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Application for Full Planning & Conservation Area Consent Application for Full Planning & Conservation Area Consent On Behalf of 3&10 Finsbury Square Ltd March 2010 Sustainability Statement Statement prepared by Tibbalds Planning & Urban Design With: 3 & 10 Finsbury Square Ltd Applicant Sheppard Robson Architect Waterman Group Mechanical & Electrical Engineering Consultant, Energy and Environmental, BREEAM, Traffic Expedition Structural Engineers Gardiner & Theobald Cost consultants Peter Stewart Consultancy Historic Environment & Conservation Consultant Arborsphere Ltd Trees Museum of London Archaeology Thomson Ecology Ecology Jennifer Ross, Director Tibbalds Planning & Urban Design 19 Maltings Place 169 Tower Bridge Road London SE1 3JB Telephone 020 7089 2121 Facsimile 020 7089 2120 [email protected] www.tibbalds.co.uk Table of Contents 1. Introduction………………………………………………………………………2 2. Planning Policy Review………………….….…..………….….….…………...3 3. Sustainability Standards & Objectives……….…….….……………………..4 4. Design Response……………………………………..………………….…….6 5. Conclusion……………………………………………….……….….………...16 Appendices Appendix 1: BREEAM Offices 2008 Pre-Assessment Appendix 2: Ecological Survey Appendix 3: Noise Survey Appendix 4: Vibration Survey Appendix 5: Phase 1 Environmental Assessment (2006) 1. Introduction 1.1 Background 1.1.1 The sustainability statement provides a summary of the contribution that 3 & 10 Finsbury Square will make to sustainable development. The statement draws on other relevant information contained in more detailed specialist reports submitted as part of the planning submission. These reports are as follows; • Planning, Design and Access Statement • Energy Statement • Transport Assessment and draft Travel Plan • Structural Report • BREEAM Office 2008 Pre-Assessment (Appendix 1) • Ecology Assessment (Appendix 2) • Noise Assessment (Appendix 3) • Vibration Assessment (Appendix 4) • Phase 1 Environmental Assessment (Appendix 5) 1.2 Proposed Development 1.2.1 The proposals are for the creation of a high quality, headquarters office building (Class B1). The existing property on the Site will be demolished, and the new building will be constructed in its place. The building comprises: a basement incorporating proposed general plant areas and tenant facilities including secure cycle parking, changing and storage facilities, a lower ground floor comprising office space; ground floor incorporating office reception area, office floor space and service/loading bay; and flexible office floor space first to ninth floors. It will provide approximately 20,280sqm (GEA) of office accommodation. 2 2. Planning Policy 2.0.1 The development proposals have been considered in relation to national, regional and local policy and available guidance on sustainable development. The following key policy documents are of relevance to this element of the design proposals: 2.1 National Policy on Planning and Sustainable Development • Planning Policy Statement 1: Delivering Sustainable Development; • Planning Policy Statement: Planning and Climate Change, Supplement to Planning Policy Statement 1 • Planning Policy Statement 10: Planning for Sustainable Waste Management; • Planning Policy Statement 22: Renewable Energy. 2.2 Greater London Authority Policies • The London Plan (LP): Spatial Development Strategy (SDS) for Greater London, Consolidated with Alterations since 2004, February 2008; • Sustainable Design and Construction, The London Plan (LP) Supplementary Planning Guidance (SPG), May 2006. 2.3 Local Planning Policies – London Borough of Islington • Islington Borough Council, Unitary Development Plan (Saved Policies), adopted 2002; • Islington Borough Council, Core Strategy, Submission Document, 2009. 2.3.2 Due to the early stage of the development of the Local Development Framework, the London Plan has been the key reference document used in the preparation of this sustainability statement. 3 3. Sustainability Standards & Objectives 3.1 BREEAM for Offices 3.1.1 BREEAM is a voluntary environmental assessment method by which the environmental impact of a building is assessed and is awarded a BREEAM rating based on its overall performance. 3.1.2 BREEAM for Offices seeks to minimise the adverse effects of new buildings on the environment at global and local scales, whilst promoting healthy indoor conditions for the occupants. The environmental implications of a new building are assessed at the design stage and compared with good practice by independent assessors. 3.1.3 Buildings are awarded two ratings under BREEAM. The rating depends on how many environmental credits are achieved under each section and their relative environmental importance. The rating awarded is an overall BREEAM rating of Pass, Good, Very Good or Excellent, depending on the overall number of credits achieved. 3.2 Summary of BREEAM Offices 2008 Pre-Assessment, 3&10 Finsbury Square 3.2.1 Waterman Energy, Environment and Design were commissioned by Pembroke Real Estate to undertake a BREEAM Offices 2008 pre-assessment estimator for the proposed 3&10 Finsbury Square development. 3.2.2 The London Borough of Islington’s Core Strategy requires all major developments to meet BREEAM ‘Excellent’. Based on the information provided by the Design Team at a pre-assessment meeting, the commitments made by them and a number of assumptions, the development currently has a predicted BREEAM score of 72.80% and a rating of ‘Excellent’. This is based on the fan coil unit/ground source cooling solution. 3.2.3 It should be noted that the final rating achieved in a certified BREEAM assessment would be dependent on the provision of satisfactory evidence for each credit. The pre-assessment exercise has identified a number of potential additional credits that the design team could target if they wish to improve the predicted BREEAM score. An additional score of 2.66% is potentially available. Islington require a post- construction review to demonstrate the achievement of this standard. 3.2.4 In accordance with LBI emerging policy a post-construction review will be submitted. It is anticipated that this will be controlled by an appropriate condition attached to any future planning permission. 3.3 Considerate Construction Scheme 3.3.1 The Considerate Constructors scheme is a UK certification scheme that encourages the considerate management of construction sites. It has been in operation since 1997 and was developed from local schemes in the City of London and City of Westminster. The scheme is operated by the Construction Confederation and is widely used in major or sensitive schemes. 3.3.2 This initiative is a voluntary Code of Considerate Practice, which is adopted by participating construction companies and everyone involved on the construction site. The Scheme is a nonprofit making independent organisation founded by the construction industry to improve its image. The Scheme is neither grant maintained nor funded by the government and is solely financed by its registrations. 4 3.3.3 The applicant has committed to register the development under the Considerate Constructors Scheme, which means two credits can be targeted for the BREEAM for Offices assessment. 3.4 The control of dust and emissions from construction and demolition 3.4.1 A “Best Practice Guidance” Document, November 2006 was produced in partnership between the London Councils and the Greater London Authority with assistance from the Building Research Establishment and the PRECIS Working Group. This document consolidates existing best practice used in London, UK and other countries to reduce emissions from demolition and construction activities. 3.4.2 All contractors will be required to comply with the Mayor and Association of London Government’s London Best Practice Guidance on the control of dust and emissions during construction and demolition (see section 4.5 for more detail). 5 4. Design Response 4.1 Introduction 4.1.1 The following Sustainability Statement is based on documentation submitted by the design team in support of the planning submission. The issues covered in the statement relate to national, regional and local policies. Each section addresses a relevant issue and includes a summary of relevant planning policies, followed by an explanation of how the proposed development contributes towards the relevant policy objective. 4.2 Access for All Policies and Drivers London Plan: 4B.5: Creating an inclusive environment Sustainable Design and Construction SPG: 2.6.2: Open Space and 2.5.3: Design inclusive Environments Design Response Inclusive Design 4.2.1 The principles of inclusive design have been integrated into the design of the development. The Planning, Design and Access statement demonstrates how the scheme provides a safe, legible, high quality environment that will be easily used by as wide a range of people as possible without undue effort, special treatment or separation. 4.2.2 It is proposed that the development will be ‘car-free’ to reflect the site’s proximity and access to excellent public transportation links. The site benefits from access from both Old Street and Moorgate stations for underground and overland services. This gives the site excellent access to the Northern, Circle, Hammersmith and City and Metropolitan Lines and to national rail services. City Road is a key arterial route, which provides for a significant number of bus routes and a local bus stop, as well as general access for taxis and cars. Collectively, these modes provide the site with a large public transport catchment area. The development proposals will continue this existing good level of
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