Out of Thin Air

Building above 's rail lines

1 Executive summary

Everybody knows that we need more housing. The But this is much more than simply an exercise in issue is where do we put it? London needs 50,000 creating housing, or even retail or office space. It is new homes every year until 2025 just to keep up with also about a sustainable vision of urban improvement housing demand. Yet between April 2016 and March that results in vibrant, connected communities; it 2017 only 6,423 homes (affordable and open market) is about developments that are infused with urban were completed. Making up the shortfall therefore authenticity, where people aspire to live and which demands inventive approaches to development. add value to surrounding areas.

Rail Overbuild offers a way forward to address the And like all visions it looks to the future. A vision pressing shortage of housing that exists that achieves not less, but more densification in in London. urban centres by creating pedestrian-orientated communities that will make city living a far more We have identified sufficient land associated with gratifying experience. To advance this vision, we railway infrastructure to yield more than a quarter of discuss how overbuild can be achieved, its benefits a million new homes in London. Put into perspective, and some of the underlying technical issues. that is around five times the annual minimum needed by the capital. Compared to building major infrastructure projects, rail overbuild could be a quicker and less costly How did we arrive at the figure of 250,000 homes way to unlock large housing schemes. However, possible above London's rail lines (p8)? It's a we also recognise and support the need for major conservative figure based on the assumption that of infrastructure growth in the UK, such as HS2 and all land identified, only 10% is actually developed. 2, as drivers for housing delivery. Rail This number refers to construction directly above overbuild can complement such schemes. rail lines, but could increase even further if it unlocks and connects to further developments adjacent to Cities are facing a crisis in managing population Contents rail lines or above a station (page 15). growth and housing provision. Associated issues of loneliness, alienation, mobility challenges, skills A previous WSP report focused on general ‘overbuild’ shortages and a lack of social amenities aggravate the involving better land utilisation by creating new situation. Executive Summary 3 residential accommodation above existing public buildings. Here we put the case for rail overbuild and Rail overbuild is a potential way to start addressing Background 4 the societal benefits that can accrue from creating these issues. It can help increase the supply of new residential accommodation by decking over housing, offices, retail, other social infrastructure, Why we should build above rail infrastructure 5 new and existing railway infrastructure, which and even stadiums, as well as connecting previously can include rail/underground tracks and also divided communities. Existing projects show that the How much land might be available for development? 8 stations. This sort of overbuild is now being seen as engineering is possible; we can start to deliver rail Making housing out of thin air a reality 10 increasingly viable and attractive. overbuild now. 12 benefits of rail overbuild 14 The title – Out of Thin Air – alludes to a critical feature: no new land is required. These brownfield WSP project case studies 15 developments can be undertaken where planning controls allow building over the rail environment.

2 3 Before/After

How rail overbuild might be implemented near a major rail terminal in Central London

Background

Our belief in the potential of rail overbuild to unlock Our work can also be seen as complementing housing in densely inhabited cities did not come out the current London Plan – the Mayor’s spatial of thin air. development strategy – which provides a framework for the boroughs and highlights housing, transport, In 2012, Network Rail asked WSP to contribute its economic development and environment. 40 years' global experience of rail overbuild to a The Plan recognises that rail lines can form barriers Why we should build feasibility study on its applicability for twin and four to movement within sites and can be used to knit track scenarios in both flat and cutting situations. the development into the surrounding area. Building We were asked to challenge standards and innovate over railway tracks can provide opportunities to above rail infrastructure throughout. address existing constraints. Housing continues to be one of London’s most Rail overbuild can allow more people to live in The client encouraged our team to examine a In some cases, such as in the example on this page at intractable problems. Even by the government’s own the city; tube and/or rail services will be close very wide range of deck options including arches, Victoria, “the station, the airspace above its tracks admission, our housing market is broken3. by and so using public transport will be a better prefabricated trusses, semi-mechanical swinging and approaches, and nearby sites have significant experience. Indeed, these developments should arrangements, and construction methodologies. potential for mixed use intensification, capitalising Yet despite this, London continues to be a highly have very favourable public transport accessibility The WSP study also considered different overbuild on enhancement to the public transport interchange attractive place to live and work. Since 2000, levels (PTAL). Proximity to stations may also mean scenarios in terms of building type and height. and improvements to accessibility and capacity”2. London’s population has grown by around 95,000 residents choose to forego car ownership. Fewer cars Other factors including fire, acoustics, vibration, According to the Plan, a minimum of 1,000 new every year on average and by more than 100,000 on the streets (less congestion and lower emissions) safety, possessions, and systems’ impacts were also homes can be provided at Victoria. every year since 2008/20094. could prompt residents to walk and cycle more, considered. especially if new developments have cycle storage. We hope this paper goes some way to explaining just Housed far from their workplace, Londoners These factors will contribute to the healthier streets Our approach aligns with Authority how feasible and fruitful rail over-site developments often face a long, daily commute. This is not only and lifestyles envisaged by the Mayor. (GLA) recommendations, which advise London can be. For building upon existing facilities can not stressful but also creates more overcrowding on boroughs to ‘identify and seek to enable additional only provide much-needed housing but can also an increasingly pressurised and fragile transport As well as contributing to greater public transport development capacity’ to supplement housing regenerate cities and provide benefits to developers, system. use, car-free zones and more walking and cycling, targets. In particular, the GLA recommends the landlords and society as a whole. rail overbuilds can provide a pleasant environment realisation of brownfield housing capacity via Building above railway infrastructure offers a more supporting new homes and jobs, especially as the intensification; town centre renewal and mixed creative use of land. It also fully aligns with the development unlocks growth in the immediate use development (especially of surplus commercial three key themes running through the Mayor’s Draft vicinity. capacity and spare public land, particularly that with Transport Strategy5, which emphasises: good transport accessibility)1. Such a strategy could provide some of the housing Bill Price 1. Healthy streets and healthy people; and healthier environments that London needs. Strategic Growth Director 2. A good public transport experience, and WSP 3. New homes and jobs.

3 Department for Communities and Local Government, Fixing Our Broken Housing Market, February 2017 4 GLA Economics, Economic Evidence Base for London 2016, 1 GLA: The London Plan, Ch 3, London’s People, Policy 3.3 Increasing the Housing Supply 5 Mayor’s Transport Strategy, draft for public consultation, June 2017 4 2 The London Plan March 2016, p373 5 Before/After

What building above an Underground station in London might look like

CGI of 12-storey building above rail lines in West London

Housing deficit data normally have air rights above their real estate which gives them the opportunity, subject to The capital needs 50,000 new homes to be planning policy considerations, to develop above constructed every year till 2025 just to keep up the facility. This prospect may be sold or leased to with projected housing demand. Yet between April other parties. 2016 and March 2017, only 6,423 homes (affordable and open market) were completed6. Making up the Using air rights to create new developments shortfall demands more innovative approaches to above railway assets has many benefits, not least development. of which is that no new land is required. You are literally creating land ‘out of thin air’. So housing Creating more homes in the city centre has over existing railway infrastructure can increase been an ongoing process – since 2001, 90% of the availability of residential accommodation in homes in London have been built within 1km of the capital and help alleviate the current housing a station. In 2013, the former Mayor of London’s shortage. New Draft Housing Strategy recommended that more homes could be delivered by increasing the Our suggested overbuild schemes comprise density of new schemes (densification) and using 12-storey developments that could equally be given infill developments. Part of the current Mayor's over to residential or commercial purposes. These draft strategy7 to increase housing provision is to oversite developments could also form part of identify and bring forward more land for housing, adjacent site developments (ASD) that create new supporting a more intensive use of London’s communities, fuel economic growth and jobs, and available land. Rail overbuild complements such generate revenue for both local authorities and land policies by creatively utilising 'land' and increasing owners. the densification of urban areas. Rail overbuild should appeal to rail asset owners Rail overbuild is not new Rail stations, (including connecting tracks and who seek to increase non-fare revenue by rail yards) sometimes occupy large tracts of land. attracting residential, commercial, retail and WSP has over 40 years’ experience in designing rail The overbuild at Cannon Street (2011) exploited Given their status as multi-modal interchanges with leisure developments in, above and around their overbuilds over challenging railway environments. air rights to create a mixed-use development of high passenger throughputs, they offer excellent assets. Local authorities may also welcome such This includes one of New York's first air-rights offices and retail designed to unlock the commercial opportunities for oversite developments. developments as a means to both reduce housing developments at Park Lane, where two 20-storey potential of the station and the surrounding area. shortages and regenerate inner city areas. There are apartment buildings straddle the tracks. The dramatic steel mega-structure spans and A rail overbuild might involve building over a also the financial benefits that can accrue to a local cantilevers over the railway, the Underground station, rail tracks and adjacent land. When it authority in the form of community taxes, business Nearer home, technologically complex projects station and tracks. encompasses a broader area beyond the immediate rates, land value capture, Development Rights at Liverpool Street and Charing Cross stations station, it can unlock greater development Auction Models (DRAM), community infrastructure completed in the 1980s and 90s significantly Within such scenarios, the station – in addition potential. levies and public realm benefits. increased the value of the rail hubs and helped to being a transport node – becomes an attractive Like many landlords, owners of railway land regenerate the respective areas. retail and commercial destination in its own right.

6 Mayor of London, GLA Housing Starts on Site and Completions by Financial Year, Programme and Tenure, Table 1 6 7 Mayor of London, London Housing Strategy, Draft for Consultation, September 2017 7 Lines with rail Estimated rail land by Borough Borough Hectares Brent 161 overbuild potential for 12-storey overbuild Ealing 154 Croydon 142 Bromley 127 82 Lewisham 115 Barnet 110

110 Newham 105 Wandsworth 93 62 66 67 36 Havering 86 Hillingdon 84 86 Enfield 82 161 74 32 Merton 74 37 61 Camden 74 84 56 105 154 Lambeth 71 21 2 Haringey 67 21 Harrow 66 63 Hounslow 66 ey 66 Southwark 66 Estimated Tf are ones 66 48 58 Hammersmith and Fulham 63 1 71 93 115 2 Richmond upon Thames 62 62 2/3 Waltham Forest 62 3 Barking and Dagenham 61 4 74 ey Bexley 58 5 Tower Hamlets 56 6 ondon Boroughs 46 Contains Ordnance Survey data Crown copyright and database right 2016 and 2017. 127 Greenwich 48 Estimated London Fare Zones supplied with kind permission from TfL. Railway track without tunnels evelopment potential GLA boundary 45 Kingston upon Thames 46 0 2.5 5 7.5 10 hectares Contains OS data © Crown Copyright and database right 2017 142 Kilometres under 50 ha Sutton 45 51 - 100 Islington 37 above 100 Redbridge 36 Hackney 32 How much land might be Westminster 21 0 2.5 5 7.5 10 Kensington and Chelsea 21 Kilometres Contains OSCity data © Cofrow nLondon Copyright a 2 available for development? Contains Ordnance Survey data Crown copyright and database right 2017. Using spatial analysis and mapping layers for Greater Calculating potential London’s untunnelled railway and tube lines, we identified exposed land areas and calculated the To realise the number of residential units possible overbuild development potential. To generate a within the developments, we assumed apartments Estimated rail land by TfL Fare Zone 2 developable area we identified zones of 10m on both having an area of 100m . Of the railway land we for 12-storey overbuild sides of the existing tracks. The analysis identified identified as developable for overbuild, we assumed a 1,142km of uncovered (i.e exposed) track in London. conservative 10% could be developed for one reason or This was proportioned into borough potential as well as another. The homebuilding potential would be greatly estimated TfL fare zones. Inner and Outer London zones increased if a higher percentage is adopted. have been defined as per the Office of National Statistics As a general and acceptable development target, we (ONS) definition. considered 12-storey developments to give our rail The Ordnance Survey railway data allowed us to overbuild potential. This mid-rise figure is unlikely to be identify the following types of feature: contentious from a planning and social viewpoint as it makes good use of land. However, we recognise that in 2/3 • Breaks in the tracks made by existing roads and Central London, where there is a greater preponderance 48 bridges of tall buildings, a rail overbuild could go much higher. 4 3 2 1 6 5 66 • Breaks in the tracks made by tunnels In outer boroughs a lower height than 12 storeys may • Cuttings on the created by be appropriate. 502 small stretches of untunnelled track • Multi-tracks e.g. as at major stations, and The amount of available land for development in 527

• , Overground and Underground tracks. hectares is shown opposite. 558

394 Total homes potential 415 Estimated Tf are ones Based on borough boundaries, our total figure for Based on TfL fare zones, which includes areas outside evelopment potential Greater London came to 239,523 homes total. Greater London. hectares under 50 ha In Inner London 82,324 homes are possible Zones 1 - 6 250,969 homes are possible 51 - 100 In Outer London 157,199 homes are possible Zones 1 + 2 56,836 homes are possible 101 - 200 201 - 300 Contains Ordnance Survey data Crown copyright and database right 2016 and 2017. Estimated London Fare Zones supplied with kind permission from TfL. 301 - 400 Co ntains OS da 401ta © C r-ow 500n Copyright and database right 2017 0 2.5 5 7.5 10 Kilometres above 500 (558 max) 8 9 Creating a safe, healthy environment

Rail overbuilds can facilitate the Healthy Streets the past they would have been difficult to achieve advocated by the Mayor and allow the minimum 20 economically. minutes of Active Travel that will help Londoners stay healthy. Typically, achieving an adequate noise and vibration environment inside buildings can be met Quality of life will be further enhanced by in part by: architectural aesthetics, layout, lighting and materials, all of which will play a key role in • Adjusting the raft foundation design to determining whether such developments are minimise vibration transfer; attractive to live and work in. • Tuning the thickness and span of floorplates; • Using specific construction materials to limit Incorporating acoustic mitigation measures right resonances within a structure; from the start is critical to maximise comfort • Segregating sensitive spaces from critical for residents, employees and other users of the vibration-affected areas; development. And because poor air quality is a • Utilising ‘room-in-room’ (i.e. creating a fact of life for the majority of urban developments, floating room using springs and resilient pads), getting ventilation right is also important. and • Where necessary, using base isolation (i.e. ACOUSTICS…the quiet life… springs or elastomeric bearings) to dynamically We have shown that building over the rail environment can When designing in the railway environment, disconnect the superstructure from the base of yield around 250,000 new homes – that is around five times developments must take into account railway- the building. Making times the annual minimum that London needs. Or to put induced ground-borne noise and vibrations, as well it another way, five years’ worth of housing. This number as airborne noise generated by trains. Extreme low levels of vibration can be achieved housing could be significantly higher if a smaller area per apartment but over engineering can impact costs. Therefore, was adopted. Ideas of this type have been advanced by some Railway-induced ground-borne vibration entering a tailored assessment approach which takes as a part-solution to the housing shortage. a building can cause structure-borne noise which into consideration the proposed building design out of thin occurs when imperceptible levels of vibration set and layout could identify specific cost-effective But it’s not just about creating new homes. It’s also about the building surfaces into motion. This produces a mitigation measures. Given that vibration levels air a reality creating new, safe, vibrant communities that provide low-frequency audible rumble sound often causing tend to diminish as vibration propagates up greater transport mobility, reduce car ownership, and human discomfort, annoyance and even sleep the building, it makes sense to place residential contribute to greenhouse gas emissions reductions. When disturbance8. Vibration can also affect the operation accommodation up top, with commercial and retail an over-site development forms part of a wider adjacent of sensitive equipment that might be installed say, units on the lower floors in a mixed-use scenario. site development, the societal effects can be spread over in healthcare facilities. a wider area into the local community. More than that, It should be remembered that railways generate such developments achieve the densification that London’s Recent years have seen great strides taken in different levels of noise and vibration. Variables local authorities can use as economic development tools assessing and predicting structure-borne noise and involved include track drainage, ballast condition, to provide growth and jobs in the community. Ultimately, vibration. With the development of personalised track curvature, wheel profiles, speed, braking and increasing the incidence of rail overbuild can contribute numerical modelling techniques the range of freight, which will all vary over time. The overbuild to making cities more liveable, more lively and more uncertainty has been significantly reduced. should be designed to accommodate these. sustainable. Today’s computational techniques avoid blanket Better exclusion of outside noise can be achieved prescriptive measures, allow more effective by non-openable windows. In such a scenario, To create such a community above rail infrastructure forecasting of structure-borne noise and vibrations mechanical cooling can be used to prevent requires certain engineering techniques and environmental and enable less costly options to be explored. In overheating of the internal environment. considerations. Here we discuss those in more detail.

8 Managing Uncertainty When Predicting Rail-Induced Ground-Borne Noise And Vibration, Jorge D’Avillez, WSP. 24th International Congress on Sound 10 and Vibration 2017. 11 Building the rail box

In 2012 Network Rail appointed WSP to undertake a overbuild. Resolving such issues can be generic feasibility study on rail overbuild. The achieved satisfactorily using tried and tested output of the study yielded important conclusions materials and construction techniques. in terms of buildability: • Factors influencing development: • The rail box should be as compact as possible with walls constructed inside the As with any commercial development, the rail impact zone: success of a rail overbuild will be determined by the business case. Construction projects can In a rail overbuild, the oversite development fail for a variety of reasons, but success will be Rendering of the rail box straddles the railway corridor. The reinforced more likely if the following are resolved: concrete rail box allows the railway to function and maximises the development space above; - Decking over the railway. Creating the box the compact, short-span beams ensure deck to envelop the rail corridor lies at the heart of costs are in better proportion to the overall an overbuild. However, decking costs can be development value. high, depending on span and width. Costs will be minimised if the corridor is enclosed with • Side walls of solid concrete are preferred to simple, short-span construction, minimal beam individual columns: depths, walls instead of columns, and simple foundations. Total enclosure provides improved acoustic isolation and better contains potential rail - Early collaboration. Early collaboration impact events. between the design team, developer, local authority,contractor, rail authority, train • Deck (horizontal structure) should be operating company and, where appropriate, Dead Live Wind Notional reinforced concrete to help address fire, TfL and GLA should help ensure that the risks horizontal robustness, and maintenance issues: and uncertainties associated with construction in the rail environment are understood and The technical performance properties of carefully considered. reinforced concrete are well documented. But the material also offers opportunities for off- - Approvals and possessions. It is in the site manufacture which could bring significant interest of all parties for these to be expedited savings in time, cost and buildability. with minimal delay in order to avoid extended programme periods. Impact • Vibration control should be addressed Noise Vibration Disproportionate collapse outside the rail enclosure and not as part of Failure to resolve the above mentioned issues could the base rail works: result in delays, cost overruns and even scheme cancellation. Yet given London’s completed rail Measures to isolate noise and vibration are not overbuilds it can be seen that these problems are part of the rail box construction (the realm of being successfully resolved. the rail authority) but part of the developer’s The study considered the effects of a wide variety of impacts. Fire Thermal

12 13 12 benefits of rail overbuild

• Building over existing infrastructure requires • Rail overbuild schemes can fulfil local no new land; authorities’ preference for higher densification and be used as tools of economic development; • Overbuilds in inner city locations are ideally located for residents: the ultra-close proximity • Provide a sustainable solution to urban to transport facilities provides greater mobility development; options and could tempt homeowners to either forego car ownership altogether or else • In resolving rail-bridging issues – e.g. reduce multi-car ownership, thereby increasing structural, acoustic, air quality, vibration, notional disposable income. utilities, economy – the overbuild provides precedents for future developments; Decking over the rail line • Overbuilds can increase public transport has unlocked extensive ridership. In turn this will mean lower • The station/transport hub becomes a development around the greenhouse gas emissions and require less car- destination in itself thanks to the resulting adjacent areas parking space; retail and commercial development in and around it. • Rail overbuilds can better integrate a station into its surroundings; the station development becomes a connector within the urban WSP project case studies realm. And by incorporating adjacent site development, rail overbuilds spread their communal benefit over a wider area; Earl's Court

• Mixed-use rail overbuild environments regeneration contribute to public safety, particularly for pedestrians, given they foster activities plan throughout the day and much of the evening; Part of the masterplan to regenerate the 32 hectare The site is dissected by a cutting containing the • Rail overbuilds provide opportunities to Earl's Court site involves the creation of four District and West lines which forms create new pedestrian-friendly environments, new distinct urban villages that will include the a barrier to pedestrian and cyclist movements. creating social value and forming attractive completion of over 6,700 homes by 2026. This major Decking over the rail lines facilitates the proposal to places where people want to live; scheme will include community amenities, retail, create a highly walkable and cyclable environment work space, offices, hotels, health and leisure, plus and to include off-site pedestrian improvements as • Rail overbuilds offer financial incentives for rail the generation of a forecasted 10,000 new jobs. part of a comprehensive public realm strategy for asset owners who may gain commercial benefit the surrounding area. And decking over the West from the development and from which they As the client wants to retain a very long-term stake London Line will dramatically improve the site’s can reinvest the proceeds into improving city in the estate, achieving sustainability standards permeability and enable the addition of a new route infrastructure; in environmental, water, waste, design and to the London Cycle Network, linking Hammersmith construction, energy and transport is a crucial with Earl's Court town centre. • Uplift can be created in the value of the factor. immediate surrounding area and generate household and business rates, as well as other revenue for the local authority;

14 15 Image credit: Brookfield & Concord Pacific

Principal Place, Royal Mint Shoreditch Gardens, Tower Hill Situated around 200m north of Liverpool Further complexity arose from placing foundations Comprising three blocks (13 to 15 storeys) Bank station, and cantilevers over viaducts of the Street station, Principal Place is a major new or supports in the very limited space between the connected by nine-storey link blocks, Royal Mint Fenchurch Street Network Rail Line. Spaces within mixed development that includes a 60,000m2 rail tracks. Furthermore, a column of the 15-storey Gardens provides 254 high quality residential units the viaducts are also utilised. Transfer structures contemporary office building and a 50-storey commercial building is supported on a pair of steel and communal amenity spaces. To offer variety to were used to realise the project, while meeting the residential tower. Both are connected by a generous plate, concrete-encased girders which cantilever residents, architect Farrells and their landscape requisite vibration and noise isolation standards public piazza with retail space to create a new, over the eight-track corridor and are supported by designers have created new public spaces, with rail box containment and acoustically-isolated vibrant destination. a reinforced concrete basement wall to the west. communal roof terraces and courtyards. foundations. Construction logistics over and Construction of the deck was made possible through adjacent to the railway were carefully considered Unlocking the site’s full development potential the close cooperation between rail authorities, the The development fully maximises the site’s in order to adhere to DLR and Network Rail asset would not have been possible without building the contractor and the consulting team working within potential and is arranged over the high level protection. piazza over the 28.5m wide, 7m-deep open railway an operational railway environment. Docklands Light Rail (DLR) line feeding into Tower cutting containing six rail tracks to and from Gateway; the low level DLR line feeding into . The steel and concrete piazza deck comprises a grillage of primary and secondary plate girders supported by a new wall built beside the railway.

16 17 Stamford Riverside, Bridge, New York Chelsea Rail overbuild doesn't just have to facilitate More than half a kilometre of decking will be Looking outside of the UK, the Riverside South To achieve this intense residential development housing. Chelsea Football Club’s proposed new required: the proposed rail box around the West development on the Upper West Side of Manhattan required decking over active railroad tracks. Pre- stadium is a fine example of how a site constrained London Line will support the East stand directly is the largest residential development ever in New stressed, precast concrete planks were used to span by adjacent rail lines can be successfully built over above it while the majority of the deck over the York City, covering 30 hectares of former rail yards. the tracks, supported at either end by 600mm-thick to maximise development potential. The club’s District Line will create new space for fans exiting It comprises 5,700 apartment units spread over reinforced concrete crash walls. Although the deck desire to increase spectator capacity from 40,000 to and from the nearby underground station. 16 buildings of 15-49 storeys, and also has 3,500 serves as a construction table for the development to 60,000 will necessitate rafting over two lengths Both rafts play their part in unlocking the site’s parking places under the buildings, retail space, above, the loads from the apartment blocks were of track – the West London line to the east and the development potential. parkland and rejuvenated highway and public borne by 1200-1800mm-deep transfer beams. District Line to the northwest – in order to make transportation facilities. space for the new stadium.

18 19 Contact us

Bill Price, Director [email protected] +44 (0) 2073 144 426

WSP 70 Chancery Lane London WC2A 1AF wsp.com

WSP is one of the world’s leading engineering professional services consulting firms. We are dedicated to our local communities and propelled by international brainpower. We are technical experts and strategic advisors including engineers, technicians, scientists, architects, planners, surveyors and environmental specialists, as well as other design, programme and construction management professionals. We design lasting solutions in the Property & Buildings, Transportation & Infrastructure, Environment, Industry, Resources (including Mining and Oil & Gas) and Power & Energy sectors as well as project delivery and strategic consulting services.

With 7,150 talented people in the UK (including Mouchel Consulting) and 37,785 globally, we engineer projects that will help societies grow for lifetimes to come. WSP has been involved in many high-profile UK projects including the Shard, Crossrail, Queen Elizabeth University Hospital, , M1 Smart Motorway, the re-development of , and the London Olympic & Paralympic Route Network. November 2017