Johnson Matthey Nick Yeates, 33, JEFFREYS ROAD, Yeates Design LLP ENFIELD, 74, Clerkenwell Road EN3 7PW London EC1M 5QA

LONDON BOROUGH OF ENFIELD

PLANNING COMMITTEE Date : 26th February 2013

Report of Contact Officer: Ward: Enfield Assistant Director - Planning, Aled Richards Tel: 020 8379 3857 Highway Highways & Transportation Andy Higham Tel: 020 8379 3848 Mr S. Newton Tel: 020 8379 3851

Application Number : P12-02803PLA Category: General Industry/Storage/Warehousing

LOCATION: 33, JEFFREYS ROAD, ENFIELD, EN3 7PW

PROPOSAL: Erection of a two-storey detached analytical laboratory building to south of site with a furnace and extract flues to approx. height of 23m.

Applicant Name & Address: Agent Name & Address: Johnson Matthey Nick Yeates, 33, JEFFREYS ROAD, Yeates Design LLP ENFIELD, 74, Clerkenwell Road EN3 7PW London EC1M 5QA

RECOMMENDATION: That planning permission be GRANTED subject to conditions.

Application No:- P12-02803PLA

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Scale - 1:2500 Time of plot: 12:19 Date of plot: 12/02/2013

1. Site and Surroundings

1.1 The application site is an area of land within the Johnson Matthey precious metal refinery site in the Brimsdown Industrial Area. The Brimsdown site houses the platinum group business of Johnson Matthey, a recycling business which reclaims platinum group metals from items such as catalytic converters and mobile phones.

1.2 The application site is near to the main security entrance for the wider site and is also adjacent to the security entrance.

1.3 The site itself is currently vacant and enclosed by hoardings, as it previously contained an analytical laboratory which was burned down in a fire in April 2011.

1.4 Along the eastern boundary of the Johnson Matthey facility is the recently developed Riverwalk Business Park, which comprises of x7 large units for use within B1, B2 and B8 Use Class. The land upon which these building were erected previously belonged to Johnson Matthey.

1.5 Beyond the Riverwalk Business Park, is the River Lee Navigation and beyond this, the Chingford Reservoirs, which are within the Lee Valley Regional Park and Green Belt.

1.6 The site is access via Jeffreys Road, which in turn connects with Mollison Avenue, a classified road.

2. Proposal

2.1 Permission is sought for the erection of a two-storey detached analytical laboratory building to south of site.

2.2 The proposed building will have a maximum length of approximately 48m, 32.6m wide, 9.4m in height to the top of a flat roof and 10.25m in height to the top of a handrail screen. Furnace and extract flues, which will be centrally sited near to the southern edge of the roof, will project a further 13m above the handrail screen.

2.3 The proposed building will have two component elements, that is, the main part of the building, which will have a gross internal area (GIA) of 2312.9sqm (ground floor 1174.6sqm, first floor 1138.3sqm), and which would accommodate x6 operational laboratories, sampling and furnace rooms, plant area, staff facilities, meeting rooms and offices. The second element, which will have a GIA of approximately 280sqm will contain plant rooms.

2.4 A biodiverse roof and some landscaping is proposed.

3. Relevant Planning Decisions

3.1 There is an extensive planning history relating to the site. The most relevant are considered to be the following:

3.2 TP/06/1066 - Erection of two buildings providing 6No. units, with 8700m2 gross floor area, for use within Classes B1, B2 and B8 with associated loading bays, parking and vehicular access from new road to be known as Riverwalk Road. – granted with conditions 20 July 2006.

3.3 TP/06/2239 - Erection of two buildings providing 10 No. units, with a maximum of 8,995 m2 gross floor area, for use within Classes B1 (business), B2 (general industry) and B8 (storage/distribution) with associated offices at mezzanine level, loading bays, cycle and car parking and vehicular access from new road to be known as Riverwalk Road. – granted with conditions on 20 February 2007.

3.4 TP/07/1413 - Erection of 2 units comprising 4,358sqm for use for any purpose within Classes B1, B2 and/or B8 (Business, General Industry or Storage/Distribution) together with ancillary service yards and parking accessed from Riverwalk Road. (Phase 2) – granted with conditions 28 September 2007.

3.5 P12-01077PLA - demolition of east end of block 20 and erection of a single storey extension to provide a 12m high building with integral crane

4. Consultations

4.1 Statutory and non-statutory consultees

4.1.1 The Environment Agency

The Environment Agency advises that they are pleased to note the inclusion of a brown roof and a landscaped strip, although consideration should be given to using permeable paving around the building. There are no objections subject to the imposition of conditions to ensure the protection of groundwater.

4.1.2 Environmental Health

It has been advised that there are no objections to the development.

4.1.3 English Heritage (GLAAS)

The Archaeology Advisor considers that due to the limited groundwork involved, there is no need for archaeological intervention.

4.1.4 Traffic & Transportation

No objections are raised.

4.1.5 Economic Development

The following comments have been received: 'This proposed replacement analytical laboratory would help to anchor this major local employer and successful FTSE 100 business with a long established history in Enfield. It would also provide a fantastic working environment in an impressive modern, sustainable building and would be a very welcome stunning, yet elegant, feature to an industrial estate which is currently otherwise predominantly home to metal clad sheds.

We would ask that best endeavours are used to engage local construction contractors and sub - contractors to undertake the works and am pleased that, in principle, 4 apprentices are to be engaged during the construction phase. This positive action together with the potential additional 15 skilled analysts to be employed in the laboratory upon completion is to be welcomed and is seen as a most meaningful commitment to the area.'

4.1.6 British Waterways (BW)

It has been advised that the development falls outside of the notified area for its application scale. Therefore, there is no requirement to consult with BW.

4.1.7 Natural England

Natural England advises that the site is in close proximity to the Chingford Reservoirs Site of Special Scientific Interest (SSSI). However, given the nature and scale of this proposal, Natural England is satisfied that there is not likely to be an adverse effect on this site as a result of the proposal being carried out in strict accordance with the details of the application as submitted. Natural England therefore advises that this SSSI does not represent a constraint in determining the application, however should the details of this application change, Natural England will need to be re-notified in accordance with Section 28(I) of the Wildlife and Countryside Act 1981 (as amended).

4.2 Public response

4.2.1 No comments have been received.

5. Relevant Policy

5.1 Local Development Framework

CP13: Promoting economic prosperity CP14: Safeguarding Strategic Industrial Locations CP16: Taking part in economic success and improving skills CP20: Sustainable energy use and energy infrastructure CP21: Delivering sustainable water supply, drainage and sewerage infrastructure CP22: Delivering sustainable waste management CP24: The road network CP25 Pedestrians and cyclists CP26: Public transport CP30: Maintaining and improving the quality of the built and open environment CP31: Built and landscape heritage CP32: Pollution CP36: Biodiversity CP40: North east Enfield CP46: Infrastructure contributions

5.2 Saved UDP Policies

(II)E13 Opportunities for attainment of measures arising from B1, B2 & B8 proposals (II)E15 Noise generated by industrial and warehouse premises (II)GD3 Aesthetics and functional design (II)GD6 Traffic (II)GD8 Site access and servicing (II)T20 To give full consideration to the needs of cyclists

5.3 The London Plan

Policy 2.17 Strategic Industrial Locations Policy 4.1 Developing London’s economy Policy 4.4 Managing industrial land and premises Policy 5.1 Climate change mitigation Policy 5.2 Minimising carbon dioxide emissions Policy 5.3 Sustainable design and construction Policy 5.4 Retrofitting Policy 5.5 Decentralised energy networks Policy 5.6 Decentralised energy in development proposals Policy 5.7 Renewable energy Policy 5.8 Innovative energy technologies Policy 5.9 Overheating and cooling Policy 5.10 Urban greening Policy 5.12 Flood risk management Policy 5.13 Sustainable drainage Policy 5.16 Waste self-sufficiency Policy 5.17 Waste capacity Policy 5.18 Construction, excavation and demolition waste Policy 5.19 Hazardous waste Policy 5.21 Contaminated land Policy 6.3 Assessing the effects of development on transport capacity Policy 6.9 Cycling Policy 6.12 Road network capacity Policy 6.13 Parking Policy 7.1 Building London’s neighbourhoods and communities Policy 7.2 An inclusive environment Policy 7.3 Designing out crime Policy 7.4 Local character Policy 7.14 Improving air quality Policy 7.15 Reducing noise and enhancing soundscapes Policy 7.19 Biodiversity and access to nature Policy 7.20 Geological Conservation Policy 8.2 Planning obligations

5.4 North East Enfield Area Action Plan Interim Direction Document

5.4.1 The North East Enfield Area Action Plan (NEEAAP) Issues and Options Report was issued in 2008. Following consultation, this led to the production of the Preferred Options Report in March 2009, when work was put on hold to focus on the progression and adoption of the Core Strategy. Since this time there has been significant change. The Council has now adopted the Core Strategy, which provides the strategic direction for North East Enfield. The Ponders End Framework for Change was published in 2009 and the Ponders End Central Planning Brief has been adopted by the Council. At the regional level, the Mayor of London published the new London Plan 2011. In the light of this, the Council has now produced the North East Enfield Area Action Plan Interim Direction Document. This Document has been the subject of consultation and responses are presently being considered with a view to preparing the Proposed Submission AAP and consulting thereon in the summer of 2013.

5.5 Other Relevant Policy Considerations

National Planning Policy Framework S106 Supplementary Planning Document draft Development Management Document EU Habitats Directive UK Biodiversity Action Plan

6. Analysis

6.1 Principle

6.1.1 The site falls within land designated within the Core Strategy and London Plan as being a Strategic Industrial Location. In land use terms, the proposed development is acceptable in principle.

6.1.2 The proposed building is a replacement, albeit at two-storey, of one that was burned down in 2011. The principle of a replacement building is therefore accepted, however the acceptability of the building will be dependent on other material planning considerations such as design, impact on neighbouring occupiers, highways considerations, and impact on biodiversity.

6.2 Impact on Character of Surrounding Area

6.2.1 The prevailing form of development within the site and throughout the wider industrial estate is that of a typical industrial estate, that is, large corrugated- walled buildings, plant and machinery. More recent structures, such as those erected immediately to the east of the Johnson Matthey facility, within the Riverwalk Business Park (ref:TP/06/0495), whilst built to modern standards tend to replicate the stereotypical ‘large tin shed’.

6.2.2 The proposed building will provide a striking contrast to the typical industrial units within the wider site and the surrounding area and will enhance the appearance of the site and the wider area.

6.3 Impact on Neighbouring Properties

6.3.1 It is considered that the proposed development, due to its design, size and siting and having regard to the surrounding developments, will have no negative impacts on neighbouring developments.

6.3.2 It is also contended that the emissions from the extract chimney are acceptable and will not affect the environmental quality of the surrounding area or nearby Lea Valley Park / SSSI

6.4 Highway Considerations

Traffic Generation

6.4.1 It is advised by the applicant that should the development be approved, the facilities provided within the new building would increase the potential to employ a further 15 future analysts. This would be in addition to the existing 240 personnel employed on site, although it has been advised that due to shift patterns there is only between 80 and 100 employees on site at any one time.

6.4.2 In accordance with the advice provided by Traffic & Transportation, a staff travel plan will be secured and a financial contribution for its monitoring will be included in a S106 agreement.

Parking

6.4.3 Johnson Matthey is served by two existing parking areas, both located on the western side of the facility fronting Jeffreys Road, and separated from each other by the access road into the site.

6.4.4 The proposal will not reduce the level of existing parking provision (approximately 165 formally marked spaces). Whilst the parking areas are not affected as a result of the development, the applicant is proposing to provide x4 electric charging points. The details of the charging points will be secured by condition.

6.4.5 In addition to the car parking provision, there is existing covered parking provision for 12 bicycles and 9 motorcycles. Cycle provision is based upon floor area and for the proposed Use, it should be provided at a ratio of 1/500sqm of gross floor space. It is considered reasonable to only include the floor area of the building that is used as office / laboratory space (i.e. excluding the plant area), therefore on this basis, there is a total of 2,342sqm of floor space. As the development is for a replacement building, albeit larger, and the existing cycle parking provision would have taken into account the existing building, the floor area of the former laboratory building should be excluded. This leaves a net increase of approximately 1,140sqm and a requirement for 2 additional parking spaces. Given the existing provision, including that for motorcycle parking, and the agreement of the applicant to make a contribution towards a Greenway Crossing on Brimsdown Avenue, the additional 2 cycle spaces will not be requested. The Greenways contribution will be secured via a legal agreement.

Access / Servicing

6.4.6 Access into the site will remain unaffected by the proposed development.

6.4.7 There are seven accesses to the proposed building, all of which are accessible at a boundary level at the site. They provide no difficulties for users. The main principle entrance ensures safe access for users including those with mobility impairments. Therefore, the access provision made is acceptable and in accordance with the standards set out in Building Regulations 2000 and Inclusive Mobility.

6.4.8 Servicing arrangements are not affected by the proposed development.

6.5 Sustainable Design and Construction

6.5.1 Policy 5.3 of the London Plan seeks to ensure that new development in London achieves the highest standard of design and construction. However, Policies 5.2 & 5.3 of the London Plan and Core Policy 20 of the Core Strategy recognise that not all developments are capable of achieving significant improvements over building regulations, and makes provision to mitigate for any shortfall through agreed allowable solutions.

BREEAM

6.5.2 To achieve an “Excellent” rating, a development would have to equal or gain better than 75% of the mandatory elements. To achieve a “Very Good” rating, the scheme would have to equal or gain better than 55% of those same elements.

6.5.3 The development is expected to achieve approximately 68% of the mandatory elements and would therefore comfortably achieve a “Very Good” rating. It should also be noted that Johnson Matthey is aiming to achieve zero carbon emissions by 2017. A condition is recommended to ensure that the development will achieve BREEAM “Very Good”.

Ecology

6.5.4 Being part of long-established industrial estate, there is little in the way of existing areas of biodiversity. The River Lee Navigation is sited 280m to the east and the nearest point of the Chingford reservoirs is approximately 430m east of the proposed building, and both of these are sensitive ecological receptors, with the reservoirs being nationally designated as a Site of Special Scientific Interest (SSSI) and also at a regional level through its designation as a Site of Metropolitan Importance for Nature Conservation (SMINC). Having regard to the level of distancing to the two identified receptors, and to the nature of the use of the proposed building, it is considered that there will not be any detrimental impact on the Chingford Reservoirs and the River Lee Navigation. Moreover, there will be no visual impact due to existing two-storey buildings between the site of the proposed building and the two aforementioned sensitive ecological receptors.

6.5.5 Having regard to the constrained nature of the application site, that is, the area defined by the former laboratory building, and also to the operational requirements of the wider facility, it is recognised that little can be achieved around the building in terms of extensive areas of plantings. However, in line with national guidance, Core Policy 36 of the Core Strategy seeks to improve biodiversity provision. To this end, the proposal does include an area of landscaping on the northern side of the building on a retaining bank which separates the building from the access road. This will be planted out with shrubs and ground cover and in time will help provide a visual separation between the access path to the proposed building and the access road. This area of landscaping will be secured by an appropriately worded condition.

6.5.6 In addition to the area of landscaping as described above, a biodiverse brown roof is to be provided on the roof over the plant area of the building. The total area to be provided is approximately 120sqm. Whilst it would have been preferable to have a biodiverse roof covering the majority of the roof of the entire building, for operational purposes, it is recognised that this can not be achieved because the roof over the laboratories must remain leak free and the roof membrane must remain clear and accessible at all times. It is noted that the D&A Statement advises that the brown roof will be formed of 150mm of crushed concrete whilst Drawing No.525/G200/R is annotated to show this being 100mm. The Agent has confirmed that it would be 100mm because the roof would not support the weight of a 150mm brown roof. An appropriately worded condition is suggested to secure the biodiverse brown roof.

Drainage / Flood Risk

6.5.7 The overall Johnson Matthey site is a bunded site. All surface water is collected, filtered and processed before it is either discharged into the Thames Water sewer or retained and used for process dilution on site. In order to increase holding capacity, Johnson Matthey has recently installed underground attenuation tanks in the hard standing delivery area behind the site. These hold 130,000 litres of surface water and are in addition to the 125,000 litres capacity that was already available. Given the existing measures, it is considered that further details of a sustainable urban drainage system are not required. However the EA consider that a condition should be imposed to secure details of foul and surface water drainage.

6.5.8 In terms of flood risk, the site falls within Zone 3A and within a flood defence area. Water level data from the Environment Agency (EA) indicates that the site is above the level of the floodplain for a 1 in 100 year event. The EA has advised that they are satisfied with the submitted flood risk assessment and also recommend that finished floor levels are set no lower than 0.3m above the 1 in 100 year flood level or flood resilience / resistance measures should be incorporated.

Energy / Energy Efficiency

6.5.9 In terms of minimising carbon dioxide emissions, the London Plan requires non-domestic buildings to achieve a 25% improvement on Part L of the 2010 Building Regulations.

6.5.10 A majority of site power is provided by an on-site CHP plant. This utilises the waste heat from the site incinerators to produce electricity and steam which is distributed around the site. This system generates up to 3MW of power, with excess power exported into the local grid.

Site Waste Management

6.5.11 Policy 5.16 of the London Plan has stated goals of working towards managing the equivalent of 100% of London’s waste within London by 2031, creating benefits from waste processing and zero biodegradable or recyclable waste to landfill by 2031. This will be achieved in part through exceeding recycling and reuse levels in construction, excavation and demolition (CE&D) waste of 95% by 2020.

6.5.12 In order to achieve the above, London Plan policy 5.18 confirms that through the Local Plan, developers should be required to produce site waste management plans (SWMP) to arrange for the efficient handling of construction, excavation and demolition waste and materials. Core policy 22 of the Core Strategy states that the Council will encourage on-site reuse and recycling of CE&D waste.

6.5.13 As described in the supporting documentation, the design of the building seeks to minimise waste from the outset by the use of driven piling, thereby eliminating pile arisings and excavated soil leaving site. Construction of the new building is to be carried out by a major national contracting organisation, all of which have established material efficiency and recycling programmes for the wastes arising from the building process.

6.5.14 Recycled concrete was used to level the whole site once the original building was removed. This formed the piling mat and sub-base for the new building. On completion of the piling works the mat are to be re-levelled with the crushed furnace slag ready to take the new ground floor slab. The arc furnaces on-site use crushed concrete and recycled glass as flux within their smelting/incinerating process. The nett effect will be no off-site muck away requirement and large volumes of recycled material going back onto the site.

6.5.15 During the course of the normal site operations, waste is categorised into three groups: recyclable; standard trade refuse; and trade effluent.

6.5.16 Recyclable waste products are passed through the arc furnaces and incinerated. They contribute to the running of the on-site CHP plant, which provides the site with electricity, steam and hot water. Spare electricity produced is exported into the local grid. The slag bi-product of incineration is crushed and exported as road-base material for highway/rail construction industries.

6.5.17 Trade waste, which is not readily incinerated, is removed from site by skip collections to a licensed waste management company.

6.5.18 The majority of the trade effluents produced by the processes at Brimsdown are initially treated on-site to reduce their PH to acceptable levels. Once achieved this is then tankered off-site to a licensed effluent disposal company. The standard weekly production is in the region of 1-2CubM per week.

6.5.19 All of these waste products are currently produced at Brimsdown, the new building will have minimal impact on volumes as the processes were originally operating on-site and since the fire of 2011 have continued operating in temporary accommodation.

6.5.20 Whilst the normal operation of the site will have no further impact on waste generation, it is considered that a condition should be imposed in order for the applicant to properly demonstrate that the CE&D waste generated as a result of the construction of the building is handled as efficiently as possible.

6.6 Employment and Training

6.6.1 It has been advised that through an ongoing relationship with Hertford Regional College and their apprenticeship scheme, the applicant currently employs up to 16 apprentices.

6.6.2 The applicant has also advised that through discussions with the Council in relation to apprenticeships and local employment, x4 local apprentices are to be employed throughout the construction process and this requirement will form a part of any construction contract.

6.6.3 The above is key to helping to achieve the aims of Core Policy 16 and is welcomed. The stated commitment will be secured through a legal agreement.

6.7 Mayoral Community Infrastructure Levy (CIL)

6.7.1 The Mayoral CIL is collected by the Council on behalf of the Mayor of London. The amount that is sought is for the scheme is calculated on the net increase of gross internal floor area multiplied by the outer London weight of £20. The site has been vacant therefore the CIL calculation will be based upon the total floor area of the proposed building.

6.7.2 The proposed floor area is 2,973sqm therefore the development is liable for CIL payment of £59,460.00.

6.8 Section 106

6.7.1 A legal agreement will be required to secure contributions for the following:  Greenway Crossing £2,000.00  Travel Plan Monitoring £3,325.00  Carbon Fund £53,010.00

7. Conclusion

7.1 Having regard to all of the above, it is considered that the proposal is acceptable for the following reasons:

1. The proposed development, by virtue of its design and appearance is considered to improve the character and appearance of the street scene and the wider industrial area, having regard to Core Policy 30 of the Core Strategy, Policy (II)GD3 of the Unitary Development Plan, and Policy 7.4 of the London Plan.

2. The proposed development, by virtue of its siting, should not unduly impact on the amenity of adjacent and neighbouring occupiers, and on nearby sensitive ecological receptors. The development is considered to comply with policy (II)E15 of the Unitary Development Plan, Core Policy 32 of the Core Strategy, Policies 7.14 & 7.15 of the London Plan, and with national guidance contained in the National Planning Policy Framework (in particular, Sections 7 & 11).

3. The proposed development, by virtue of the measures proposed and conditions imposed, should achieve an acceptable level of sustainable design and construction having regard to Core Policies 20, 21, 22, & 26 of the Core Strategy, Policies 5.1, 5.2, 5.3, 5.6, 5.7, 5.8 & 5.9 of the London Plan as well as national guidance contained with the National Planning Policy Framework (in particular section 11).

4. The proposed development provides sufficient parking and turning facilities to avoid giving rise to conditions detrimental to the safety of pedestrian and vehicular traffic on the adjoining highways having regard to Policies (II)GD6, (II)GD8 and (II)T1 of the Unitary Development Plan, Core Policies 24 & 27 of the Core Strategy, Policies 6.3, 6.12 & 6.13 of the London Plan.

8. Recommendation

8.1 That planning permission be granted subject to the following conditions:

1. C60 Approved Plans 1. C08 Materials to Match Unless required by any other condition attached to this permission, the materials to be used throughout the development hereby approved shall match those on the approved plans and supporting documents.

Reason: To secure a satisfactory appearance in the interest of visual amenity.

2. C09 Details of Hard Surfacing 3. C14 Details of Access and Junction 4. C19 Details of Refuse Storage 5. C41 Details of External Lighting 6. C46 No Subdivision 7. NSC1 Details of Landscaping The development shall not commence until details of the landscaping scheme for the area of land to the north of the building (referred to as the “retaining bank”) shall be submitted to and approved in writing by the Local Planning Authority.

All landscaping shall be planted in accordance with the approved scheme during the first planting season following practical completion of the building approved by this permission or in accordance with an agreed timetable. Any planting which dies, becomes severely damaged or diseased within five years of completion of the development shall be replaced with new planting in accordance with the approved details, or an approved alternative, and to the satisfaction of the Local Planning Authority.

Reason: To enhance the character and appearance of the area in accordance with adopted Policy, to enhance the ecological value of the site, to ensure the development contributes towards the creation of habitats and valuable areas for biodiversity.

8. NSC2 Construction Management Plan That development shall not commence until a construction methodology has been submitted to and approved in writing by the Local Planning Authority. The construction methodology shall contain:

(i) a photographic condition survey of the roads, footways and verges leading to the site; (ii) details of construction access and associated traffic management to the site; (iii) arrangements for the loading, unloading and turning of delivery, construction and service vehicles clear of the highway; (iv) arrangements for the parking of contractors vehicles; (v) arrangements for wheel cleaning; (vi) arrangements for the storage of materials; (vii) details of site compound enclosures (viii) A construction management plan written in accordance with the ‘London Best Practice Guidance: The control of dust and emission from construction and demolition’; (ix) The size and siting of any ancillary buildings.

The development shall be carried out in accordance with the approved construction methodology unless otherwise agreed in writing by the Local Planning Authority.

Reason: To ensure the implementation of the development does not lead to damage to the existing highway and to minimise disruption to neighbouring properties and the environment.

9. NSC3 Green Travel Plan The use of the building hereby approved shall not commence until such time as a Travel Plan incorporating the components set out in "Guidance for workplace travel planning for development" published by Transport for London, March 2008 is submitted to and approved in writing by the LPA. The approved Travel Plan shall thereafter be implemented and adhered to.

Reason: In the interests of sustainability and to ensure that traffic generated from the site is minimised.

10. NSC4 Cycle Parking Prior to commencement of the use hereby approved, details of the cycle parking shall be provided to the Local Planning Authority for approval in writing. The cycle parking shall be implemented in accordance with the approved details prior to occupation of any one of the approved units and permanently retained thereafter.

Reason: In the interest of promoting sustainable modes of transport.

11. NSC5 Construction Waste Management Plan Notwithstanding any submitted document, a revised Construction Waste Management Plan shall be submitted to the Local Planning Authority for approval in writing prior to any works commencing on site. The revised Construction Waste Management Plan shall detail the proportion of construction waste generated on site to be re-used, recycled or destined for landfill.

Demolition and construction shall be undertaken in accordance with the approved detail.

Reason: To enable the efficient handling of construction, excavation and demolition waste generated on

12. NSC6 BREEAM Following the practical completion of the development but prior to first occupation, a post construction assessment, conducted by an accredited BREEAM Assessor and supported by relevant BRE accreditation certificate, shall be provided to the Local Planning Authority, to be approved in writing.

Reason: In the interest of addressing climate change and to secure sustainable development in accordance with adopted Policy.

13. NSC7 Energy In accordance with the submitted 'Energy Strategy' the energy efficiency of the development and shall provide for no less than 7% total CO2 emissions arising from the operation of a development and its services over Part L of Building Regs 2010 (expressed as a 25% improvement of the DER over TER utilising gas as the primary heating fuel).

The development shall be carried out strictly in accordance with the details so approved and maintained as such thereafter.

Following practical completion of works a final Energy Performance Certificate shall be submitted to an approved in writing by the Local Planning Authority. Where applicable, a Display Energy Certificate shall be submitted within 18 months following first occupation.

Reason: In the interest of sustainable development and to ensure that the Local Planning Authority may be satisfied that CO2 emission reduction targets are met in accordance with adopted Policy and with guidance contained within the National Planning Policy Framework (in particular, section 10)

14. NSC8 Electric Vehicle Charging Points That prior to development commencing, the details, including siting, of a minimum of four (4) electric charging points to be provided shall be submitted to the Local Planning Authority for approval in writing. All electric charging points shall be installed in accordance with the approved details prior to occupation of the building approved by this permission.

Reason: To ensure that the development complies with adopted Policy.

15. NSC9 Biodiverse Roof The biodiverse brown roof, as shown on Drawing No.525/G200/R, shall be installed prior to occupation of the building approved by this permission.

Reason: To assist in flood attenuation and to ensure the development provides the maximum possible provision towards the creation of habitats and valuable areas for biodiversity in accordance with adopted Policy.

16. NSC10 Contamination – Remediation Strategy No development approved by this planning permission shall take place until a remediation strategy that includes the following components to deal with the risks associated with contamination of the site shall each be submitted to and approved, in writing, by the local planning authority: 1. A phase 2 site investigation scheme, based on the original Preliminary Risk Assessment, should be undertaken to provide information for a detailed assessment of the risk to all receptors that may be affected, including those off site. 2. The results of the site investigation and the detailed risk assessment referred to in (1) and, based on these, an options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken. 3. A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in the remediation strategy in (2) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the express written consent of the local planning authority. The scheme shall be implemented as approved.

Reason: To protect groundwater, in accordance with adopted Policy. The site is located in a Source Protection Zone 2 for the public drinking water abstraction at Ponders End.

17. NSC11 Contamination – Verification Report No occupation of any part of the permitted development shall take place until a verification report demonstrating completion of works set out in the approved remediation strategy and the effectiveness of the remediation shall be submitted to and approved, in writing, by the local planning authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include any plan (a “long-term monitoring and maintenance plan”) for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan. The long-term monitoring and maintenance plan shall be implemented as approved.

Reason: To demonstrate groundwater has been protected once the development is complete, in accordance with adopted Policy.

18. NSC12 Drainage Plan The development hereby permitted shall not be commenced until such time as a scheme to dispose of foul and surface water, has been submitted to, and approved in writing by, the Local Planning Authority. The scheme shall be implemented as approved.

Reason: To prevent pollution and to improve water quality, in accordance with adopted Policy.

19. NSC13 Surface Water Drainage No infiltration of surface water drainage into the ground at the site is permitted other than with the express written consent of the local planning authority, which may be given for those parts of the site where it has been demonstrated that there is no resultant unacceptable risk to groundwater. The development shall be carried out in accordance with the approval details.

Reason: To protect groundwater quality. The site is located on made ground due to several contaminative uses and poses a risk to the groundwater receptors. Installation of soakaways or the use of infiltration techniques could create pathways for new contamination or mobilise existing contamination within the site.

20. C51A Time Limited Permission

Johnson Matthey - Brimsdown Analytical Laboratory

Design & Access Statement

October 2012

1 STOKINGSWA

TER LANE

Existing Johnson Matthey Car Park

JEFFREYS ROAD

RIVERWALK ROAD

N 1:500 @ A1 1:1000 @ A3 0 5 10 15 25m

PROJECT : DRAWING : REVISION DATE EXISTING SITE PLAN BRIMSDOWN ASSAY LAB EXTENT OF JOHNSON SCALE : 1:500 @ A1 1:1000 @ A3 MATTHEY OWNERSHIP DATE : November 2012

Yeates DWG NO. DWN BY : SITE Design+Architecture 525/G100/X/02 74 Clerkenwell Road London EC1M 5NL DRAWING STATUS FOR APPROVAL : t: 020 7251 6667 FOR PLANNING FOR TENDER w: www.yeatesdesign.co.uk INFORMATION CONTAINED IN THIS DRAWING IS THE SOLE COPYRIGHT OF YEATES DESIGN + ARCHITECTURE AND SHOULD NOT BE REPRODUCED WITHOUT THEIR PERMISSION NOTES: 536800m 536509m 196855m 366 367 196855m

EXTENT OF JOHNSON MATTHEY OWNERSHIP

SITE 968 968

STOKINGSWA

TER LANE

967 967

JEFFREYS ROAD

966 966

965 965

ROAD RIVERWALK 21

1 16 REVISION DATE 196419m 15 19 196419m 366 367 Yeates Design+Architecture

74 Clerkenwell Road London EC1M 5NL 536800m 536509m t: 020 7251 6667 w: www.yeatesdesign.co.uk

PROJECT : BRIMSDOWN ASSAY LAB

DRAWING : LOCATION PLAN

SCALE : 1:1250 @ A1 1:2500 @ A3

DATE : November 2012

DWG NO. DWN BY : N 525/G100/X/01

DRAWING STATUS FOR APPROVAL 0 10 20 30 40 50m : FOR PLANNING FOR TENDER

INFORMATION CONTAINED IN THIS DRAWING IS THE SOLE COPYRIGHT OF YEATES DESIGN + ARCHITECTURE AND SHOULD NOT BE REPRODUCED WITHOUT THEIR PERMISSION South Elevation

1 2 3 4 5 6 7 8 9 10 NOTES:

A 14 14 A 1 2 3 4 5 6 7108 9 13 13 12 12 11 11 10 10 9 9 8 8 7 7 6 6 5 5 4 4 3 3 2 2 1 1 B B

C C Furnace and extract ﬂues

500 OD D steel ﬂange line D

E E 1 2

Painted steel

support to ﬂues 13 12 11 10 9 8 7 6 5 4 3 F 14 F

North Elevation KEY PLAN

Louvres to accomodate AHU for ofﬁce Parapet Level 25375

Handrail Roof Level 24025 screen - Below tapered insualtion

Forticrete ﬂorentine polished block in steel grey

Ceiling Level 22335 Fin as part of glazing/clading Existing Pipe system Bridge Windows as part of glazing/clading system

F.F.L 19610 S.S.L 19525 Cladding as part of glazing/clading system

Ceiling Level 17975

Windows as part of glazing/clading system G.L 16420

S.S.L 15250 G.L 15100

NORTH ELEVATION

10 987 6 5 4 3 2 1

Furnace and extract ﬂues

Painted steel support to ﬂues Full height louvre to plant room

Parapet Level 25375

Handrail screen Roof Level 24025 - Below tapered insualtion

Ceiling Level 22335

Forticrete ﬂorentine Existing Pipe REVISION DATE polished block in Bridge steel grey

Plasticol coated F.F.L 19610 steel cladding Yeates S.S.L 19525 system to plant Design+Architecture area 74 Clerkenwell Road London EC1M 5NL Ceiling Level 17975 t: 020 7251 6667 w: www.yeatesdesign.co.uk

G.L 16420 PROJECT : BRIMSDOWN ASSAY LAB

S.S.L 15250 G.L 15100 DRAWING : NORTH ELEVATION and SOUTH ELEVATION SCALE : 1:100 @ A1 1:200 @ A3

DATE : November 2012

DWG NO. DWN BY : 525/G200/E/NS

DRAWING STATUS FOR APPROVAL SOUTH ELEVATION 0123 5m : FOR PLANNING FOR TENDER

INFORMATION CONTAINED IN THIS DRAWING IS THE SOLE COPYRIGHT OF YEATES DESIGN + ARCHITECTURE AND SHOULD NOT BE REPRODUCED WITHOUT THEIR PERMISSION 1 2 3 4 5 6 7 8 9 10 NOTES: F E D C B A

A 14 14 A 13 13 12 12 11 11 10 10 9 9 8 8 7 7 6 6 5 5 4 4 3 3 2 2 1 1 B B

C C

Furnace and East Elevation Elevation West extract ﬂues

500 OD D steel ﬂange line D

E E 1 2 13 12 11 10 9 8 7 6 5 4 3

F 14 F

Painted steel support to ﬂues

KEY PLAN

Parapet Level 25375

Handrail Roof Level 24025 - Below tapered insualtion screen

Forticrete ﬂorentine polished block in steel grey

Ceiling Level 22335 Louvres to accomodate AHU for meeting rooms Plasticol coated Windows as part of steel cladding glazing/clading system to plant system

F.F.L 19610 S.S.L 19525 Cladding as part of glazing/clading system

Ceiling Level 17975 Fin as part of glazing/clading system

Windows as part of glazing/clading system

S.S.L 15250 Ground Level 15100

WEST ELEVATION

A B C D E F

Furnace and extract ﬂues

Painted steel support to ﬂues

Parapet Level 25375

Handrail Roof Level 24025 screen - Below tapered insualtion

REVISION DATE

Ceiling Level 22335

Yeates Plasticol coated Forticrete Design+Architecture steel cladding WF-02 WF-03 WF-04 ﬂorentine system to plant polished 74 Clerkenwell Road block in steel grey London EC1M 5NL

F.F.L 19610 t: 020 7251 6667 S.S.L 19525 w: www.yeatesdesign.co.uk

PROJECT : Ceiling Level 17975 BRIMSDOWN ASSAY LAB

DRAWING : WG-02 WEST ELEVATION and EAST ELEVATION DG-07 DG-08 DG-09 DG-10 SCALE : 1:100 @ A1 1:200 @ A3

S.S.L 15250 DATE : d Level 15100 November 2012

DWG NO. DWN BY : 525/G200/E/WE

DRAWING STATUS FOR APPROVAL 0123 5m : FOR PLANNING FOR TENDER

INFORMATION CONTAINED IN THIS DRAWING IS THE SOLE COPYRIGHT OF YEATES DESIGN + ARCHITECTURE AND SHOULD NOT BE REPRODUCED EAST ELEVATION WITHOUT THEIR PERMISSION