scheme deliverable but with some challenges, including the demolition required on site, phasing and services. Due to the tightness of the site, the scheme on Water Works is likely to have a compromised layout, making it a more inefficient and larger footprint. Assuming the same architectural requirements for the scheme as the existing site, the cost of developing the facility on this site is deemed more expensive overall due to the size of the development. As this would make the scheme more expensive than £31m it has a major affordability challenge, and therefore scores a 2. Eton Manor also has a deliverability issue due to its poor ground conditions, determined IPW by the LVRPA following recent developments on the site, and therefore scores a 2. Due to Picketts Lock location it is expected to incur a lower landscape requirement, due to the existing surrounding developments, and would therefore be expected to have a lower cost than the current budget. Broxbourne is considered to have major affordability and deliverability challenges, above and beyond what the existing site has, in terms of ground remodelling, demolitions and contamination on site and therefore scores a 1.

Since the previous assessment, the client and consultant team assumptions have been updated. A key part of this is a confirmed increased scheme budget (£31m), associated with required base architecture requirements on MOL/ Green Belt and what wise likely to be accepted by planners. To be assessed against affordability (cost) and deliverability (planning, ground conditions, architecture requirements etc.) Impact on 5 4 3 3 1 business plan Given the existing site is the base scheme, staying at the current site will have no impact on achieving the operational business plan. This business plan has now been market tested with potential operating partners, which agree with the proposed projections. Therefore, the existing site scores a 5. Water Works is proximal to the existing site and therefore expected to maintain the existing ice users, and achieve similar levels of interest from IPW the gym and café, however due to the compromised and larger building layout, the running costs are expected to be higher, and therefore there is a low risk impact of the business plan being affected. Given Eton Manor’s presence in a major sporting hub, and its drivetime catchment totals, and crossover with existing catchment. There is some risk existing users will be lost, however not to a great extent (low risk impact). However due to presence of 5 large commercial gyms within a 2.5km drive of the site, there is significant competition for health & fitness on site. This is a key profit generator for the scheme and given the competition it is likely that less revenue

Lee Valley Ice Centre Site Assessment 2019

Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne could be generated from this activity. Therefore, overall deemed the site has a medium risk impact on the business plan. Due to its distant location from the existing site, Picketts Lock is expected to lose a number of the key ice users that use the facility, which are integral revenue generators for the business plan. Despite the likely loss of revenue from the ice activities, following market testing with potential operators, and the previous successful gym on site, the health & fitness activities on this site are expected to be more successful than on the current site. However due to the ice users being a core part of the business plan, the likely loss of these users is a medium risk to the business plan, overall. Due to its distant location from the existing site, Broxbourne is expected to lose a number of the key ice users that use the facility, which are integral revenue generators for the business plan. It is believed that there is a greater risk of losing the core ice users at this site, over any other due to it being the furthest away from the existing site. Furthermore, as detailed previously, ice centres typically draw from within a 30 minute drivetime catchment of the site. As detailed in the table below, Broxbourne has a significantly lower drivetime catchment than any of the other sites. As a result, it will require to have a greater user penetration into the catchment than any other site to achieve the required business plan. As a result, Broxbourne has a very high risk impact of negatively impacting the business plan. Population

10 minute drivetime 20 minute drivetime 30 minute drivetime

Existing LVIC 484,756 1,123,403 1,762,903

Water Works 472,977 1,113,092 1,748,849

Eton Manor 503,408 1,140,291 1,765,499

Picketts Lock 422,430 1,080,483 1,723,274

Broxbourne 76,019 547,653 1,192,652

Source: Activeplacespower, 2019

Lee Valley Ice Centre Site Assessment 2019

Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne Continuity of 1 4 4 4 4 service Due to the current phased delivery proposals for the existing site, there is a requirement for there to be 3 month period where there will be no ice pad on site due to building works. As a result, the existing site scores a 1. All Faulknerbrowns/ remaining sites are awarded a 4, because they are able to offer a full continuity of service with one ice pad IPW available at all times, however do not score 5, because there will be a delay in the opening of two pads on site, as the existing ice pad within the LVIC, will need to be deconstructed and re-laid within its new location.

Ability to attract 2 2 2 2 2 grant funding Since previous site selection process, further consultation has been undertaken by LVRPA with various bodies to attract grant funding. Due to the current economic climate, it is believed that all sites have a limited ability to IPW/ LVRPA attract grant funding. The Authority have met with the London Marathon Trust regarding opportunities. There is small potential for funding but this support is not site specific.

Land value - - - - - Criteria has been deemed as no longer applicable by the LVRPA, as the land value associated with any site is N/A inconsequential, as the enabling development on a site is no longer part of the funding mix required for the scheme to be delivered.

5. Policy Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne Ability to 5 2 5 4 3 implement The criteria for this site is based upon the overall site access. The existing site’s access is considered to be suitable transport and therefore does not require improvement. This view is the same for Eton Manor, and therefore both sites are package awarded full marks. Picketts Lock is deemed to require minor pedestrian and cycle improvements. Broxbourne Cole Easdon also requires some pedestrian and cycle improvements, including crossing facilities on B194, and despite good general vehicular access, scores a 3. Water Works would require significant improvements to facilitate the development, due to no pedestrian crossing facilities on Lea Bridge Road in vicinity of site. Furthermore, the proximity of the car park access to Lea Bridge Road / Lammas Road junction is a highway safety concern.

Lee Valley Ice Centre Site Assessment 2019

Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne Accordance with 4 2 4 4 4 Government Since all sites are on Green Belt/ MOL, it has been assumed that Very Special Circumstances (VSC) can be Guidance demonstrated. The Green Belt/ MOL policy considerations are addressed elsewhere in this document. The presumption in favour of development is likely to apply on balance on the Existing Site, as it is designated as MOL, and contains an existing sports facility. As Eton Manor, Picketts Lock and Broxbourne are all on MOL, and on WSP|Indigo previously developed land the presumption in favour of development is likely to apply on balance. The Water Works site is designated as MOL, but would also result in a loss of a nature reserve interpretation centre and an asset of community value, and therefore the presumption in favour of development is unlikely to apply on balance.

Accordance with 3 3 1 3 5 local plan The Existing site, Water Works and Picketts Lock are not allocated for a specific use in the Local Plan, and policies therefore awarded a 3. Eton Manor is allocated for another use, as a designated playing field, and is identified for WSP|Indigo five a side football in the LLDC Local Plan Sub Area 2 North Stratford And Eton Manor. Broxbourne is identified for sports and recreational use and therefore awarded full marks.

Accordance with 2 2 1 1 1 Green Belt/ MOL The Existing Site is largely previously developed land, and the development would have less than significant policy impact on openness compared to the current existing site. Although at Water Works, the site has been previously developed, the scheme on this site would require more encroachment on MOL and greater impact on openness WSP|Indigo compared to the current existing site. The development on Eton Manor, Picketts Lock and Broxbourne would have significant impact on current openness as there are no existing structures on the site.

GLA support 4 4 4 4 1 If VSC are demonstrated, then the GLA are likely to support development on the Existing Site, Water Works, Eton Manor and Picketts Lock. GLA will strongly oppose the development on Broxbourne, as this would result in the WSP|Indigo loss of the facility from London.

Lee Valley Ice Centre Site Assessment 2019

Criteria Existing Site Water Works Eton Manor Picketts Lock Broxbourne

Local Authority 4 2 4 4 5 Support If VSC are demonstrated, then the local planning authority are likely to support development on the Existing Site, Eton Manor and Picketts Lock. Broxbourne planning authority are likely to welcome a new major regional sports WSP|Indigo facility and support proposals. Development on the site would result in the loss of an existing community facility and therefore the local planning authority are likely to oppose the scheme on Water Works.

Regeneration WSP|Indigo 5 5 4 4 2 benefits The Existing Site is within the Upper Lea Valley and Lower Lea Valley Opportunity Area as well as the Upper Lea Valley Growth Area, as designated within the London Plan, and therefore scores full marks. Likewise, Water Works is within the Lower Lea Valley Opportunity Area and is also recognised as a potential regeneration opportunity within the Lea Bridge and Leyton Vision Document. Eton Manor and Picketts Lock are located within the Lower and Upper Lea Valley Opportunity Areas respectively. Broxbourne is located over 2,000m north of the Upper Lea Valley Opportunity Area, but the site is identified for sports and recreation use within the Local Plan, and therefore this location somewhat conflicts with the council’s regeneration aspirations.

Planning 4 2 2 4 5 potential The Existing Site is awarded a 4, as should the VSC be approved, it has a high likelihood of achieving planning, given the site already has the same use on site, and the impact of openness being reduced is less when compared to other sites, as it contains the existing building. It is believed that even if the VSC case for Water Works could be agreed, that there would still be a high risk of objection to the development on this site due to the loss of the WSP|Indigo interpretation centre. Eton Manor is awarded a 2, because even if the VSC is agreed it would result in a large loss of currently open land, and the development is likely to receive objection from England Hockey. Picketts Lock is deemed to have a high likelihood of achieving planning approval if the VSC is agreed, despite a likely objection from the Odeon. Broxbourne is awarded full marks as if VSC was agreed, it is believed that the Council would be very supportive of the development in this location.

Appendix B - LVIC Site Assessment Scoring Matrix

Capable of Accommodating Twin Olympic Pad YES YES YES YES YES

Site 1 Site 2 Site 3 Site 4 Site 5 Criteria Weighting Existing - Lea Bridge Road Water Works (Lea Bridge Rd) Eton Manor Picketts Lock Broxbourne Unweighted Weighted Unweighted Weighted Unweighted Weighted Unweighted Weighted Unweighted Weighted

Location 1 2 3 4 5 Accessibility from Existing Catchments 12 5 60 5 60 4 48 2 24 1 12 Future Catchment Projections 8 5 40 5 40 5 40 5 40 1 8 Strategic Appeal & Profile / Visual Prominence 7 4 28 4 28 5 35 2 14 1 7 Adjacencies of Other Leisure Uses 5 4 20 4 20 4 20 4 20 4 20 Sporting / Authority Stakeholder Support 9 4 36 4 36 2 18 3 27 2 18 Community Stakeholder Support 9 4 36 3 27 3 27 2 18 2 18 Sub Total 50 26 220 25 211 23 188 18 143 11 83

Accessibility/Transport 1 3 2 4 5 Access by Car 15 3 45 3 45 4 60 3 45 2 30 Access by Public Transport (2021) 15 3 45 3 45 2 30 2 30 2 30 Access by Cycle 5 5 25 4 20 4 20 3 15 2 10 Access by Foot 5 4 20 3 15 4 20 1 5 2 10 Crowd Dispersal 5 5 25 3 15 5 25 4 20 3 15 Community Access 5 3 15 3 15 3 15 1 5 1 5 Sub Total 50 23 175 19 155 22 170 14 120 12 100

Physical Characteristics 1 5 4 3 2 Fit on site 25 5 125 2 50 4 100 4 100 5 125 Ice Centre & On-site parking 15 5 75 3 45 1 15 2 30 5 75 Ground / Landscape Constraints 10 4 40 2 20 2 20 4 40 1 10 Sub Total 50 14 240 7 115 7 135 10 170 16 210

Commercial/ Financial 3 2 4 1 5 Cost / Ability to Deliver the Scheme 21.25 3 63.75 2 42.5 2 42.5 4 85 1 21.25 Impact on business plan 11.25 5 56.25 4 45 3 33.75 3 33.75 1 11.25 Continuity of Service 11.25 1 11.25 4 45 4 45 4 45 4 45 Ability to Attract Grant Funding 6.25 2 12.5 2 12.5 2 12.5 2 12.5 2 12.5 Sub Total 50 11 143.75 12 145 11 133.75 13 176.25 8 90 Policy 1 5 4 2 3 Ability to Implement Transport Package 6 5 30 2 12 5 30 4 24 3 18 Accordance with Government Guidance 6 4 24 2 12 4 24 4 24 4 24 Accordance with Local Plan Policies 6 3 18 3 18 1 6 3 18 5 30 Accordance with Green Belt Policy / MOL Area 6 2 12 2 12 1 6 1 6 1 6 GLA Support 8 4 32 4 32 4 32 4 32 1 8 Local Authority Support 8 4 32 2 16 4 32 4 32 5 40 Regeneration Benefits 4 5 20 5 20 4 16 4 16 2 8 Planning Potential 6 4 24 2 12 2 12 4 24 5 30 Sub Total 50 31 192 22 134 25 158 28 176 26 164

TOTAL 250 105 970.75 85 760 88 784.75 83 785.25 73 647

PERCENTAGE OF MAXIMUM SCORE 77.66% 60.80% 62.78% 62.82% 51.76%

RANK 1 4 3 2 5 Marshes MP 0.25 1

3 7

Golden House 6.4m

Works 76

PH 74

91 1

9.8m

LB

Period Works 1

Lea Bridge Gas Works 2

1

Fairways Mast 10 to 14

Business 2 Lea7.4m Bridge Road

6 to 9 El Sub Sta Park L Twr 2 SL El SubSta

ESS

1 to 5 to 1 52 7.4m

6.4m 45

Fairways 3

Golden Business Park Business Park 29 30

4

35

41

46 1 28 to 1

CG

Shelter

34

Flood Relief Channel 40 36

3

FB

7.1m

7.2m 6.8m

The Waterworks Track Nature Reserve L Twr 6.7m

Footbridge Gantry

7.1m The Waterworks

Nature Reserve

MP 6.0

6.7m ETL

6.4m Leyton Marshes FB Site 1 - Waterworks

Support Accommodation

Spectator Seating Zone

Indicative car parking zone holding 150 spaces

6.8m

Site of Metropolitan Importance to Nature Conservation

Indicates edge of Metropolitan Open Land

Indicative LVRPA land ownership boundaries Mast FB-SK-JWM-11.10.19_01

Valve

1:2000 @ A3 DO NOT SCALE Note: The indicated development extents lie within Flood Zone 2 - see https:// ood-map-for-planning.- FOR INFORMATION ONLY service.gov.uk/ for more detailed information

Well 13.0m

12.9m

Lee Valley Golf Course

12.9m Existing Car Park 13.0m ODEON

17.2m

Lee Valley Camping And Caravan Park

12.5m Lee Valley Camping 12.9m 17.1m Ground A1055 Meridian Way

12.4m Lee Valley

16.0m Athletics

Centre 12.8m

Site 2 - Picketts Lock Edmonton

Support Accommodation

15.4m ETL

Cycle Way

Spectator Seating Zone 12.9m

Indicative car parking zone holding 130 spaces

Indicative LVRPA land ownership boundaries 15.1m

Note: The indicated development extents lie within

Flood Zone 1 and does not automatically require aETL ood risk assesment- see https://- FB-SK-JWM-11.10.19_02 ood-map-for-planning.service.gov.uk/ for more 1:2000 @ A3 DO NOT SCALE detailed information Note: The indicated development extents are in FOR INFORMATION ONLY green belt Existing Car Park

Eastway A106

Lee Valley Hockey & Tennis Centre

Site 3 - Eton Manor

Support Accommodation

Spectator Seating Zone

Indicative car parking zone holding 175 spaces

Area safeguarded for crossrail 2 A12

Indicative LVRPA land ownership boundaries

Indicates hydrogen fuel cell blast zone extents

FB-SK-JWM-11.10.19_03 Note: The indicated development extents lie within Flood Zone 2 - see https:// ood-map-for-planning.- 1:2000 @ A3 DO NOT SCALE service.gov.uk/ for more detailed information Note: The indicated development extents are on FOR INFORMATION ONLY Metropolitan Open Land Lee Valley VeloPark Lee Valley Riding Centre

Leyton Marshes

Waterworks Nature Reserve

Existing Car Park Lea Bridge Road

Essex Wharf Former Thames Water Site Site 4 - Lee Valley Ice Centre

The Support Accomodation

Spectator Seating Zone Lea Bridge Existing car park

Site of Metropolitan Importance to Nature Conservation

Indicative development plot boundary FB-SK-JWM-11.10.19_04 Note: The indicated development extents lie within Flood Zone 2 - see https:// ood-map-for-planning.- 1:2000 @ A3 DO NOT SCALE service.gov.uk/ for more detailed information The land within the indicated red-line boundary is FOR INFORMATION ONLY designated as Metropolitan Open land To Broxbourne Station

Existing Car Existing Car Park (used by station?) Park (used by station?)

Lee Valley Lee Valley Almost Wild Nazeing New Road Boat Centre Campsite

River Lea

Site 5 - Broxbourne Riverside (Option A)

Support Accommodation

Spectator Seating Zone

Indicative car parking zone holding 100 spaces

Indicates existing retaining wall structure, retained Broxbourne Rowing Indicates retaining wall structure as proposed Club FB-SK-JWM-11.10.19_05A Indicative LVRPA land ownership boundaries Note: The indicated development extents are on 1:2000 @ A3 DO NOT SCALE Metropolitan Green Belt and also on area identi ed FOR INFORMATION ONLY as ORC2 in Broxbourne’s open land policy See seperate sketch for ood risk zones Flood Zone 3

Flood Zone 3

Striped area = Flood Zone 3 Existing Car Existing Car Park (used by station?) Will bene t from Park (used ood defense by station?) measures Flood Zone 2

Lee Valley Almost Wild Lee Valley Striped area = Nazeing New Road Campsite Boat Centre Will bene t from ood defense measures

Flood Zone 2

River Lea

Flood Zone 3

Striped area = Will bene t from ood defense measures Striped area = Flood Zone 2 Will bene t from ood defense Flood Zone 3 Site 5 - Broxbourne Riverside (Option B) measures

Support Accommodation

Spectator Seating Zone

Indicative car parking zone holding 100 spaces

Broxbourne Rowing Indicative LVRPA land ownership boundaries Club FB-SK-JWM-11.10.19_05BFB-SK-JWM-11.10.19_05C Note: The indicated development extents are on Metropolitan Green Belt and also on area identi ed 1:2000 @ A3 DO NOT SCALE as ORC2 in Broxbourne’s open land policy Site 5 - Broxbourne Riverside (Flood Risk) FOR INFORMATION ONLY See seperate sketch for ood risk zones Flood Zone 3

Flood Zone 3

Striped area = Flood Zone 3 Existing Car Existing Car Park (used by station?) Will bene t from Park (used ood defense by station?) measures Flood Zone 2

Lee Valley Almost Wild Lee Valley Striped area = Nazeing New Road Campsite Boat Centre Will bene t from ood defense measures

Flood Zone 2

River Lea

Flood Zone 3

Striped area = Will bene t from ood defense measures Striped area = Flood Zone 2 Will bene t from ood defense Flood Zone 3 Site 5 - Broxbourne Riverside (Option B) measures

Support Accomodation

Spectator Seating Zone

Indicative car parking zone holding 100 spaces

Broxbourne Rowing Indicative LVRPA land ownership boundaries Club FB-SK-JWM-11.10.19_05BFB-SK-JWM-11.10.19_05C Note: The indicated development extents are on Metropolitan Green Belt and also on area identi ed 1:2000 @ A3 DO NOT SCALE as ORC2 in Broxbourne’s open land policy Site 5 - Broxbourne Riverside (Flood Risk) FOR INFORMATION ONLY See seperate sketch for ood risk zones Lee Valley Riding Centre Path (um)

Def

Leyton Marshes

Lee Valley Ice Centre

Waterworks Nature Reserve

Former Thames Water Site Lea Bridge Road Wharf

The River Lea Filter MP Beds Nature Reserve Lea Bridge Site 6 - Thames Water

Support Accomodation

Spectator Seating Zone Lea Bridge Middlesex Filter Proposed car parking with 150 spaces shown Conservation Beds Nature Area Reserve Locally Listed Buildings

Building proposed to be retained Building proposed to be demolished FB-SK-JWM-11.10.19_06 Site of Metropolitan Importance to Nature Conservation Indicative development plot boundary

1:2000 @ A3 DO NOT SCALE Note: See seperate drawing for ood zone information The entire area within the indicated red-line boundary is FOR INFORMATION ONLY designated as Metroplotian Open land Lee Valley Riding Centre Path (um)

Def

Leyton Marshes

Striped area = Will benet from ood defense Striped area = Lee Valley measures Will benet from Ice Centre ood defense measures Flood Zone 3 Flood Zone 2

Waterworks Nature Reserve Flood Zone 3 Former Thames Flood Zone 2 Water Site Lea Bridge Road Flood Zone 3 Essex Wharf Striped area = Will benet from ood defense Flood Zone 3 measures The River Lea Flood Zone 2 Flood Zone 3 Middlesex Filter MP Flood Zone 2 Beds Nature Reserve Lea Bridge Site 6 - Thames Water

Flood Zone 3 Support Accomodation Flood Zone 2 Spectator Seating Zone Lea Bridge Middlesex Filter Proposed car parking with 150 spaces shown Conservation Beds Nature Area Reserve Locally Listed Buildings Striped area = Will benet from Flood Zone 3 Building proposed to be retained ood defense Building proposed to be demolished measures FB-SK-JWM-11.10.19_07 Site of Metropolitan Importance to Nature Conservation Indicative development plot boundary

1:2000 @ A3 DO NOT SCALE Note: See seperate drawing for ood zone information Site 6 - ThamesThe entire Water area within (Flood the indicated Risk) red-line boundary is FOR INFORMATION ONLY designated as Metroplotian Open land Lee Valley Ice Centre Site Assessment 2019 – Thames Water Site

Appendix D: LVIC Site Assessment - Thames Water Assessment Scores This document details the scores awarded to the Thames Water site as part of the LVIC redevelopment site assessment. This document should be read in conjunction with the wider site assessment paper which details the scoring & rationale for the primary five sites under consideration. Appendix E presents the full site assessment scoring matrix for all of the sites including the Thames Water Site.

In summary, as presented in Table 1 below, the Thames Water site ranks second overall on 75.8%, behind the Existing Site 77.7%, when assessed alongside the five primary sites under consideration.

Table 1 Summary Ice Rink Site Evaluation – qualitative assessment

Evaluation Criteria LVIC Water Eton Picketts Broxbourne Thames Existing Works Manor Lock Water Site Location 17.6% 16.9% 15.0% 11.4% 6.6% 17.6% Accessibility/ Transport 14.0% 12.4% 13.6% 9.6^ 8.0% 14.0% Physical Characteristics 19.2% 9.2% 10.8% 13.6% 16.8% 20.0% Commercial/ Financial 11.5% 11.6% 10.7% 14.1% 7.2% 10.8% Policy 15.4% 10.7% 12.6% 14.1% 13.1% 13.4% Overall Score 77.7% 60.8% 62.78% 62.82% 51.8% 75.84% Rank 1 5 4 3 6 2 NB Maximum score attainable in each evaluation area is 20%

The scores attributed to each score, and a full explanation and commentary on each of the categories, and sub-criteria is provided in the table below.

Table 2 – Thames Water Site Scoring & Rationale

Criteria Score Rationale Location Accessibility from Existing 5 Thames Water is also awarded full marks due its proximity to the LVIC, and Catchments therefore being at the heart of the existing user catchment.

Future catchment 5 The site is located within the Lower Lea Valley Opportunity Area, as projections designated within the London Plan, and is therefore awarded full marks.

Strategic appeal and 4 Site has equal strategic, appeal, profile and visual prominence to the profile/ visual prominence existing site, given its location and proximity to it. Adjacencies of other leisure 4 Due to its adjacency to public open space, a complementary leisure use, the uses site is awarded a 4. It is not awarded a 5, as the Lee Valley Ridic Centre is not deemed a complementary leisure use.

Sporting/ Authority 4 Due to its positioning on the MOL, and adjacency to the existing site it is Stakeholder support expected to gain similar support from sporting bodies as the existing site.

Community Stakeholder 4 Similar to the Waterworks site, due to its proximity to the existing site it is support (Community likely to have strong support from the existing ice users, however it is still stakeholders defined as – expected to be opposed by the Save Lea Marshes group. current & future users, special interest groups (i.e. SLM), Neighbouring occupiers) Accessibility/ Transport Lee Valley Ice Centre Site Assessment 2019 – Thames Water Site

Access by car 3 Site is deemed to have satisfactory access to A roads/ motorway network, being adjacent to the A104m and the nearest dual carriageway (A12), being 2.8km away.

Access by public transport 3 Scores for the sites are purely based upon their Public Transport Access (2021) Level (PTAL) rating, as per the scoring definitions (see Appendix A). Site has a PTAL Rating of 3.

Access by cycle 5 The site has excellent cycle access being on the NCN1, C23, Q2 and Lee Valley Towpath routes, as well as being close to the LCN 9. A Cycle Hub is also located close by at Lea Bridge Station. Mini-Holland also fronts the site, with all local cycle routes being off road. Access by foot 4 The site has extensive footway provision. It has a controlled pedestrian crossing immediately adjacent to site access On the main road pedestrians and cyclists have segregated paths to improve safety. There are also pedestrian routes towards the housing estates in the northwest.

Crowd dispersal 5 The site is awarded full marks as there are a number of pedestrian access points to the north, south, east and west where crowds could be dispersed. Open space is also present in the surrounding areas.

Community Access 3 Site is deemed to have satisfactory access for existing regional communities, and scores the same as the other sites on Lea Bridge Road and Eton Manor.

Physical Characteristics Fit on site 5 Site is capable of comfortably accommodating the required building footprint, while retaining significant areas of open space, offering excellent opportunities for landscape and ecological improvements and an extensive public realm, and therefore score full marks. Appendix C contains the fit on site images for each of the sites under consideration within this site assessment.

Ice Centre and on-site 5 Site can accommodate all 155 car parking spaces, while retaining significant parking opportunities for public realm and landscaping to mitigate the effect on openness.

Ground/ landscape 5 Currently the site is understood to have limited constraints. As a result constraints these do not limit the development or the building and site layout and due to the size of the site also provide excellent opportunities for site improvement.

Commercial/ Financial Cost/ ability to deliver the 1 The scheme on this site would have major challenges for both affordability scheme and deliverability. The site is not deemed affordable due to the costs of purchasing the site, would increase the cost of the scheme above £31m. Furthermore, the site is not deemed as deliverable as it currently lies outside of the Authority’s ownership, and it is unable to develop upon land that it does not own.

Impact on business plan 5 Given its proximity to the existing site, the Thames Water site is also awarded a 5.

Continuity of service 4 As the site is able to offer a full continuity of service with one ice pad available at all times it scores a 4. However, it does not score a 5, because there will be a delay in the opening of two pads on site, as the existing ice pad within the LVIC, will need to be deconstructed and re-laid within its new location.

Ability to attract grant 2 Since the previous site selection process, further consultation has been funding undertaken by LVRPA with various bodies to attract grant funding. Due to the current economic climate, it is believed that all sites have a limited Lee Valley Ice Centre Site Assessment 2019 – Thames Water Site

ability to attract grant funding. The Authority have met with the London Marathon Trust regarding opportunities. There is small potential for funding, but this support is not site specific.

Policy Ability to implement 2 Due to the existing western access being unsuitable to deal with the transport package intensification of use arising from the Ice Centre development and therefore be a highway safety concern. Therefore, moving the access to the east, thus achieving greater junction spacing would be the only realistic option. Furthermore, pedestrian and cycle improvements would be required in order to match the standard currently achieved at the exiting LVIC site. As a result, the site scores a 2, as existing access needs significant improvement to facilitate development.

Accordance with 4 Thames Water is on MOL, and on previously developed land but the Government Guidance presumption in favour of development is likely to apply on balance.

Accordance with Local Plan 3 Site is not specified in the Local Plan for an allocated use, and therefore policies awarded a 3.

Accordance with Green 2 The site is previously developed however this would be more encroachment Belt/ MOL policy on MOL and greater impact on openness compared to existing development on the existing site.

GLA support 4 If Very Special Circumstances are demonstrated, then the GLA are likely to support development on the site.

Local Authority Support 4 If Very Special Circumstances are demonstrated, then the local planning authority are likely to support development on the site.

Regeneration benefits 5 The site is within the Lower Lea Valley Opportunity Area and also recognised as a potential regeneration opportunity within the Lea Bridge and Leyton Vision Document.

Planning Potential 3 LVRPA do not know the aspirations of the current landowner of the site. If they object it would be unlikely the Council would grant consent as it may set unwanted precedent. However due to this unknown it has been deemed that the site does have a current reasonable likelihood of achieving planning approval.