Britannia Masterplan EIA Scoping Report
Prepared for: Date: London Borough of Hackney & Hackney Schools for the Future October 2017
Trium Environmental Consulting LLP 69-85 Tabernacle Street London EC2A 4BD +44 (0) 20 3887 7118 [email protected] www.triumenvironmental.co.uk
Project Reference: TEC0008
This report has been prepared for the Client by Trium Environmental Consulting LLP with all reasonable skill, care and diligence and in accordance with the Client’s particular and specific instructions. This report is issued subject to the terms of our Appointment, including our scope of Services, with the Client. This report has been prepared for, and is intended solely for the use of, the Client alone and accordingly is personal to the Client. The Report should not be disclosed, exhibited or communicated to any third party without our express prior written consent. Trium Environmental Consulting LLP accepts no responsibility whatsoever to any third parties to whom this report, or any part thereof, is disclosed, exhibited or communicated to, without our express prior written consent. Any such party relies upon the report at their own risk. Trium Environmental Consulting LLP disclaims any responsibility to the Client and others in respect of any matters outside the agreed scope of the Services. Trium Environmental Consulting LLP shall be under no obligation to inform any party of any changes or updates in respect of any matter referred to or contained in the Report. This report is the Copyright of Trium Environmental Consulting LLP. Any unauthorised use or reproduction by anyone other than the Client is strictly prohibited.
Britannia Masterplan
CONTENTS INTRODUCTION ...... 1 Structure of the EIA Scoping Report ...... 2 EIA AND THE SCOPING PROCESS ...... 3 EIA Purpose and Process ...... 3 The Scoping Process ...... 5 SITE LOCATION AND CONTEXT ...... 6 Site Location ...... 6 Site Description and Environmental Context ...... 6 Environmental Context and Description of the Surrounding Area...... 7 Potential Environmental Sensitivities / Sensitive Receptors ...... 7 THE PROPOSED DEVELOPMENT & PLANNING APPLICATION ...... 10 The Proposed Development ...... 10 The Planning Application ...... 10 Key Planning Application Documents ...... 11 PLANNING CONTEXT ...... 13 Planning Policy Context ...... 13 EIA METHODOLOGY ...... 15 EIA Methodology and Approach to Assessment of the Proposed Development ...... 15 Baseline Conditions ...... 15 Demolition and Construction ...... 16 Completed Development ...... 17 Climate Change ...... 19 Cumulative Effects and Effect Interactions ...... 21 DETERMINING EFFECT SIGNIFICANCE – TERMINOLOGY AND APPROACH ...... 23 Reference to ‘Impact’ and ‘Effect’ ...... 23 Receptor Sensitivity and Magnitude of Impact ...... 23 Identification of a Resultant Effect ...... 23 Effect Scale ...... 24 Effect Nature ...... 24 Geographic Extent of Effect...... 24 Effect Duration ...... 25 Direct and Indirect ...... 25 Effect Significance ...... 25 TOPICS WITH THE POTENTIAL FOR LIKELY SIGNIFICANT EFFECTS ...... 26 Socio-Economics ...... 26 Health ...... 27 Highways and Transport ...... 29 Air Quality ...... 32 Noise and Vibration ...... 36 Wind Microclimate ...... 39 Daylight, Sunlight, Overshadowing, Light Pollution and Solar Glare ...... 43
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Townscape, Built Heritage and Visual ...... 45 TOPICS WHERE NO LIKELY SIGNIFICANT EFFECTS ARE ANTICIPATED ...... 50 Ecology and Biodiversity ...... 50 Arboriculture ...... 51 Electronic Interference ...... 52 Water Resources, Drainage and Flood Risk ...... 54 Archaeology ...... 55 Geoenvironmental ...... 56 FORMAT AND CONTENT OF THE EIA ...... 59 REQUEST FOR AN EIA SCOPING OPINION ...... 61
LIST OF APPENDICES APPENDIX A – Redline Planning Application Boundary APPENDIX B – Cumulative Schemes APPENDIX C – Information for Inclusion within an ES: Way Finding APPENDIX D - Preliminary Ecological Appraisal and Bat Survey Report APPENDIX E - Phase 1 Geoenvironmental and Geotechnical Study APPENDIX F - Archaeological Desk Based Assessment APPENDIX G – Townscape Views and Map
LIST OF FIGURES Figure 1: LBH and LBI Air Quality Monitoring Locations ...... 33 Figure 2: Seasonal wind roses for London (in Beaufort Force) - (Radial axis indicates the hours for which the stated Beaufort Range is exceeded)...... 39
LIST OF TABLES Table 1: Potentially Sensitive Receptors (by Topic and Type) ...... 8 Table 2: Resultant Effects ...... 23 Table 3: Broad Definitions of the Scale of the Resultant Effect ...... 24 Table 4: Definition of the Nature of the Resultant Effect ...... 24
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INTRODUCTION The London Borough of Hackney and Hackney Schools for the Future (hereinafter referred to as the ‘Applicant’) are seeking outline planning permission, with certain matters reserved, for the proposed redevelopment of an area of land bounded to the north by Penn Street and Hyde Road, to the east by Pitfield Street, to the south by Grange Street and Shoreditch Park and to the west by Bridport Place.
The site comprises two main land parcels, linked by Grange Street, as shown in Appendix A. The larger parcel (B) contains Northport Street, Grange Street, part of Gopsall Street, the existing Britannia Leisure Centre, its car park and the hard courts along the eastern edge of Shoreditch Park. A smaller land parcel (A) at the junction of Penn Street and Bridport Place contains a marketing suite and part of the Shoreditch Park Primary School playground. The land between the two parcels which is outside of the redline planning application boundary is occupied by Shoreditch Park Primary School in the south west corner, and by two residential developments in the central part of the site, all three are accessible from Gopsall Street. The residential buildings are Mawson Court and the Peabody Trust’s residential units to the north side of Gopsall Street. The site covers a total area of approximately 4 hectares (ha). The site falls within the administrative boundary of the London Borough of Hackney (LBH), who will be acting as the local planning authority for this planning application.
The location of the site and the indicative redline planning application boundary is shown in Appendix A. The Applicant is proposing to redevelop the site to create a new 6 form of entry secondary school with a sixth form; a new Britannia Leisure Centre and 480 residential units provided in six new buildings which range in height between Ground Floor plus 2 and Ground Floor plus 24 storeys (hereinafter referred to as the Proposed Development). Given the nature of the scheme described, the Proposed Development falls within the classification of Schedule 2, 10(b) (Infrastructure Projects – Urban Development Projects) of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 (hereafter referred to as the ‘EIA Regulations’). Considering the scale of the redevelopment and the nature of the site and surrounding area, it is considered that there is the potential for significant environmental effects to arise. The Proposed Development is therefore considered to constitute ‘EIA development’ under the EIA Regulations, and so an Environmental Statement (ES) will be prepared and submitted to accompany the outline planning application. Trium Environmental Consulting LLP (Trium) has been commissioned by the Applicant to prepare an EIA Scoping Opinion Request for the redevelopment of the site in line with the requirements of the EIA Regulations and relevant EIA guidance. This includes submitting a Scoping Opinion Request Report (hereafter referred as the ‘Scoping Report’) to the LBH that sets out the proposed content and approach to preparing the ES that will be submitted to accompany of the planning application for outline planning permission. The EIA Regulations require that to ensure the completeness and quality of the ES, ‘(a) the developer must ensure that the environmental statement is prepared by competent experts;’ and ‘(b) the environmental statement must be accompanied by a statement from the developer outlining the relevant expertise or qualifications of such experts.’ Trium consider that these requirements are equally important and relevant to the EIA scoping process in addition to the preparation of the ES. As such, in accordance with this requirement, the following statement is provided: Trium is an environmental consultancy specialising in urban regeneration and property development projects in the UK, with a specific focus in London. Trium’s Partners and Employees have extensive
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experience in managing the environmental issues and impacts surrounding large scale, high profile urban regeneration development projects. The Partners and Employees of Trium have, over the course of their careers to date (including with former employers), project directed, managed or contributed to over 150 EIAs within the retail, residential, leisure, commercial, cultural, infrastructure and industrial sectors. They have particular expertise in London based development projects. Trium’s lead EIA practitioner for Britannia is a Chartered Environmentalist (IEMA, 2016) and has 14 years EIA experience within London. Structure of the EIA Scoping Report This Scoping Report presents the following:
• A summary of the EIA purpose and process including EIA Scoping;
• A description of the location of the site and the site and surrounding area’s environmental context;
• An overview of the Proposed Development;
• A description of potential environmental sensitivities and receptors;
• An outline of the planning policy context;
• A description of the EIA process and methodology;
• A description of the environmental topic areas that are considered to potentially result in significant effects on the environment and an explanation of the proposed scope and assessment methodology that will be adopted to predict the magnitude of potential impacts and the resultant scale, nature, geographic extent and duration of potential effects, and the effect significance within the EIA;
• A description of the environmental topic areas that are considered unlikely to result in significant environmental effects, and are therefore scoped out of the EIA;
• Confirmation of the proposed structure of the ES; and
• The request for an EIA Scoping Opinion.
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EIA AND THE SCOPING PROCESS EIA Purpose and Process Environmental impact assessment is a process carried out which examines available environmental information to ensure that the likely significant environmental effects of certain projects are identified and assessed before a decision is taken on whether a proposal should be allowed to proceed. This means environmental issues can be identified at an early stage and projects can then be designed to avoid or to minimise significant adverse environmental effects, and appropriate mitigation and monitoring can be put in place. Regulation 4 of the EIA Regulations sets out the EIA process. Specifically, Regulation 4(2) states that “the EIA must identify, describe and assess in an appropriate manner, in light of each individual case, the direct and indirect significant effects of the proposed development on the following factors:
• (a) population and human health;
• (b) biodiversity;
• (c) land, soil, water, air and climate;
• (d) Material assets, cultural heritage and the landscape;
• (e) The interaction between the factors referred to in sub-paragraphs (a) to (d).” The potential for likely significant effects on the aforementioned factors, during both the demolition and construction works associated with the Proposed Development and once the Proposed Development is complete and operational, has been considered in respect of the following relevant environmental topics addressed within this EIA Scoping Report:
• Socio-Economics;
• Health;
• Air Quality;
• Noise and Vibration;
• Highways and Transport;
• Wind Microclimate;
• Daylight and Sunlight;
• Overshadowing;
• Light Pollution;
• Solar Glare;
• Townscape and Visual;
• Built Heritage;
• Archaeology (Buried Heritage Assets);
• Geoenvironmental;
• Climate Change;
• Ecology and Biodiversity;
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• Water Resources, Drainage and Flood Risk; and
• Telecommunication Interference. The method behind the EIA process generally1 takes into account the existing conditions of the area into which the development is being introduced (the baseline) and makes reasonable predictions of the likely change (the impact – in terms of magnitude) that may occur, during both its construction and when the development is completed and operating as proposed. The predicted impact is considered in terms of key environmental and social aspects (receptor / resource) found within the surrounding area, and based on their sensitivity to change, the resulting change experienced by the receptor / resource (the effect) is then determined. Any mitigation measures required in order to reduce or eliminate adverse effects are then considered and assessed, with the resulting residual effect being determined as significant or not. The likely significant effects are then reported (within an environmental statement) for consideration by the relevant planning authority when considering whether to grant planning permission for a development. Project Vulnerability With reference to Regulation 4(4) and Schedule 4 of the EIA Regulations, this Scoping Report also considers whether there are likely to be any significant effects on the environment or the project arising from the vulnerability of the Proposed Development to major accidents or disasters. Available guidance (IEMA Quality Mark Article ‘Assessing the Risks of Major Accident and Disasters in EIA (WSP, 2016)) defines major accidents and disasters as follows: “man-made and natural events which are considered to be likely, and are anticipated to result in substantial harm that the normal functioning of the project is unable to cope with/rectify”. Based on the above definition, the major accidents or disasters that could be considered likely and that are considered relevant to the Proposed Development which will be considered within the EIA are as follows:
• Flood Risk. In terms of flood risk, the planning application will be accompanied by a Flood Risk Assessment (FRA). The FRA will review the potential sources of flooding that could affect the site, and how the identified sources of flooding can be minimised, mitigated or eliminated to reduce project vulnerability. The potential sources of flooding are likely to be:
• Tidal flooding from the River Thames;
• Pluvial (drainage-related) flooding (impact on and off site);
• Groundwater flooding; and
• Flooding from artificial water sources (e.g. reservoirs/burst water main). An assessment will be made of the impact of climate change on the flood risk categorisation of the site and how the Proposed Development has built in climate change resilience and resistance with regard to future flood risk. Alternatives In addition, the EIA Regulations (Schedule 4) require that the ES provides “a description of the reasonable alternatives… relevant to the proposed project and its specific characteristics” which have been considered by the Applicant and “an indication of the main reasons for selecting the chosen option,
1 There may be exceptions to the general approach described. Where there are exceptions, this will be clearly described within the relevant methodology section, outlining both the departure from the general EIA methodology and the description of the alternative approach. This is discussed further within ‘EIA Process and Methodology’ section of this Scoping Report.
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including comparison of environmental effects.” The ES will summarise the evolution of the Proposed Development, the alternatives considered and modifications made during the design process, and will refer to environmental considerations which have influenced this process. Matters that will be considered in terms of design evolution include quantum of development, land uses, layout, building heights and landscaping. The preferred design alternative culminating in the scheme sought for approval will be discussed. The Scoping Process EIA Scoping forms one of the first stages of the EIA process. Requesting an EIA Scoping Opinion from a local planning authority, under Regulation 15 of the EIA Regulations, involves the preparation of a Scoping Report and its submission to the local planning authority as part of a formal request for their opinion on the content or ‘scope’ and approach to the EIA. The purpose of scoping is to identify:
• the important environmental issues and topics for consideration in the EIA;
• the baseline conditions and assessment methodology to be used for the impact assessments;
• any potentially sensitive receptors that may be affected by the development being proposed;
• the appropriate temporal and geographic boundaries of the EIA;
• the environmental information necessary for decision-making; and
• the significant environmental effects which are likely to result from the proposed development both during any required demolition works, during subsequent construction and once the development is completed and in operation. This Scoping Report constitutes a formal request for an EIA Scoping Opinion from the LBH. In accordance with the requirements of the Town and Country Planning (Development Management Procedure) Order 2015 (Article 18, Schedule 4), this Scoping Report will need to be issued by the LBH to the statutory consultees that are considered likely to have an interest in the EIA of the Proposed Development and as such, should be consulted as part of the EIA Scoping process. It is also noted that EIA Regulation 15(4) states that a local planning authority must not adopt a scoping opinion until it has consulted the consultation bodies, but must adopt a scoping opinion within five weeks of receipt of a scoping request. It is expected that the LBH will also issue the EIA Scoping Report to non-statutory and key, local stakeholders and interest groups who are deemed to similarly likely have an interest in the EIA of the Proposed Development. The process of consultation is a key requirement of the EIA process and the views of statutory consultees and other stakeholders help identify specific issues, as well as identifying additional information in their possession, or of which they have knowledge, which may be of assistance in progressing the EIA. The ES will append the Scoping Opinion and include a summary of any other consultation undertaken as part of the EIA process.
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SITE LOCATION AND CONTEXT Site Location The site is approximately 4 ha in size, bounded to the north by Penn Street and Hyde Road, to the east by Pitfield Street, to the south by Grange Street and Shoreditch Park and to the west by Bridport Place. Site Description and Environmental Context The site comprises two parcels of land as shown in Appendix A. The larger parcel (parcel B) to the south east comprises the existing Britannia Leisure Centre, associated car parking at the north east of the site, and hard surfaced tennis courts at the south east of the site, along the eastern edge of Shoreditch Park. Vehicular access is located via Northport Street off Penn Street to the north, which leads to onto Gopsall Road running east – west across the site. Grange Street also runs east - west across the south of the site which forms part of the redline boundary, and has restricted vehicle access. The smaller parcel (parcel A) is located at the junction of Penn Street and Bridport Place and comprises the Anthology marketing suite for the Hoxton Press towers (part of the current development of Coleville Estate) and part of the Shoreditch Park Primary School playground. The land between the two parcels is occupied by Shoreditch Park Primary School in the south west corner and with two residential developments in the central part of the land between the two parcels. All three buildings are accessible from Gopsall Road. The residential buildings are Mawson Court and the Peabody Trust’s residential units to the north side of Gopsall Street. Directly to the east of parcel A lies predominantly residential dwellings with an element of commercial floorspace, ranging between approximately 3 to 4 storeys. A phase 1 habitat survey of the site was undertaken on 15 June 2017 and confirmed that along with the three main buildings on site, the site comprised predominantly hardstanding with areas of amenity grassland, scattered trees, tall ruderal, introduced shrub and continuous scrub. There is a small area of horticultural planting a section of species-poor hedgerow at the north-west beside the marketing suite building on parcel A. The Environment Agency’s (EA) flood map for the area shows that the site is located within Flood Zone 1 (less than 0.1% chance of flooding in any year, a 1 in 1,000 year chance of flooding) and therefore is at low risk from flooding. The site has a Public Transport Accessibility Level (PTAL) rating of 2 – 4 (poor to moderate), with the Pitfield Street frontage assessed as level 4, which indicates ‘good’ accessibility, the frontages around Shoreditch Park are assessed as level 2 (poor), with the Hyde Road frontage at level 3 (moderate). The site is located within an Air Quality Management Area (AQMA) declared by the LBH, which incorporates the whole of the Borough owing to the potential for exceedances of the National Air Quality Strategy objective for nitrogen dioxide (NO2) and particulate matter (PM10). A majority of the site is not located within an Archaeological Priority Area (APA) as defined by the LBH, however the north-eastern corner of the site is located within the Hoxton APA, associated with the historic medieval village of Hoxton. The superficial geology of the site is characterised by Hackney Gravel Member (Sand and Gravel) overlying a bedrock of London Clay Formation (Clay, Slit and Sand). The site is located above the path of the proposed routes for the Crossrail 2 tunnels. There are restrictions on what can be built over the tunnels, which limit the loads and foundation solutions for buildings above them. There are two main tunnels that cross the site in an east west direction. Each of these have a branch connection, resulting in 4 tunnels in total. As the tunnels will be constructed using a tunnel boring machine at depth, it is permissible to build
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above them, provided there are no piles in the exclusion zone and any additional load on the tunnel is limited to 50 kN/m2 at the tunnel crown level. The designs of the school and residential towers have been and will continue to be developed with this taken into consideration. Environmental Context and Description of the Surrounding Area The site’s surrounding area is urban with a relatively high density, and comprised of residential dwellings located to the north beyond which lies the Regents Canal, and east beyond which lies a mix of commercial and residential uses, with Shoreditch Park to the south and Bridport Place directly to the west. Shoreditch Park provides a public open space directly adjacent to the site, contained within a built up urban area, beyond which lies predominately residential dwellings. While the site has a PTAL rating of 2 – 4 there are a number of public transport facilities in relatively close proximity to the site. Haggerston Railway Station is located approximately 600m north east, with Essex Road Railway Station approximately 830m north west, Hoxton Railway Station approximately 580m south east and Old Street Railway Station and London Underground Station approximately 1km to the south of the site. The site is also serviced by London bus routes, with the closest bus stops to the site located approximately 110m north (De Beauvoir Town, Baring Street Bridport Place Stop) and 210m south of the site (Buckland Street, Stop PN). There are a number of primary and secondary schools located within 1km of the site. The closest schools being Shoreditch Park Primary School directly adjacent to the site, Rosemary Works School (Primary School) approximately 130m to the north, Hoxton Garden Primary School approximately 200m east of the site. The closest community and healthcare facilities within the surrounding area of the site include The Hoxton Surgery approximately 300m south west of the site and St Leonard’s Hospital approximately 280m east of the site. Whilst the site is not located within a Conservation Area, it is located in close proximity to the Regent’s Canal Conservation Area which lies approximately 100m to the west, Arlington Square Conservation Area 120m to the north west and Hoxton Street Conservation Area which lies approximately 115m to the east of the site. There are no listed buildings located within the site, however there are a number of listed buildings in close proximity. These include but are not limited to: The Stags Head public house Grade II listed approximately 150m north east; Church of St Anne with St Columba Grade II listed approximately 140m east; and 217 and 219 New North Road Buildings Grade II listed approximately 250m west of the site. The site is not located within a ‘sensitive area’ (as defined in Part 1 of the EIA Regulations) however the south-eastern portion of the site does fall within the Shoreditch Park Site of Importance for Nature Conservation (SINC), which is designated by the LBH to be of local importance. In addition, the London Canals SINC is located approximately 150m north of the site (comprising the Regents Canal). The site does not lie within a groundwater source protection zone (SPZ) or a nitrate vulnerability zone (NVZ). The nearest surface water resource to the site is the Regents Canal approximately 150m north of the site. The primary noise sources identified at the site and surrounding area are traffic noise on the local road network. Potential Environmental Sensitivities / Sensitive Receptors When undertaking an EIA, it is important to identify potential receptors which may be impacted by a proposed development and which may need to be considered by the EIA. A list of key potentially sensitive receptors by type, and categorised according to environmental topics, are presented in Table 1. These have been identified from a review of the available information
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collected as part of the description of the surrounding environmental and socio-economic context, as well as from historic and currently available information relating to the site itself. Potential receptors have also been identified from a review of the description of the development sought for approval (i.e. the Proposed Development) and the potential impacts and resultant effects which may occur as a result of the redevelopment of the site comprising the demolition and construction of the Proposed Development and once it is completed and operational.
Table 1: Potentially Sensitive Receptors (by Topic and Type)
Topic Potentially Sensitive Receptor (by Type) Socio-Economics • Demolition and construction workers – employment, health; • Housing; • Businesses / employment; • Existing community facilities; • Existing healthcare facilities – GPs, dentists; • Existing and proposed early years, primary and secondary schools; • Existing and proposed open / amenity space and children’s playspace; Traffic and Transport • Pedestrians / passers-by, cyclists and road users; • Existing and future residential and commercial properties adjacent to / in proximity to the site; • Existing and proposed educational facilities adjacent to / within the site; • Road traffic, local highway network; • Public transport; Air Quality • Local air quality; • Existing and future residential properties adjacent to / in proximity to the site; • Existing and proposed open / amenity space and children’s playspace; • Existing and proposed educational facilities adjacent to / within the site; Noise and Vibration • Existing and future residential properties adjacent to / in proximity to the site including flats on Pitfield Street, flats to the north of Hyde Road and Penn Street (i.e. Colville Estate including the anthology towers), and those south of Penn Street; • Residential dwellings that are situated essentially through the middle of the site (the proposed site essentially comprising two halves to the east and west), i.e. properties along Northport Street and Gopsall Street, and along Bridport Place and Grange Street; • Other existing and future noise sensitive premises / uses – schools, libraries, places of worship, specialist health care facilities etc. including Shoreditch Park Primary School (113 Bridport Place) buildings and outdoor play areas; and Wind Microclimate • Ground level in publicly accessible areas bordering the demolition / construction compound/s, specifically pedestrian thoroughfares and any areas of public open / amenity space; • Buildings in proximity to the demolition / construction compound/s, with specific reference to building entrances and pedestrian routes around buildings • Existing and future residential, commercial and educational properties adjacent to / in proximity to the site; • Existing and proposed pedestrian thoroughfares; • Existing and proposed open / amenity space (including roof top space and balconies) and children’s playspace. Daylight, Sunlight, • Existing and future residential properties adjacent to / in proximity to the site comprising Overshadowing, residential dwellings located along Poole Street to the west of the site, Gopsall Street, Northport Street, and Pitfield Street to the west, as well as the Colville Estate Masterplan; • Existing and proposed open / amenity space and children’s playspace; • Existing and proposed educational facilities; Water Quality and • Underlying geology and hydrogeology – aquifers, Hydrology • Water supply and drainage infrastructure; • Flood risk, surface water runoff; Townscape, Visual and • Key short, medium and long-distance views to and from the site; built heritage
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• Built heritage assets and conservation areas within close proximity of the site. Grade listed heritage assets; • Locally listed buildings and structures; Archaeology • Buried heritage assets; • Archaeological Priority Areas
Ecology • Sites of Importance for Nature Conservation; • Open spaces providing the potential for biodiversity; • Habitats on site including trees; • Protected species – bats, breeding birds; • Invasive species;
Ground Conditions • Demolition and construction workers – human health, • Land contamination / soil quality, • Underlying hydrogeology – aquifers, • New development / introduced materials, built structures, new utilities and infrastructure.
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THE PROPOSED DEVELOPMENT & PLANNING APPLICATION The Proposed Development It is the intention of the Applicant to submit an outline planning application for a mixed development comprising education, leisure, residential, mixed commercial/ retail uses. The Proposed Development consists of a new secondary school, a new, replacement leisure centre and six mixed use residential buildings ranging in height from ground plus 2 storeys to ground plus 24 storeys, comprising of approximately 480 new homes, and ground floor commercial (Class B1) and/or ground floor retail (Class A1, A2, A3, A4) and/or ground floor education (Class D1). The Proposed Development is likely to comprise:
• Demolition of existing buildings and structures;
• Approximately 480 mixed tenure residential units;
• Approximately 12,400 m2 Gross Internal Area (GIA) of education floorspace (Class D1);
• Approximately 9,400 m2 GIA of new and replacement leisure floorspace (Class D2);
• Approximately 400 m2 GIA of commercial floorspace (Use Classes A1-A4 and / or B1);
• Parking/ancillary uses and energy centre(s); and
• Public realm comprising new and upgraded streets, new spaces and places, tree planting (new and replacement) and landscaped courtyards/ roof terraces. Within the outline described above:
• Full details will be submitted for layout, access, appearance, scale of the new secondary school and replacement leisure centre;
• Full details will be submitted for layout, access, appearance and scale of one/two of the mixed use residential buildings;
• Full details will be submitted for layout, access and scale of the remaining mixed use residential buildings (the internal layouts and appearance of each building will be reserved for subsequent approval); and
• Landscaping will be reserved for subsequent approval. While the redline boundary covers a portion of Shoreditch Park (SINC) to the south of the site, the proposed new leisure centre is anticipated to be built mainly on the existing hardcourts, with landscaping and planting proposed on areas to the south and west of the new leisure centre. The Planning Application The Applicant intends on submitting a planning application to the LBH for the comprehensive redevelopment of the site. The planning application will be for outline planning permission, although some parts of the Proposed Development will be submitted in a greater amount of design detail than others. Typically, in respect of outline planning applications, the following ‘matters’ are relevant:
• Means of Access - This relates to the accessibility of the site for vehicles, cycles and pedestrians in terms of positioning and treatment of accesses and circulation routes and how these fit into surrounding network;
• Amount of Development – the floorspace proposed for each use class proposed;
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• Scale of Development - the maximum and minimum height, width and length parameters of each development plot in relation to their surroundings;
• Layout of Development - the way in which buildings, routes and open spaces are provided, situated and orientated in relation to each other;
• Appearance - these are aspects which determine the visual appearance / look of the Proposed Development, including the architecture of the external built form, façade treatment, materials, lighting, colour, texture, etc.
• Landscaping – the design, treatment and materiality of the public realm. The planning application will seek approval for ‘Means of Access’. Details in respect of the accessibility of the site for vehicles, cycles and pedestrians in terms of positioning and treatment of accesses and circulation routes and how these fit into surrounding network will be provided as part of the planning application.
The planning application will seek approval for an ‘Amount of Development’ for each land use. It is likely that the planning application will present a fixed floorspace for approval in respect of the secondary school and sixth form college and Britannia leisure centre and an up to / maximum floorspace in respect of the residential component of the Proposed Development. In respect of the new secondary school and sixth form college, the new Britannia leisure centre and one/two residential buildings, the planning application will submit full design details relating to the ‘Scale of Development, ‘Layout of Development’, ‘Appearance’ and ‘Landscaping’. None of these matters will be ‘reserved’ for subsequent approval. The design detail relating to these ‘matters’ will be sought for approval at the outline stage. In respect of the remaining residential buildings, the planning application will present outline information relating to the following ‘matters’ Scale of Development, ‘Layout of Development’, ‘Appearance’ and ‘Landscaping’. The design detail relating to these components of the Proposed Development will be reserved for subsequent approval by the LBH through the submission of reserved matters applications following grant of outline planning consent. Key Planning Application Documents This ES, will be based on a number of key planning application documents that will define and describe the Proposed Development (in relation to the ‘matters’ set out above), as follows:
• A Development Specification – which will define and describe the principal components of the Proposed Development. In particular, it will include information associated with the amount of development and the proposed use classes of the Proposed Development.
• Detailed Plans, Sections and Elevations relating to the school, leisure centre and one/two residential buildings;
• Parameter Plans – a set of plans which will provide outline parameters associated with the scale of development; and the layout of development in respect of the remaining residential buildings;
• Access and Circulation Plans – a set of plans which will define the hierarchy of routes into and across the site for different vehicles types as well as details associated with access arrangements.
• Design Guidelines - guidelines associated with inter alia, appearance and landscaping of the remaining residential buildings. This document will inform much of the detailed design of these components of the Proposed Development, describing aspects of the development that are fixed and those that are flexible.
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• Design and Access Statement – this document will explain the design rationale, vision and objectives for the Proposed Development. In addition, details relating to any proposed highway works and the anticipated phasing of the Proposed Development will be presented in a suite of appropriate plans / drawings. The documents described above will present the details of the Proposed Development that are sought for approval at the outline stage and will explain and justify the design intent and principles of the components of the Proposed Development that are submitted for outline approval only at this stage. They will also provide the parameters and guidelines that will dictate the final form of these components of the Proposed Development within which design details will be approved at a later date through applications for the approval of reserved matters.
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PLANNING CONTEXT Planning Policy Context The design of the Proposed Development will be guided by a number of policy directives and guidance as discussed below. It is important to note, however, that although the policy directives and guidance will inform the scope of the technical assessments within the EIA, the Proposed Development’s compliance to and performance against the relevant policy directives and guidance (together with associated planning standards / targets) will be appraised within the Planning Statement which will be a standalone document that is submitted in support of the planning application. Each of the technical chapters of the ES will present a high-level summary of the policy and guidance considered relevant to the assessment being undertaken; where additional detail is required to support the relevant impact assessment methodology or assessment of effects, this will either be provided within the chapter itself or within an appendix to the ES. National Planning Policy Framework The ES will have regard to the National Planning Policy Framework (NPPF). The NPPF sets out the Government's economic, environmental and social planning policies for England. The policies contained within the NPPF articulate the Government’s vision of sustainable development, which are intended to be interpreted at a local level, to meet the requirements of local aspirations. The ES will also refer to the Planning Practice Guidance (PPG), which is an online resource. The PPG aims to make planning guidance more accessible, and to ensure that the guidance is kept up to date. Regional Planning Policy and Guidance The ES will have regard to the following key regional strategic planning documents. Any additional regional planning policy and guidance documents considered relevant to the technical assessments which are covered by the EIA will also be considered:
• The London Plan: The Spatial Development Strategy for Greater London Consolidated with Alterations Since 2011 (March 2016) – hereafter referred as ‘the London Plan’;
• Supplementary Planning Guidance (SPG) (i.e. further guidance on policies in the London Plan that can’t be addressed in sufficient detail in the plan itself); Local Planning Policy Key local planning policy and guidance documents that will be considered throughout preparation of the ES as relevant.
Hackney's existing Local Plan (formerly local development framework - LDF) comprises the Core Strategy (adopted November 2010), the Development Management Local Plan (adopted July 2015), the Site Allocations Local Plan and adopted Area Action Plans. In addition, various other local supplementary planning documents (SPDs) will be considered as relevant, including:
• Sustainable Design and Construction SPD (2016);
• Affordable Housing SPD (2005);
• Planning Contributions SPD (205); and
• Public Realm SPD (2012).
Hackney are currently consulting on the new borough wide local plan, the Local Plan 2033 (LP33). LP33 will be the key strategic planning document which will establish a vision and planning policies to direct and guide development in the borough up to 2033. The plan is critical in ensuring that the LBH
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gets the right amount of development built in the right place at the right time so that the future needs of the borough are met. LP33 will combine and update the above cited documents into a single, clear document, helping to support growth and regeneration. Given the current status of the LP33, it is considered to have sufficient weight in terms of its progress toward being adopted (and therefore its replacement of the existing Core Strategy and Development Management Local Plan). As such, the ES will have regard to the policies contained within the draft LP33 as relevant. In addition, where relevant to the assessment, the technical chapters will also present a summary of any pertinent recognised industry guidance documents.
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EIA METHODOLOGY EIA Methodology and Approach to Assessment of the Proposed Development The EIA will be undertaken with regard relevant best practice guidance, including:
• England and Wales: Online Planning Practice Guidance (Environmental Impact Assessment, 2014); and
• IEMA: Guidelines for Environmental Impact Assessment, 2004. In accordance with the EIA Regulations and the above best practice guidance documents, the EIA must firstly define a baseline position and then provide an assessment of the likely significant effects anticipated to arise as a result of the Proposed Development during the demolition and construction works, as well as on completion and operation of the Proposed Development. The EIA must also consider the potential for cumulative effects. Baseline Conditions Existing Baseline Conditions Baseline assessments will utilise any existing and available information, as well as new information either collected through baseline surveys undertaken during the course of the EIA process or additional information provided as part of the EIA Scoping Opinion and consultation process. This information will be used to present within each technical chapter of the ES an up to date, concise description of the baseline conditions, both on site and off site (as relevant to the technical topic in question). In all cases, the source of the baseline data and the justification for its use will be clearly described within the ES. In most cases, the appropriate baseline that the Proposed Development will be assessed against is likely to represent the existing baseline conditions i.e. the environmental conditions of the site at the time of the assessment (i.e. in the assessment year of 2017/18). Certain topics however may require the use of annualised data (e.g. air quality, where a data set from 2015 or 2016 may be more appropriate) or model assumptions and assessment years agreed with a consultee to define the baseline conditions. This is particularly relevant to the assessment of effects relating to highways and transport and road traffic air quality and noise effects (see below ‘Future Baseline Conditions’). In terms of the surrounding area (i.e. the area outside of the planning application redline boundary for the Proposed Development), the baseline conditions will also be taken as the existing 2017 conditions, except where land is subject to redevelopment works and that these redevelopment works are nearing completion / already have early phases occupied. Where this is the case, for example across the Coleville Estate, the consented scheme (LBH Ref: 2011/0734) will be taken as the baseline condition. Future Baseline Conditions As per the requirements of the 2017 EIA Regulations, consideration as to how the site’s existing baseline conditions may evolve in the future in the absence of the Proposed Development and climate change (i.e. the “Do Nothing Scenario”) will be presented in the ES (within the individual technical chapters). The ‘Do Nothing Scenario’ will present a point of time in the future and will take account of the cumulative schemes, which, for the purposes of the EIA, are assumed to come forward in the future in a timescale comparable to that of the Proposed Development. The likely evolution of the baseline conditions will be quantified where possible. For example, the assessments for highways and transport and associated road traffic air quality and noise effects will take into consideration a future baseline position that accounts for changes in background road traffic growth (as a result of modelling forecasts and cumulative schemes) in the absence of the Proposed
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Development. In relation to highways and transport and associated road traffic air quality and noise effects, it is currently envisaged that the future baseline years will be taken as 2021 and 2024. These assessment years are derived from the intended Proposed Development’s construction programme, specifically in relation to the delivery of the school and leisure centre. The Proposed Development will be assessed against these future baseline years. This is a recognised approach to the assessment of these effects and will align with the wider Transport Assessment work which will be undertaken in consultation with the LBH and TfL. Where it is not possible to quantify the future baseline conditions, a qualitative review will be presented. It is likely that this approach will be adopted for all the other topics of the EIA, specifically socio- economics, daylight / sunlight and overshadowing, wind microclimate and townscape, built heritage and visual. The qualitative review will acknowledge how the baseline may evolve in the future in the absence of the Proposed Development. This future baseline however will not become a reference baseline for the purposes of the impact assessments. The Proposed Development will be assessed against the Existing Baseline Condition (as noted above at paragraphs 77-80). Where this is the case, an assessment of the Proposed Development, in culmination with the cumulative schemes will be undertaken and included within the cumulative effects assessment (see below for further details). Each technical chapter of the ES will present a description of the baseline and future baseline conditions, both on site and off site, as relevant to the technical topic in question. In all cases, the source of the baseline data and the justification for its use and future projections will be described within the ES. Demolition and Construction The ES (within a non-technical chapter titled ‘Demolition and Construction’) will provide an outline of the anticipated demolition and construction programme and related activities and aspects (i.e. demolition and enabling works, substructure works, superstructure works etc., demolition waste volumes and construction material quantities, HGV movements and HGV routing). In addition, the standard environmental controls required under legislation and best practice guidance (including relevant codes of construction practice) will be presented. This information will inform the demolition and construction impact assessments. Throughout the demolition and construction impact assessments, the assumption will be made that the standard environmental controls required under legislation and best practice guidance are met as a matter of course. The assessment of the potential impacts and likely significant effects arising during the demolition and construction works will be addressed within each of the individual technical assessment chapters of the ES. The demolition and construction assessments presented within the technical chapters of the ES will identify the need for any additional or bespoke environmental management or mitigation measures in order avoid, prevent, reduce or off-set any significant adverse effects identified. Where required, a description of any proposed monitoring arrangements will also be presented, and would define (where appropriate) the procedures regarding the monitoring of the relevant significant adverse effects, the types of parameters to be monitored and the monitoring duration. All the measures proposed within the technical chapters will be compiled and presented in a mitigation and monitoring schedule (for ease of reference, to be presented in the ES as one of the concluding chapters). It is anticipated that any required demolition and construction related environmental management / mitigation and monitoring measures would be secured and controlled through appropriate demolition and construction Environmental Management Plans (EMP) (or equivalent). It is proposed that the
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requirement for these documents be secured by means of a suitably worded planning condition to be attached to the permission (if granted). Key mitigation and management controls that would later form part of a demolition and construction EMP will be presented in the ES to help define the policies, procedures and management framework for the implementation of any identified specific environmental management and mitigation controls and monitoring. Completed Development The ES will present a description of the Proposed Development, in terms of the design details sought for approval where relevant and the development ‘parameters’ and ‘guidelines’ sought for approval for those components of the Proposed Development where outline approval only is sought. Enough information on the Proposed Development will be presented to allow an understanding of the development proposed that is sufficient in order to enable the assessment of potential impacts and likely significant effects of the completed and operational development. Any assumptions made will be clearly presented in the narrative. The ES (in a non-technical chapter titled ‘The Proposed Development’), will present information on the design details in respect of the school, leisure centre and one/two residential buildings; and on the following development ‘matters’ in respect of the remaining residential buildings:
• Means of Access;
• Amount of Development;
• Layout;
• Scale;
• Appearance; and
• Landscaping. The Parameter Plans, Design Guidelines and Development Specification which together will depict and describe the information relating to the above ‘Matters’ will be presented within an appendix to the ES (in ES Volume 3). Following on from this, the ES will set out information on the following development aspects (in no particular order):
• Amenity space and children’s playspace;
• Ecological enhancements – including green, brown and blue roofs;
• Flood resilience and resistance;
• Energy strategy – including renewables;
• Deliveries and servicing strategy – including estimates of the types and quantities of waste anticipated, waste storage, handling and collection;
• Car parking, motorcycle parking, cycle parking, pick up and drop off;
• Sustainability, including climate change resilience and adaptation (as relevant);
• Temporary boundary conditions (as relevant);
• Utilities, including potable / cold water supply, wastewater, below ground and surface water drainage, gas, electricity, telecommunications;
• Highway modifications / works; and
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• Environmental mitigation (as relevant and identified for inclusion within the Proposed Development as a result of the EIA process). Approach to the Assessment of Outline Parameters for the Proposed Development The massing related technical studies of the EIA (wind, daylight, sunlight and overshadowing and townscape, built heritage and visual) will assess the following:
• A quantitative assessment of the likely environmental effects of the maximum scale and layout parameters sought for approval, as per the Parameter Plans and taking into consideration the controls specified within the Design Guidelines and Development Specification and as presented in a 3D massing model; and
• A qualitative review (based on professional opinion) of the likely environmental effects of the ‘footnotes’ to the Parameter Plans which are sought for approval, specifically relating to design aspects such as parapets, projecting balconies, bays, winter gardens, canopies and awnings, roof top plant, flues, lift motor rooms and machinery. In addition, within each massing study, a review (based on professional opinion) will be provided on the implications of the minimum scale and layout parameters sought for approval, as depicted by the Parameter Plans, including consideration of the ‘footnotes’ to the Parameter Plans. OR In addition, a review (based on professional opinion) will be provided on the implications of the likely significant effects defined under the scale and layout parameters (including ‘footnotes’) as a result of a lesser scale (i.e. massing) of development coming forward than that proposed by the maximum scale and layout parameters. This will be undertaken in the absence of a defined minimum scale and layout parameter within the Parameter Plans sought for approval. By presenting this review, the ES will consider the likely significant effects associated maximum permissible development in terms of scale and layout (which could be considered the worst case in terms of massing related effects) and the implications on these effects as a result of the flexibility provided by the Parameter Plans in respect of scale and layout (i.e. the ability to provide a massing that is less than the maximum). Due to the site’s underground constraints, there is little flexibility in the layout of the Proposed Development. As a result of this, little flexibility is sought in respect of the scale (height) and layout of the Proposed Development so as to ensure that the required quantum of development is achieved. On this basis, the layout and scale parameters that will be sought for approval are largely representative of the final ‘form’ or ‘massing’ of development that is likely to come forward across the site. On this basis, it is not considered necessary to assess an illustrative masterplan. The assessments of the maximum scale and layout parameters sought for approval will give rise to an understanding of the likely significant effects of the Proposed Development, in respect of the physical scale and layout of the scheme. Approach to the Assessment of the Amount of Development and Uses for the Proposed Development It is anticipated that the Development Specification will describe the fixed floorspace sought for approval in respect of the secondary school and sixth form college and the Britannia leisure centre and upper limits of the amount of development sought for approval in respect of the residential use class. It is also anticipated that the Development Specification will present an illustrative residential unit mix. In terms of the highways and transport (and the road traffic noise and air quality assessments), the EIA will assess the maximum amount of development across the mix of uses sought for approval as a worst- case scenario. In terms of traffic and transport related effects, the upper limits on the amount of development sought for approval represents the worst case, as a greater amount of floorspace or number of residential units for example leads to a higher trip generation. In terms of socio-economics, the EIA will firstly assess the maximum amount of development across the mix of uses sought for approval. However, there are likely to be components of this assessment
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where a lower amount of floorspace presents the worst-case scenario, for example in terms of job generating floorspace. Where this is the case, a sensitivity test will be applied to demonstrate the likely socio-economic effects of a lesser amount of development coming forward. It is likely that due to the Parameter Plans, Design Guidelines and Development Specification providing very limited flexibility in the amount and scale of development, lowering the amount of development within the permitted scale parameters would not give rise to a material change in the amount of development and so any lesser impact is unlikely to be material. This however will be reviewed within the ES. In terms of the residential component of the development, the socio-economics assessment will assess a unit mix which represents the maximum amount of residential development that is sought for approval and which accounts for the greatest amount of affordable housing and family sized units that is likely to come forward. Phasing of the Proposed Development As appropriate to the topic in question, the technical chapters of the ES will address the phased delivery of the Proposed Development. Climate Change Recent changes to the EIA Regulations has introduced the requirement for the consideration of climate as part of the EIA process. The EIA Regulations seek to account for climate by requiring a description of ‘the impact of the project on climate’ and ‘the vulnerability of the project to climate change’ (Schedule 4, paragraph 5(f)). The Proposed Development’s Potential Impact on Climate The approach to assessing the potential impact of the Proposed Development on climate will be undertaken in accordance with the IEMA guidance ‘Assessing Greenhouse Gas Emissions and Evaluating Their Significance’ (2017). This guidance sets out a ‘good practice’ approach to achieving a proportionate assessment of a development’s potential impact on climate and communicating the results in terms of a notional percentage contribution relative to a carbon budget, together with appropriate mitigation. The guidance presents a series of principles developed by IEMA, which highlight that all GHG emissions contribute to climate change, and that the combined effect of all emissions draws us closer to the scientifically defined environmental limit for climate change. The guidance therefore suggests that, in the absence of any defined threshold or significance criteria, any GHG emissions or reductions from a project be considered as significant. The guidance also reinforces a key principle of EIA which is to reduce the impact of a project’s emissions at all stages of the lifecycle through mitigation. Consistent with the guidance, the approach taken in the EIA will be to quantify the net GHG emissions2 from the Proposed Development and compare against an existing carbon budget (defined either at a global, national, regional, local or sectoral level) in order to contextualise the project’s carbon contribution by developing a sense of the scale of the emissions anticipated. The ES will present the carbon mitigation being proposed, which will follow the principles of the carbon management hierarchy (i.e. avoid, reduce, off-set), in order to reduce as far as reasonably practicable the anticipated GHG emissions over the Proposed Development’s lifecycle. The assessment of GHG emissions (essentially a carbon footprint or ‘inventory’ of the Proposed Development) and an outline of the carbon mitigation measures proposed will be presented in a technical report and included within ES Volume 3. Relevant information out of this report (specifically relating to carbon mitigation measures) will be presented within the ES Chapter describing the Proposed
2 Determining the net GHG emissions contribution accounts for the existing GHG emissions within the project boundary prior to the project commencing, against the predicted project emissions.
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Development (ES Volume 1, Chapter 4) and the chapter that outlines the demolition and construction works (ES Volume 1, Chapter 5). The Potential Impact of Climate Change on The Proposed Development The approach to assessing the potential impact will be undertaken in accordance with the IEMA guidance ‘Climate Change Resilience and Adaption’ (2015)’, which presents a framework for the consideration of climate change resilience and adaption in the EIA process. It recognises a need for a proportionate approach to the assessment, due to the uncertainties associated with predicting how the environment will respond to climate change. The guidance advises on inter alia, defining the future climate scenario, the integration of climate change adaption into the design, and the process for EIA. The guidance also provides advice on the execution of the impact assessment across the technical topics, including the identification of the climate related parameters which are likely to influence the project in question, and the anticipated changes to those parameters under a future climate scenario. Consistent with the guidance, the EIA will describe a future climate scenario which will be developed through the use of the future climate projections published by the Met Office (through the UK Climate Projections (UKPC09) website). The results include projections for variables including annual mean temperatures, and annual changes in summer and winter precipitation. To describe the predicted future climate, it is proposed that the medium emissions scenario (A1B)3 for the 2080s will be utilised as the future baseline. The medium emissions scenario (A1B) is based on a future world of rapid economic growth and the rapid introduction of new and more efficient technologies, with a balance of non-fossil and fossil intensive energy technologies. The 2080s covers the years 2070 – 2099 and this is the timeframe considered most relevant to the Proposed Development. The projected change to the range of climatic conditions will adopt the 50% probability level, which is a central estimate adopted given the level of uncertainty associated with predicting the modelled scenarios. The future climate change scenario will be considered within the ES across each of the technical topics being presented, and the level of assessment and methodology will be proportional to the available evidence base. The aim of the assessment will be to consider whether the effect on receptors (under the current condition, without climate change) are likely to be different under an alternative future climate regime; in particular, to identify whether the potential impacts of the Proposed Development will be worse or improve under the future baseline, and therefore if these changes alter the significance of effects identified for the Proposed Development under the current condition (without climate change). A key aspect of the assessment (within each of the technical topics presented) will be to identify the likely effect of those receptors considered more vulnerable to changes in climate, having taken into account the resilience and adaptive measures (being either design or management) which are proposed for the scheme in order to mitigate the risk presented by climate change. Due to the level of uncertainty in both the future climate projections and how the future climate conditions may affect sensitive receptors, the assessment will be qualitative, based on objective professional judgement, unless where there is published, accepted quantifiable methods available (i.e. in relation to the assessment of flood risk). The ES will present the adaption and resilience measures proposed as part of the description of the Proposed Development (ES Volume 1, Chapter 4), and also report the process of design for the resilience and adaptive measures developed for the scheme as part of the consideration of alternatives (ES Volume 1, Chapter 3).
3 As defined in the IPCC Special Report on Emissions Scenarios (SRES) (IPCC, 2000)
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Cumulative Effects and Effect Interactions The EIA will identify the potential for (a) Cumulative Effects and (b) Effect Interactions. Cumulative Effects The EIA Regulations require that, in assessing the effects of a particular development proposal, consideration should also be given to the likely significant effects arising from the “cumulation with other existing and/or approved projects” (Schedule 4, 5(e)). Cumulative effects can occur as interactions between the effects associated with a number of projects in an area which may, on an individual basis be insignificant, but together (i.e. cumulatively), result in a significant effect. Cumulative effects arising from the Proposed Development in combination with other development schemes will be considered throughout the ES. The potential for cumulative effects arising during the demolition and construction works and also once the Proposed Development is complete and operational will be considered. Each individual technical chapter of the ES will present an assessment of the cumulative effects of the Proposed Development n coming forward alongside other development schemes (collectively referred to as ‘cumulative schemes’).
Generally, the schemes to be included within the cumulative effects assessment will be located within 1km of the site, either have full planning consent or a resolution to grant consent and which, produce an uplift of more than 10,000 square metres (Gross External Area (GEA)) of mixed-use floorspace or over 150 residential units. In addition, any office to residential conversions (granted under the General Permitted Development Order) giving rise to >150 residential units will be considered. These parameters have been set to allow all the schemes coming forward across the LBH to be subject to an initial screening exercise to determine the schemes that, based on the scale of redevelopment (amount and mix of uses), could potentially have a cumulative effect with the Proposed Development and should be considered further within the cumulative effects assessment of the EIA. By applying these parameters to all the schemes coming forward across the LBH, the cumulative effects assessment of the EIA becomes more focused on the larger schemes (i.e. those with the potential to interact in a cumulative manner), rather than trying to assess all, including the smaller, domestic applications such as loft and garage conversions and changes of use. Each technical chapter of the ES will be clear on the cumulative schemes that have been considered within the cumulative effects assessment of the topic in question, including a reasoning behind their inclusion. Where cumulative schemes are ‘screened out’ of the cumulative effects assessment, the reasoning for doing so will be presented. It is acknowledged that for certain topics of the EIA (specifically townscape and visual), there is a need to consider more distant schemes within the cumulative effects assessment. This is entirely appropriate, given the view locations associated with the townscape and visual effects assessment. With regards to highways and transport considerations, the cumulative effects assessment is inherent in the impact assessment methodology by virtue of the fact that future baselines in 2021 and 2024 will be generated which will include other schemes, many of which are more distant than 1km from the site as background road traffic growth, taken from TfL / GLA forecasts. This approach is entirely appropriate, given the given the potential for wider reaching traffic and transport effects through the highway, public transport, cycle and pedestrian networks. In addition, this approach aligns with TfL’s strategic highways modelling methodology. As part of this EIA sopping process, the LBH (and other consultees, as relevant) are invited to comment on the proposed 1km catchment area and the floorspace parameters defined above to screen the development schemes and so ultimately, the schemes to be considered within the cumulative effects assessment of the EIA.
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As identified earlier on in this EIA Scoping Report, other schemes that are under construction where the construction works are significantly progressed or where early phases are occupied will be factored into the baseline conditions.
It is acknowledged that there may be other development schemes that are at the pre-application stage or that have been submitted for planning but not yet determined by the LBH that may be significant enough to warrant consideration within the cumulative effects assessment. The requirement to include any specific schemes that fall within this category should be identified by the LBH through their EIA Scoping Opinion. Should other development schemes that are at the pre-application stage or that have been submitted for planning but not yet determined be identified by the LBH for inclusion in the cumulative effects assessment, it should be acknowledged by the LBH that the ES will addresses these as far as is reasonable practicable and that the assessments will be based on the information available on these schemes that is within the public domain. A preliminary list of cumulative schemes for consideration within the EIA has been identified and is presented in Appendix B of this Scoping Report. Effect Interactions Effect interactions occur as interactions between effects associated with just one project, i.e. the combination of individual effects arising as a result of the Proposed Development, for example effects in relation to noise, airborne dust or traffic on a single receptor. Effect Interactions from the Proposed Development itself on particular receptors at the site will be considered during the demolition and construction works and also once the Proposed Development is completed and operational. Dependent on the relevant sensitive receptors, the assessment will focus either on key individual receptors or on groups considered to be most sensitive to potential effect interactions. It should be noted that only residual effects that are of minor, moderate or major significance, will be considered within this assessment. Residual effects of negligible or neutral significance will be excluded from this assessment by virtue of their definition, they are considered to be imperceptible. There is no established methodology for assessing the impact of cumulative effects and effect interactions on a particular receptor. Therefore, a significance threshold will not be applied to the combination of individual effects, instead the effect interaction will be discussed and where possible, professional judgement will be applied to determine whether the effect interaction is considered significant. Consideration of effect interactions will be presented within the ES in a separate chapter titled ‘Effect Interactions’.
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DETERMINING EFFECT SIGNIFICANCE – TERMINOLOGY AND APPROACH Reference to ‘Impact’ and ‘Effect’ It is noted that the terms ‘impact’ and ‘effect’ are distinctly different. Having gained an understanding of the likely impact it is then important to know whether the change in environmental or socio-economic conditions results in a significant environmental effect. The impacts of the Proposed Development may or may not result in significant effects on the environment, depending on the sensitivity of the resource or receptor and potentially other factors (such as duration). The assessment of the likely significant effects of the development is a requirement identified by Schedule 4 of the EIA Regulations. Receptor Sensitivity and Magnitude of Impact To achieve a consistent approach across the different technical disciplines addressed within the ES (Volume 1), assessments will broadly define the sensitivity of the receptors that could be affected by the Proposed Development and the magnitude of impact or change from the baseline conditions in order to derive the resultant effect. Terminology to describe the sensitivity of receptors and magnitude of impact or change from the baseline conditions is broadly as follows:
• High;
• Medium;
• Low;
• Very Low; and
• No Impact (in relation to magnitude of impact or change only). Each of the technical assessment chapters of the ES (Volume 1) will provide further detail on the definition of each of the above terms specific to the topic in question and will also provide the criteria, including sources and justifications, for quantifying the different levels of receptor sensitivity and ‘impact magnitude’. Where possible, this will be based upon quantitative and accepted criteria (for example, national standards for air quality and noise), together with the use of value judgement and expert interpretation. Identification of a Resultant Effect The basis for determining the resultant effect generally takes into account the sensitivity of the receptor and magnitude of impact or change from the baseline conditions. A generic matrix that combines the sensitivity of the receptor and the magnitude of impact to identify the resultant effect is provided within Table 2.
Table 2: Resultant Effects
Magnitude of Impact Receptor Sensitivity High Medium Low Very Low
High Major Major Moderate Minor
Medium Major Moderate Minor Negligible
Low Moderate Minor Negligible Negligible
Very Low Minor Negligible Negligible Negligible
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Effect Scale Table 3 provides the broad definition of the ‘scale’ of the resultant effect i.e. definitions of Major, Moderate, Minor and Negligible effects. The definitions in Table 3 may be adjusted to suit the technical topic in question; where this is the case revised definitions of effect scale will be presented in the technical assessment chapters of the ES (Volume 1) and in ES Volume 2. Where there is ‘No Effect’ this will be stated.
Table 3: Broad Definitions of the Scale of the Resultant Effect
Scale of Effect Description
These effects may represent key factors in the decision making process. Potentially associated with sites and features of national importance or likely to be important considerations at a regional or district Major scale. Major effects may relate to resources or features which are unique and which, if lost, cannot be replaced or relocated.
These effects, if adverse, are likely to be important at a local scale and on their own could have a Moderate material influence on decision-making.
These effects may be raised as local issues and may be of relevance in the detailed design of the Minor project, but are unlikely to be critical in the decision-making process.
Effects which are beneath levels of perception, within normal bounds of variation or within the margin Negligible of forecasting error, these effects are unlikely to influence decision-making, irrespective of other effects.
Effect Nature Table 4 provides definitions of the ‘nature’ of the resultant effect i.e. definitions of Adverse and Beneficial.
Table 4: Definition of the Nature of the Resultant Effect
Nature of Effect Description
Detrimental or negative effects to an environmental / socio-economic resource or receptor. Adverse The quality of the environment is diminished or harmed.
Advantageous or positive effect to an environmental / socio-economic resource or receptor. Beneficial The quality of the environment is enhanced.
Within ES Volume 2 the term ‘Neutral’ may also be used where the quality of the environment is preserved or sustained or where there is an equal balance of benefit and harm. Geographic Extent of Effect The ES (Volumes 1 and 2) will identify the geographic extent of the identified effects. At a spatial level, ‘site’ or ‘local’ effects are those affecting the site and neighbouring receptors, while effects upon receptors in the LBH beyond the vicinity of the site and its neighbours are considered to be at a ‘district / borough’ level. Effects affecting Greater London are considered to be at a ‘regional’ level, whilst those which affect different parts of the country, or England as a whole, are considered being at a ‘national’ level. In addition to the above, ES Volume 2 may also refer to ‘sub regional’ effects which are townscape and visual effects that affect neighbouring boroughs to the LBH.
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Effect Duration For the purposes of the ES, effects that are generated as a result of the demolition and construction works (i.e. those that last for this set period of time) will be classed as ‘temporary’; these maybe further classified as either ‘short term’ or ‘medium-term’ effects depending on the duration of the demolition and construction works that generate the effect in question. Effects that result from the completed and operational phases of the Proposed Development will be classed as ‘permanent’ or ‘long-term’ effects. Direct and Indirect The ES will identify whether the effect is ‘direct’ (i.e. resulting without any intervening factors) or ‘indirect’ or ‘secondary’ (i.e. not directly caused or resulting from something else). Effect Significance Following identification of an effect, the effect scale, nature, geographic extent and duration using the above summarised terminology, a clear statement will then be made within the ES (Volumes 1 and 2) as to whether the effect is significant or not significant. As a general rule, the following applies:
• ‘Moderate’ or ‘major’ effects are deemed to be ‘significant’.
• ‘Minor’ effects are considered to be ‘not significant’, although they may be a matter of local concern; and
• ‘Negligible’ effects are considered to be ‘not significant’ and not a matter of local concern. Where mitigation measures are identified to either eliminate or reduce likely significant adverse effects, these will be incorporated into the Proposed Development, for example either through the design, or will be translated into demolition and construction commitments; or operational or managerial standards / procedures. The ES will then highlight the ‘residual’ likely significant effects (those effects which remain following the implementation of suitable mitigation measures), and classifies these in accordance with the terminology defined above.
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TOPICS WITH THE POTENTIAL FOR LIKELY SIGNIFICANT EFFECTS Socio-Economics Baseline Conditions The baseline conditions for the site will be established with reference to the following sources:
• A policy review to provide an outline of the relevant local and regional, social and economic policies for the area. That review will include (but may not be limited to) the:
- London Plan (MALP 2016); - London Borough of Hackney (LBH) Core Strategy (2010); - LBH Development Management Local Plan and Development Management Local Policies Map (July 2015); and
- Site Allocations Plan (July 2016). • A desk-top review of the current social and economic conditions prevalent in the local area (including an assessment of existing employment within the site) in comparison with regional and local trends, utilising geographic information systems (GIS) and information available from the project team, the local authority, and published database records such as the Office for National Statistics (ONS) and NOMIS, to establish the current baseline conditions. This will assess the following areas: economic; demographic and social; accessibility; and social infrastructure;
• Within these, the information presented will include:
- Economic: employment, unemployment rates, industrial specialisation, occupational structure, labour productivity;
- Demographic and social: population, age structure, household composition, residential qualifications, housing tenures, housing need, house prices, deprivation;
- Accessibility: PTAL rating, proximity to stations; and - Social infrastructure: education provision (early years, primary, secondary, tertiary), primary and secondary healthcare provision, open space, play space availability, leisure provision. The assessment of effects will be carried out against a baseline of current socio-economic conditions prevailing in the area of the site. As with any dataset, baseline conditions will change over time. The most recent published sources will be used in this assessment but where this is not available the next best alternative (i.e. the most up to date) will be used as a proxy. The Planning Inspectorate’s guidance on cumulative effects notes that projects that are expected to be completed before the construction of the project will be considered as part of a future baseline if the effects of those projects are fully determined. For those schemes, the future baseline would assess the total quantum of commercial and residential provision along with the workforce and population accommodated by each scheme, and their relative impacts on the current baseline conditions. Potential Effects The socio-economic assessment will identify the effects which contribute toward meeting policy objectives as well as those that require mitigation. The socio-economic assessment will examine the following potential effects:
• Construction and Demolition Phase:
- Construction employment;
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- Local spend of the construction workforce; and - Health impacts associated with construction workers. • Completed Development / Operational Phase:
- Operational employment opportunities, and resulting indirect and induced employment; - Expenditure and revenue generated by employees; - Impacts upon housing targets, along with associated population accommodated by the proposed residential development;
- Indirect employment supported by residential spending; and - Impacts upon social infrastructure (demand for school places, health provision, open and play space) as well as the impact of the leisure centre. Outline Scope of Assessment In accordance with the Additionality Guide, the likely effects of the Proposed Development will be considered at various geographic scales called study areas which will be clearly described in the ES chapter. GIS and mapping techniques as well as flow diagrams and matrices (all identified by EC Guidelines on Indirect and Cumulative Impacts as useful assessment methods) will be used wherever possible to ensure that assumptions and interdependencies between impacts are clear. Modelling and accepted metrics will be used in order to calculate primary, secondary and indirect effects. Key sources / guidance used here will be the HCA Employment Density Guide for estimating direct employment impacts, and the HCA Additionality Guide which will be used to estimate indirect and induced impacts. The GLA Population Yield Calculator will be used in order to estimate the likely population which would reside within the Proposed Development. The cumulative assessment will consider the effects of the Proposed Development in conjunction with other relevant cumulative schemes identified in the area (Appendix B). This would assess total quantum of commercial and residential provision along with the workforce and population accommodated by each cumulative scheme, and their relative impacts. Cumulative effects will be assessed in the context of the new secondary school and leisure centre. The HCA Employment Density Guide and GLA Population Yield Calculator will be used for considering the impacts of cumulative schemes. Health Baseline Conditions Health impacts will be assessed using the Rapid Health Impact Assessment (HIA) tool which has been used on many large projects across London. This will be accompanied by a health impact report which will briefly summarise the key points in relation to health impacts. The health impact report will be appended to the ES (in ES Volume 3). Via the specific sub-sections and questions posed, the tool allows the scheme promoter to identify positive health impacts and promote ways to maximise these. It also acknowledges any adverse impacts and sets out ways to minimise or mitigate those impacts. Aligning with the sections set out in the Rapid HIA, the baseline section of the health impact report would assess the existing characteristics of the area under the following topics:
• Access to healthcare services and social infrastructure;
• Access to open space and nature;
• Air quality, noise and neighbourhood amenity;
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• Accessibility and active travel;
• Crime reduction and community safety;
• Access to healthy food;
• Access to work and training;
• Social cohesion and lifetime neighbourhoods;
• Minimising the use of resources; and
• Climate change. The baseline will be assessed at a high-level to understand the importance of each aspect to the area and will be established with reference to the following sources:
• A desktop review of the characteristics of the site and the local area with information available from published database records such as the Department for Health, the National Health Service and the Office for National Statistics; and
• Other technical pieces of work that either comprise part of the ES or are standalone documents that will be prepared and submitted in support of the outline planning application. The relevant technical documents and information are the:
- Air Quality Impact Assessment; - Transport Assessment and details of development transport plan; - Construction Strategy; - Design and Access Statement; - Noise and Vibration Impact Assessment; - Sustainability and Energy Assessments; and - Planning Statement. Potential Effects The HIA would identify the effects which contribute toward meeting policy objectives as well as those that require mitigation. The HIA will examine potential effects under the topics of the Rapid HIA (as set out in the above sub-section). A summary of the key effects is provided below:
• Construction Effects: consideration of how the construction of the site would impact existing provision of healthcare in the local area and the local residents. This will distinguish between the impacts on primary care – which are likely to be limited to construction (e.g. workers temporarily registering with GPs) – and impacts on secondary care (the construction industry has higher rates of injuries and incidents relative to other industries). It will also consider how the construction phase might impact upon the health of general public through noise and disruption; and
• Operational Effects: covering both the positive and negative effects that are likely to occur when the development is operational. Likely positive impacts may arise from the leisure centre facilities and the public realm improvements. Negative effects may include additional strain on health provision or impacts on air quality. The relevant subsections will describe how the scheme has been designed so as to minimise use of resources, create lifetime neighbourhoods, design out crime and promote healthy living for example. Outline Scope of Assessment The health impact report will be a supporting, explanatory document to be viewed alongside the Rapid
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HIA matrix which would be appended to the health impact report. The main findings of the health impact report will also be summarised within the health section of the socio-economic chapter. That approach would ensure that all impacts are considered in detail whilst minimising unnecessary overlap. The baseline would be assessed for each of the sections of the Rapid HIA to provide a broad understanding of the existing characteristics of the area. Based on this, the health impact report would then present a summary of the positive and negative health impacts associated with the Proposed Development for each of the eleven topics. Where appropriate, the sections will consider separately the impacts in the construction and operation phases, others (where relevant) will just consider the operational phase. The health impact report will then identify a series of responses/policies that maximise health gains and minimise/mitigate potential adverse health impacts / effects. Here the matrix will refer to commitments made in other assessments – e.g. measures to mitigate any significant adverse construction effects. All mitigation will take into consideration the baseline characteristics as well as relevant policy. Highways and Transport Baseline Conditions In support of the planning application, a full Transport Assessment will be undertaken to determine the highway and transport effects of the Proposed Development. It is proposed that the Transport Assessment will be submitted as a standalone document in support of the planning application and will inform the highways and transport chapter of the ES. An ES chapter will be prepared to report the findings of the assessment of the likely significant highway and transport effects of the Proposed Development. Summaries of all the available baseline information for the site will be presented in the ES with the full documentation (i.e. TA) submitted separately alongside the planning application. A review of relevant highways and transport related planning policy will be undertaken including documents at national, regional and local level. This will set the context for the assessment of effects and the importance of maximising public transport accessibility, managing road traffic and creating and maintaining a network of pedestrian and cyclist routes. A summary of the relevant planning policy will be presented within the ES. 2017 Baseline Baseline data will account for existing public transport facilities, existing pedestrian and cycle network facilities, existing road traffic flows, and road accident records. The baseline data will reflect the existing 2017 site uses. Specifically, the impact assessment will consider, and therefore baseline data will be ascertained for, the effect of the Proposed Development’s related trips at the following junctions:
• Northport Street/ Penn Street/ Hyde Road;
• Harvey Street/ Penn Street/ Hyde Road;
• Bridport Place/ Penn Street/ Poole Street; and
• Pitfield Street/ Hyde Road/ Whitmore Road/ Hoxton Street Junction. Automatic Traffic Count Surveys will also be undertaken on Hyde Road and Pitfield Street to determine the Annual Average Daily Traffic (AADT) and Annual Average Weekly Traffic (AAWT) traffic data, for total vehicles and HGV percentages, and to obtain average speeds. A description of the local and strategic highway network will be provided in the ES chapter, including information relating to:
• Road widths;
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• Speed limits;
• Parking restrictions;
• Description of routes to local key amenities; and
• Street lighting provision. It is intended that Personal Injury Accident (PIA) data will be obtained from TfL for the most recent five- year period available. In particular, consideration will be given to any PIAs that have been recorded within close proximity to each of the proposed site access junction locations. A description of existing local cycle routes and facilities will be provided within the ES, and reference will be made to cycle counts extracted from manual classified turning counts at local junctions. The existing PTAL for the site is split, with the Pitfield Street frontage assessed as level 4, which indicates ‘good’ accessibility. The frontages around Shoreditch Park are assessed as level 2 (poor), with the Hyde Road frontage at level 3 (moderate). The baseline will include information as to the provision of the following public transport services: bus, underground, overground, rail and interchange zones. Future Baselines
Do Nothing Future Baseline - The highway and transport ES chapter will provide a narrative on the likely future highway and transport baseline of the site should the Proposed Development not come forward. The existing Leisure Centre and Primary School would remain. This narrative would explain qualitatively the missed highway and transport related effects associated with the redevelopment of the site.
2021 and 2024 Future Baselines – the future baseline conditions both in respect of highways and public transport networks will be defined taking into account committed developments in the area and any committed / planned future transport improvements. Future baseline will consist of two assessment scenarios, given the phased approach to the construction of the Proposed Development, of 2021 and 2024. Potential Effects The potential highways and transport related effects are considered to be as follows, in line with the ‘Guidelines for the Environmental Assessment of Road Traffic, IEMA,1993’:
• Effects to severance, driver and pedestrian delay, pedestrian amenity, fear and intimidation, accidents and safety and hazardous loads associated with HGV movements throughout the demolition and construction works;
• Effects to severance, driver and pedestrian delay, pedestrian amenity, fear and intimidation, accidents and safety and hazardous loads associated with any required highway or pedestrian footpath works to facilitate the demolition and construction works; and
• Effects to severance, driver and pedestrian delay, pedestrian amenity, fear and intimidation, accidents and safety and hazardous loads associated with the completed and occupied phases of the Proposed Development. Outline Scope of Assessment The ES will present a summary of the findings of the 2017 Transport Assessment undertaken by WSP and will use the baseline information contained within this report to determine the potential for highways and public transport network, cycle network and pedestrian network effects associated with the Proposed Development for the following assessment years (2021 and 2024).
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Effects associated with the likely number and type of lorry movements and any necessary pedestrian, cycle and highway (road traffic) management measures throughout the demolition and construction works will be defined, in addition to effects on completion and occupation of the Proposed Development. Any planned future improvements to infrastructure will be considered as appropriate. The assessment of effects associated with highways and transport will be based on the following:
• Specifically, the forecast travel demand of the Proposed Development will be determined through the use of a spreadsheet based Trip Generation Model with input derived from the TRICS database with approval from LBH and TfL;
• It is expected that committed and planned developments will be agreed in consultation with LBH and TfL; and
• The highway and transport assessments presented within the ES will identify the effects on the highway and public transport networks of the Proposed Development for the following assessment years: 2017, 2021 and 2024.
Phasing Forecast trip generation / travel demand by mode for the expected phasing of the Proposed Development will be undertaken to enable interim development highway and public transport effects and infrastructure triggers to be identified. Therefore, two future baseline years of 2021 and 2024 will be assessed.
Cumulative Effects Assessment As stated above, any cumulative schemes which may impact the Proposed Development will be built into the future baseline scenarios (2021 and 2024).
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Air Quality Baseline Conditions The LBH have investigated air quality within their area as part as of their responsibilities under the Local Air Quality Management (LAQM) regime. The LBH has declared a borough-wide AQMA, due to exceedances of the annual mean and 1-hour mean NO2 objectives, as well as for exceedances of the 24-hour mean particulate matter (PM10) objective. The adjacent London Borough of Islington (LBI) has also declared a borough-wide AQMA due to exceedances of the annual mean and 1-hour mean NO2 objectives, as well as for exceedences of the 24-hour mean PM10 objective. The site lies within the AQMA declared by LBH and in close proximity to the AQMA declared by LBI. The site also lies in close proximity to a number of air quality ‘focus areas’ (within 1km of the site, these include the area around Angel Town Centre, Shoreditch High Street and Cambridge Heath Road) which have been identified by the GLA as locations that not only exceed the EU annual mean limit value for NO2 of 40 µg/m3, but are also locations with high levels of human exposure4. They are areas where the GLA considers there to be the most potential for air quality improvements and are, therefore, where the GLA and TfL, via the relevant local authorities, are focusing actions to improve air quality.
The LBH monitors concentrations of NO2 across the borough using continuous monitoring at one site, and diffusion tubes at a further 81 locations. The adjacent LBI also monitors concentrations of NO2 across the borough using continuous monitoring at two sites, and diffusion tubes at 21 locations. Monitoring data for recent years at many roadside locations within 1 km of the site (see Figure 1) show that annual mean concentrations of NO2 are either above, or very close to, the objective. Annual mean concentrations at busier roadside locations (monitoring site 1, HK6, BIS005/07, BIS005/08, BIS005/09, BIS005/11 and IS2) have measured concentrations that exceed, or are close to, 60 μg/m3, and therefore represent areas which are also at risk of exceedance of the 1-hour objective (Defra, 2016). Concentrations at background locations (monitoring sites 2, BIS005/01 and IS6) have consistently remained below the objective.
Monitoring of PM10 is not currently undertaken by the LBH. However, PM10 concentrations are measured by the LBI at two locations (an automatic monitor located adjacent to the Emirates Stadium and one along Holloway Road, approximately 3 km northwest of the site (see IS2 and IS6 in Figure 1). Annual mean and 24-hour mean concentrations of PM10 measured at both sites have remained below the objective for all recent years. The locations of selected air quality monitoring sites in proximity to the site undertaken by the LBH and the LBI are shown in Figure 1.
4 Mayor of London (2017). London Datastore: Supporting Information – Definition, methodology and list of Focus Areas LAEI 2013. Available at: https://data.london.gov.uk/dataset/laei-2013-london-focus-areas
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Figure 1: LBH and LBI Air Quality Monitoring Locations
Contains Ordnance Survey data © Crown copyright and database right 2017. Ordnance Survey licence number 100046099. Additional data sourced from third parties, including public sector information licensed under the Open Government Licence v1.0. Potential Effects In terms of the potential air quality effects, the assessment will consider:
• the impacts of the demolition and construction phase of the Proposed Development on dust soiling and concentrations of PM10 during the construction period;
• the impacts of the operation of the Proposed Development on concentrations of NO2, PM10 and PM2.5 from road traffic, at existing local sensitive receptors, in the proposed year of opening;
• the impacts of the operation of the proposed energy plant on concentrations of NO2, at existing local sensitive receptors, in the proposed year of opening;
• the impacts of existing and proposed emission sources of NO2, PM10 and PM2.5 on future residents and users of the Proposed Development itself;
• whether or not the proposed development is ‘air quality neutral’; and
• the cumulative impacts on air quality of the Proposed Development in combination with Cumulative Schemes identified in the local area. Outline Scope of Assessment Demolition and Construction The potential impacts from dust generated during the demolition and construction works of the Proposed Development will be considered using the approach presented in the IAQM Guidance on the
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Assessment of Dust from Demolition and Construction (IAQM, 2016). This is the guidance upon which the GLA’s document on the Control of Dust during Construction and Demolition Supplementary Planning Guidance (SPG) (GLA, 2014) is based. Consideration will also be given to the potential impact of emissions from construction traffic, if the Transport Assessment suggests that overall traffic flows will be significantly increased. Appropriate mitigation measures, as listed in the GLA guidance document on construction dust, will be proposed for the demolition and construction works, based on the level of risk identified by the dust risk assessment.
Road Traffic and Energy Centre Impacts Emissions from road traffic and energy provision will impact on existing receptor locations, and upon residents and users of the Proposed Development itself. Suitable receptor locations will be identified based upon detailed maps and photographs, and on plans of the scheme design. Background pollutant concentrations in future years will be determined using data derived from the “year-specific maps” published by Defra. The air quality impacts of road traffic emissions and impacts associated with any proposed energy centre at the sensitive receptors will be determined using the ADMS-Roads and ADMS-5 dispersion models respectively. The model requires a variety of inputs including road traffic data (flows, speeds and vehicle fleet composition) and meteorological data. The modelling exercise will be undertaken for three different scenarios, as follows:
• Baseline year;
• 2021 without the Proposed Development;
• 2021 with the Proposed Development;
• 2024 without the Proposed Development; and
• 2024 with the Proposed Development. An important element of the modelling study will be to verify the model output (i.e. to compare the predictions with actual measured results). This will be undertaken by identifying a roadside air quality monitoring location(s) with suitable road traffic data. Meteorological data will be taken from either Heathrow Airport or London City Airport, depending upon the quality of each dataset, and taking into account any opinions of LBH. The year of meteorological data to be used in the dispersion model will be selected to match the latest year with available local monitoring data.
The assessment will also include a sensitivity test for the prediction of NO2 road traffic impacts to address elevated real-world nitrogen oxides emissions from certain diesel vehicles. This test will be carried out by applying adjustments to the ‘official’ emission factors and will represent a reasonable worst-case upper-bound to the assessment. The predicted concentrations will be compared with the relevant air quality objectives and any exceedances will be highlighted. The significance of impacts at existing receptors will be evaluated using criteria recommended by the IAQM & Environmental Protection UK (EPUK). Where exceedances of the air quality objectives are predicted for future occupants of the Proposed Development, mitigation measures to be applied will be identified.
Air Quality Neutral Assessment The GLA has published an SPG on Sustainable Design and Construction (2014), which is aimed at ensuring that new developments are ‘Air Quality Neutral’. An air quality neutral assessment will be
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carried-out for the Proposed Development. This will involve the calculation of emissions associated with the use of the buildings and the trips generated, as part of the completed development. These emissions will then be compared with published benchmarks presented in the SPG.
Cumulative Effects An assessment of the likely significant cumulative effects on the environment with respect to air quality with the identified committed developments will also be undertaken for the demolition, construction and operational phases.
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Noise and Vibration Baseline Conditions With respect to baseline environmental noise conditions in and around the site, the key features to consider are:
• Moderately busy roads lie to the north (Penn Street and Hyde Road) and to the east (Pitfield Street) of the site;
• Shoreditch Park lies to the south (and west) of the site, this representing a large public amenity area that offers a relatively quiet (in an urban context) public space. The park is also used for sports purposes;
• Residential dwellings are located around the site, including flats on Pitfield Street, flats to the north of Hyde Road and south of Penn Street;
• The Colville Estate to the north of Penn Street and Hyde Road is currently undergoing significant construction activity, with the westernmost new buildings due to be completed in the relatively near future;
• Residential dwellings are situated essentially through the middle of the site, i.e. properties along Northport Street and Gopsall Street, and along Bridport Place and Grange Street (which represents the south facing boundary to Shoreditch Park);
• Shoreditch Park Primary School (113 Bridport Place) is located to the west of the main part of the site and to the south and east of the smaller land parcel. The school includes outdoor play areas;
• Britannia Leisure Centre (40 Hyde Road) is located on site and is currently served by a large car park to the north (along Hyde Road); and
• There are currently no underground rail tunnels under (or near to) the site, and thus baseline vibration levels at site are assumed to be insignificant. (Crossrail tunnels will be constructed during the initial phases of the Proposed Development, and thus included in the Future Baseline assessment – see below.)
Method of defining baseline noise conditions As the site and surrounding area that includes the nearest existing sensitive receptors extends over a large area, and with relatively diverse building heights across this area, the overall methodology of defining the baseline conditions should:
• be able to define estimates of existing day and night time mean noise levels at any point or building façade throughout the site and relevant surrounding area. To this end, the most appropriate way to deliver these criteria is to:
• construct a software model of the relevant area, using appropriate environmental sound modelling software, incorporating current buildings and major noise sources (particularly roads); and
• adjust the sound emission characteristics of the noise sources included in the software model to match as much as practically achievable, to baseline noise survey measurements undertaken in and around the site. Thus, a key activity to define the baseline situation is to undertake noise surveys in and around the site. It is proposed that noise surveys shall be undertaken, ensuring the following criteria:
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• logging noise survey measurements at a minimum of 3 long term (at least several days in duration); locations to offer secure relatively unshielded monitoring positions;
• short term attended ‘spot measurements’ at a minimum of 6no. locations near to key noise sources, to supplement and provide transfer functions to the long term survey locations, and to provide appropriate coverage across the whole site;
• survey data to provide appropriate noise parameters, such as LAeq,T (A-weighted weighted mean noise levels, over a period T), LAFmax,T (maximum A-weighted noise levels, over a time period T), LAF90,T (A-weighted 90th percentile values, over a period T, to define ‘background’ levels) and Leq,T (unweighted octave band spectral values, over a period T);
• survey measurement procedures to be generally consistent with BS 7445-1:2003 Description and measurement of environmental noise – Part 1: Guide to quantities and procedures; and
• Measurement and definition of background noise levels to be consistent with BS 4142:2014 Methods for rating and assessing industrial and commercial sound. Currently, there is significant construction activity being undertaken at the west side of the Colville Estate. As this is a temporary situation, it is assumed that this construction noise should not form part of the current baseline situation for the Britannia scheme. Thus, in defining a current baseline noise environment model, a combination of measurements at site (as described above) and appropriate adjustments or extrapolations, to essentially subtract the temporary construction noise from the measurements, where deemed appropriate. The remaining model would represent the current baseline. Furthermore, it is assumed that in terms of traffic flows (and any resulting noise effects) the current baseline case will be taken to be at a point in time where the current phase of the Colville estate (west buildings) has been completed. Future baseline situations Once the current baseline model is defined, future situations can be assessed. As part of this exercise, the future ‘do nothing’ baseline situation will be considered, i.e. accounting for the cumulative effects of the surrounding developments or schemes, in the absence of the Proposed Development. The future scenario with the Proposed Development (including the Crossrail tunnels) will then be assessed. As the Proposed Development can broadly be split into two main phases, i.e. construction of the school and the new leisure centre, and then (following demolition of the existing leisure centre) construction of six residential blocks, it is anticipated that future situations will be assessed for two years, associated with the completion of these two phases. These would most likely be 2021 and 2024. Potential Effects The key existing sensitive receptors that could potentially be affected by the Proposed Development are considered to be:
• The residential dwellings that are located around the site, including flats on Pitfield Street, flats to the north of Hyde Road and Penn Street (i.e. Colville Estate including the anthology towers), and those south of Penn Street;
• Residential dwellings that are situated essentially through the middle of the site (the proposed site essentially comprising two halves to the east and west), i.e. properties along Northport Street and Gopsall Street, and along Bridport Place and Grange Street;
• Shoreditch Park Primary School (113 Bridport Place) buildings and outdoor play areas; and
• Shoreditch Park, outdoor amenity space.
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Furthermore, following completion, the Proposed Development will itself include sensitive receptors; the key receptors being:
• The new residential blocks across site; and
• The new secondary school and sixth form. The following potential effects shall be considered in the noise and vibration assessment:
• Noise and vibration from demolition and construction activities;
• Noise from demolition and construction related traffic;
• Traffic noise associated with the operational Proposed Development;
• Noise impact of the new secondary school and sixth form operation, including outdoor sports facilities;
• Noise impact of new Britannia Leisure Centre operation, including outdoor sports facilities;
• Noise impact of any new commercial / business / retail / community uses within the Proposed Development;
• Noise impact of new plant associated with the Proposed Development;
• Vibration impact from the future operating Crossrail tunnels under the Proposed Development; and
• Cumulative noise and vibration effects associated with the Proposed Development coming forward in conjunction with other cumulative schemes. Outline Scope of Assessment The overall scope of the noise and vibration assessment is to consider the noise and vibration effects associated with the demolition and construction phase, the operation of the Proposed Development, and the potential cumulative effects of the Proposed Development combined with future cumulative schemes. Typically, an EIA is concerned with the effect of the whole Proposed Development on the surrounding environment. However, the effect of the individual elements of the Proposed Development on other parts of the Proposed Development can be important (i.e. when undertaking a phased approach to construction and occupation), at least for design considerations (for example, plant noise control, and ensuring new residential properties are provided with an appropriate level of façade sound insulation). For the Proposed Development, this is particularly relevant as the secondary school and sixth form and new leisure centre will be likely be completed and in use before all or part of the residential accommodation. It is thus considered appropriate for the EIA assessment to consider the effects of the phased delivery of the Proposed Development, and in particular the potential for likely significant noise and vibration effects associated with the construction and occupations of later phases of the Proposed Development on those parts of the Proposed Development that are already completed and occupied.
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Wind Microclimate Baseline Conditions Winds for the London area are predominantly from the south west, with a secondary peak from the north east during spring. Winds are typically stronger in the winter season, and lighter throughout the summer. Wind roses for the London area are shown below per season, combined from data obtained from Gatwick, Stansted and Heathrow over a period of 30 years.
Figure 2: Seasonal wind roses for London (in Beaufort Force) - (Radial axis indicates the hours for which the stated Beaufort Range is exceeded). To understand and quantify the baseline conditions at the site, a scale model will be constructed reflecting the existing built form of the site and the surrounding area. This scale model will be tested in a boundary layer wind tunnel test facility to allow the baseline wind microclimate conditions to be quantified. The baseline results from the wind tunnel will be combined with long-term meteorological climate data for the London area, corrected to the site to understand the baseline conditions specific to the site having regard to its location within London. Testing in the wind tunnel will be conducted in the absence of any hard or soft landscaping, in order to provide a conservative result. Future Baseline / Do Nothing Scenario A qualitative statement will be provided in the ES on the likely future wind microclimate conditions at the site and of the immediate surrounding area in the absence of the Proposed Development. Potential Effects Undesirable wind speeds can make spaces uncomfortable or unsafe for pedestrian use. The potential
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effects associated with the interaction of the local wind microclimate conditions with the Proposed Development are considered to be as follows:
• During demolition and construction works, potential for undesirable wind speeds at:
- ground level in publicly accessible areas bordering the demolition / construction compound/s, specifically pedestrian thoroughfares and any areas of public open / amenity space; and
- buildings in proximity to the demolition / construction compound/s, with specific reference to building entrances and pedestrian routes around buildings. • During the interim period whilst the first phase of the Proposed Development is complete and operational prior to construction of the second phase of the Proposed Development, potential for undesirable wind speeds at locations: (1) Within the completed and operational phase of the Proposed Development, specifically:
- ground level - pedestrian thoroughfares and public realm / amenity space; and - accessible elevated levels - roof terraces, including elevated sports and play space areas on the school and balconies. (2) External to the completed and operational phase of the Proposed Development, specifically:
- ground level - pedestrian thoroughfares and areas of public open / amenity space; and - surrounding buildings - with specific reference to building entrances and pedestrian routes around buildings. • Once the Proposed Development is complete and operational, potential for undesirable wind speeds at locations: (3) Within the site, specifically:
- ground level - pedestrian thoroughfares and public realm / amenity space; and - accessible elevated levels - roof terraces, including elevated sports and play space areas on the school and balconies. (4) External to the site, specifically:
- ground level - pedestrian thoroughfares and areas of public open / amenity space; and - surrounding buildings - with specific reference to building entrances and pedestrian routes around buildings. Outline Scope of Assessment The ES will quantify the potential changes to the local wind environment from the baseline conditions to those as a result of the Proposed Development (at locations both on-site and within the surrounding area) in terms of pedestrian comfort. This will include consideration of a scenario where part of the Proposed Development (the school, leisure centre and one/two residential blocks) is complete and operational ahead of development of the second phase of the Proposed Development (consisting of the remaining residential blocks). The comfort conditions will be quantified in relation to the location’s 'usability' for a range of pedestrian activities, as defined by the Lawson Comfort Criteria. Mean and gust wind speeds will be measured at selected locations pertinent to the layout of the Proposed Development. This will allow for a direct comparison to be made between the baseline locations tested and those locations of importance to the layout and end uses of the Proposed Development.
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The locations tested will include end uses that are potentially sensitive to wind microclimate conditions, such as pedestrian footpaths or ‘thoroughfares’, possible entrance locations for buildings, and areas of open space and children’s playspace. All wind directions will be considered. In terms of the geographic extent of the scale model, the intention will be to cover as greater an area as possible subject to the limitations on the size of model that the wind tunnel can accept, although as a minimum, the area approximately bounded by Hoxton St to the east, Shoreditch Park to the west and south, and as far as Regent’s Canal to the north will be covered. Approach to the Assessment of Demolition and Construction Effects As demolition and construction works progress, the conditions on and around the site would be expected to gradually transition between those of the Baseline and the interim phase of development, or between the interim phase of development and the final completed Proposed Development. Generally, for wind microclimate assessments in London, the potential impacts during demolition and construction are assessed using the professional judgement of an experienced wind engineer, based on an assessment of the background wind climate at the site and an understanding of the effects of wind in the built environment. A qualitative approach will be taken to the assessment of the demolition and construction works. Quantifying the Future Conditions with the Proposed Development To understand the future wind conditions at the site, wind tunnel testing will be carried out to examine wind conditions at interim (school, leisure centre and one/two residential blocks constructed) and fully constructed stages of the Proposed Development. A scale model will be constructed, including both the detailed and outline (scale and layout parameters) nature of the Proposed Development which will be tested in a boundary layer wind tunnel test facility to allow the future wind microclimate conditions to be quantified. The following scenarios will be tested in the wind tunnel:
• The initial phase of the Proposed Development only with existing surrounding environment;
• The fully completed Proposed Development, with existing surrounding environment; and
• The full Proposed Development in combination with the cumulative scheme configuration (which will include other surrounding ‘cumulative schemes’ (as agreed through the EIA scoping process)). The maximum scenario of the buildings proposed for which outline approval is being sought, is considered as a reasonable worst case in relation to the potential impact of the Proposed Development on the local wind microclimate. A qualitative assessment (based on professional opinion) of the potential impacts and likely effects of the minimum scale and layout parameters will be undertaken. The wind tunnel models will be manufactured and tested in RWDI’s boundary layer wind tunnel test facility. Mean and gust wind speeds will be measured for all wind directions at locations: (1) Within the site, specifically:
• ground level around the Proposed Development - the focus being on pedestrian thoroughfares, building entrances and amenity space; and
• possible roof terrace locations, including elevated sports and play space on the school buildings and balconies. (2) External to the site, specifically:
• ground level - pedestrian thoroughfares and areas of amenity space; and
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• surrounding buildings - with specific reference to building entrances and pedestrian routes around buildings. The results from the wind tunnel tests will be combined with long-term meteorological climate background data for the London region. Testing in the wind tunnel will be conducted in the absence of any hard or soft landscaping, in order to provide a conservative result. The results from the wind tunnel tests will be benchmarked against the Lawson Comfort Criteria to determine the suitability of the different areas, both within and surrounding the site, for sitting, standing, entering a building, leisure walking, business walking or crossing the road. Based on the results of the wind tunnel testing and assessed against the Lawson Comfort Criteria, the suitability of the conditions and the likely effect at particular locations, both within and off-site, will be determined. The potential for strong winds to occur will also be quantified through the wind tunnel process for all the scenarios tested. Should mitigation measures be required to provide wind conditions within a particular area / space to be suitable for their intended use, or are required to mitigate against predicted strong winds, the areas identified requiring suitable mitigation measures will be developed in consultation with the Applicant and the Design Team. Where necessary, mitigation measures will be tested through additional rounds of wind tunnel studies. Following mitigation, the significance of any residual effects will be classified. The results of all of the above assessments will be presented within an ES chapter, which will be supported by a full technical report which will be provided as an appendix to the ES.
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Daylight, Sunlight, Overshadowing, Light Pollution and Solar Glare Baseline Conditions The existing site is predominantly made up of the existing Britannia Leisure Centre buildings, as well as the associated car park and Primary School Playground area. It is envisaged that the baseline context to be considered as part of the daylight, sunlight and overshadowing assessments will be the site conditions at the time of the submission of the planning application. A full detailed 3D survey of the existing site and surrounding properties will be undertaken in order to construct a detailed 3D contextual model upon which the daylight, sunlight and overshadowing assessments will be based. It has been considered necessary to assess the sensitive receptors in the form of the existing residential dwellings located along Poole Street to the west of the site, Bridport Place to the north west, Gopsall Street and Northport Street in the centre of the site, Pitfield Street and Clinger Street to the east, Hoxton Street and Whitmore Street to the north east, as well as the Colville Estate Masterplan (both detailed and outline elements) located to the north. In addition, the overshadowing effects will need to be considered in respect of the existing open spaces including, Shoreditch Park to the west, the Colville Estate amenity spaces to the north and the external gardens to the residential blocks to the east of Pitfield Street. Potential Effects The Proposed Development involves a significant change to the massing on the site which will likely result in changes to the availability of daylight and sunlight within surrounding residential buildings. The amount of overshadowing cast on areas of open amenity space adjacent to the site is also anticipated to change as a result of the Proposed Development from the existing situation. The following likely significant effects with respect to daylight, sunlight, overshadowing, light pollution and solar glare have been identified:
• Temporary changes to daylight, sunlight, overshadowing, light pollution and solar glare during the demolition and construction works;
• Changes to the duration and quality of daylight and sunlight, as well as the incidence and duration of overshadowing experienced by surrounding sensitive receptors on completion of each phase of the Proposed Development;
• Increased levels of light pollution from internal and external lighting schemes of the phases of the Proposed Development; and
• Adverse solar glare instances resulting from façade treatments of the phases of the Proposed Development.
Outline Scope of Assessment A daylight and sunlight assessment of the phased Proposed Development will be undertaken with respect to the aforementioned microclimatic issues on the existing sensitive receptors listed above. The assessment of daylight and sunlight would be based upon the guidance and recommendations set out in the Building Research Establishment’s (BRE) Site Layout Planning for Daylight and Sunlight; A Guide to Good Practice (2011) and BS8206-2:2008. The assessment will be based on a survey-based scale three-dimensional contextual computer model of the existing and Proposed Development situations. Sun hours on the ground and transient overshadowing assessments will be undertaken, using the above analysis model in order to establish the extent to which surrounding areas of amenity space are
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affected by the construction of the Proposed Development. An analysis of the likely significant effects of solar glare from the Proposed Development, will be made from selected key viewpoints located at pedestrian and vehicular junctions. It is likely, however, that this assessment will be scoped out due to the final façade treatment of the Proposed Development (particularly given the predominantly residential use) or, if not, the effects will be considered without the need for detailed technical analysis.
An analysis of the likely significant effects of light pollution will be made in areas where residential accommodation is in close proximity to the Proposed Development. Whilst in the majority of cases the light pollution effects are likely to be mitigated through considerate design (such as intelligent building features/lighting schemes) so as not to produce unacceptable levels of light pollution, consideration will be given to the effects of external lighting such as roof top lighting to support the roof top sports uses on the school and leisure centre on the existing and proposed residential receptors. In order to demonstrate the extent of any effects, a detailed technical assessment will be undertaken once the proposed lighting system has been determined. A qualitative assessment of the likely significant effects of the demolition and construction works will be undertaken using professional judgement. Residential accommodation within the Proposed Development will require acceptable levels of daylight and sunlight amenity and any areas of open amenity space within the Proposed Development would require acceptable levels of Sun on Ground. A separate quantitative assessment will also be undertaken in respect of the internal daylight and sunlight levels within the Proposed Development, as well as a study of the Sun on Ground levels to each of the public amenity areas/open spaces within the Site. This is of particular relevance in respect of the proposed new external school amenity areas. This assessment will form the basis of a standalone Internal Daylight, Sunlight & Overshadowing Report which will be submitted with the planning application (outside of the EIA).
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Townscape, Built Heritage and Visual The ES will include an assessment of the townscape and visual effects of the Proposed Development in relation to townscape character areas, a selection of short, medium and long range views, and above- ground heritage assets (excluding archaeology). Both demolition and construction and operational impacts of the phased Proposed Development will be assessed. Baseline Conditions The site comprises two parcels of land, located in the LBH, near the border of the LBI. The larger parcel (B) contains Northport Street, Grange Street, the existing Britannia Leisure Centre, its car park and the hard courts along the eastern edge of Shoreditch Park. A smaller parcel (A) at the junction of Penn Street and Bridport Place contains the Anthology marketing suite and part of the Shoreditch Park Primary School playground. The site does not contain designated heritage assets. The nearest listed building is the Church of St Anne with St Columbia, Hoxton Street (grade II), situated approximately 125m to the south-east of parcel B’s eastern boundary. A number of grade II listed buildings and streetscape features lie to the south of the church: nos. 233 and 235 Hoxton Street; nos. 237 and 237A Hoxton Street; a K2 Telephone Kiosk outside St Leonard's Hospital, Hoxton Street; and Two Cannon Bollards, Ivy Street. The nearest grade I listed buildings are the Church of St Columba, Kingsland Road and St Columba’s Vicarage with link to Church, Kingsland Road. These lie approximately 360m to the south-east of the site’s eastern boundary. The nearest grade II* listed building is the Church of St John the Baptist (no. 85 Pitfield Street), lying approximately 350m to the south- of the site’s southern boundary. Although neither parcels lie within a conservation area, a number of conservation areas are within 10 - 15 minutes walking distance. To the north of the site lies Regent’s Canal Conservation Area (LBH), De Beauvoir Conservation Area (LBH), Albion Square (LBH), and East Canonbury Conservation Area (LBI). The Arlington Square Conservation Area (LBI) lies to the west of the site. The Kingsland Conservation Area and Hoxton Street Conservation Area (both LBH) lie to the east of the site. The South Shoreditch Conservation Area and the Underwood Street Conservation Area (both LBH) lie to the south of the site. Shoreditch Park is one of Hackney’s largest parks at 19ha. It includes open amenity grass and lawns. It is a fairly young park, having been formed in the mid-1970s following the demolition of pre-fab housing on the site. Its northern end is overlooked by Gainsborough Studios, other modern mid-rise development, a tall Victorian primary school (Shoreditch Park Primary) and a large modern shed within parcel B, occupied by the Britannia Leisure Centre. Tall buildings currently under construction on the Colville Estate also feature prominently in views from the north end of the park. The west side of the Park is bound by the New North Road (A1200) beyond which lie several post-war residential towers and large post-war blocks of flats. The townscape to the immediate south/south-east of Shoredtich Park is also characterised by post-war tower blocks and slab blocks of up to 8 storeys, planned around areas of open green space and single storey garages. A large, modern student residence courtyard block (Will Wyatt Court) is a recent addition to this area, lying on the east side of Pitfield Street. The grade II * listed Church of St John the Baptist (no. 85 Pitfield Street) lies a short distance to the south of this. The Hoxton Street Conservation Area also lies close by, to the east of Pitfield Street, and features a number of 18th century houses and 19th century residential and commercial properties. The north end of Pitfield Street, east of the site is characterised by post-war and late 20th century housing estates (including a tower block at the junction with Hoxton Street) and buildings from the Victorian era. The latter include a tall 3 storey Victorian board school (Hoxton Garden Primary) and the Church of St Anne with St Columbia (grade II).
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The area to the north of the site features a series of mid-rise and tall post-war slab blocks found within the Colville Estate. These are the subject of estate renewal to provide 900 homes. The masterplan includes two tall residential buildings overlooking Shoreditch Park and the site. Both towers are under construction at the time of writing, and will feature prominently in views from the Regent’s Canal, a designated conservation area, which lies immediately to the north of the estate.
Sensitive receptors The sensitive receptors to be considered will include visual receptors (i.e. members of the public in the local and wider area, assessed through the views they would experience of the Proposed Development); areas of townscape; and above-ground built heritage receptors (excluding archaeology). A list of townscape views for assessment is submitted to the council as Appendix G for agreement. Above-ground built heritage receptors to be considered include (but are not limited to) those mentioned in the Baseline Context above. Non-designated heritage assets for the purposes of the assessment are considered to be locally listed buildings and buildings of townscape merit identified by the LBH and the LBI, and where relevant, the effect of the Proposed Development with regard to such buildings will also be considered. Potential Effects The change in height and massing proposed by the Proposed Development, together with the provision of new high quality buildings and public spaces, has the potential to change the existing townscape character and quality, in addition to views to, through and from the site, as well as affect the significance of heritage assets in the area around the site. As such, the Townscape, Built Heritage and Visual Impact Assessment would address the following effects:
• Temporary visual intrusion during the demolition and construction works;
• Changes to the character, context and quality of the site and the local townscape;
• Effects upon a selection of short, medium and long range views; and
• Effects upon the significance of above-ground heritage assets (excluding archaeology). Outline Scope of Assessment The methodology for the assessment of effects on townscape and views is based on the principles set out in the third (2013) edition of 'Guidelines for Landscape and Visual Impact Assessment' (GLVIA), produced by the Landscape Institute with the Institute of Environmental Management and Assessment. Reference will also be made to national, regional and local guidance and policies. A brief overview of the methodology follows. A more detailed explanation will be provided as part of the Townscape, Built Heritage and Visual Impact Assessment (TBHVIA).
Townscape approach An assessment will be made of the site and surrounding townscape in their existing states. This will be based on study of the historic development of the area with reference to relevant publications, and study of the present-day condition of the area based on site visits, study of maps and aerial photographs, and relevant publications. This analysis will inform the division of the study area into townscape areas i.e. geographical areas which have readily identifiable characteristics in common. The impact of the Proposed Development on these townscape areas will then be assessed, based on conclusions drawn from the views analysis.
Views approach The proposed viewpoints have been identified in light of the methodology set out below. The study area for the visual assessment is centred on the site and limited to locations from which the
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site can be seen, or from which new buildings on the site have the potential to result in a significant visual impact at the height proposed. Four principal types of viewing location are identified:
• Views that have been identified as significant by LBH or others, e.g. in relevant planning policy and guidance documents (including the London Plan and LVMF, and conservation area appraisals);
• Other locations or views of particular sensitivity, including those viewpoints in which the Proposed Development may significantly affect the settings of listed buildings and conservation areas;
• Representative townscape locations from which the Proposed Development will be visible; and
• Locations where there is extensive open space between the viewer and the Proposed Development so that it will be prominent rather than obscured by foreground buildings. The set of viewpoints is chosen so that it covers:
• The range of points of the compass from which the Proposed Development will be visible;
• A range of distances from the site; and
• Different types of townscape area. Possible locations in these categories within the study area are identified based on an examination of maps and aerial photographs; maps of conservation areas; and maps and lists of listed buildings. The study area and the possible locations are then visited to establish candidate viewpoints.
Methodology for assessment – townscape and views Assessment of the effect of any proposed development on a receptor (an area of townscape or view) is made on the basis of professional judgement which takes into account relevant planning policies and guidance. It is based on the following method. The sensitivity of the receptor as existing will be assessed as high, medium or low, depending on the importance, value and quality of the receptor, and its susceptibility to change, taking into account the quality of the receptor, and the nature and expectation of the viewer for views. The assessment of sensitivity takes into account the presence of any designated heritage assets (listed buildings, conservation areas, registered parks and gardens of special historic interest, world heritage sites) and non-designated heritage assets (locally listed buildings and buildings of townscape merit), and the amenity value of the viewing location and area in which it is located. The assessment of the sensitivity of the receptor under consideration is moderated to take into account a judgement about its quality in the round. The magnitude of the change resulting from the Proposed Development will be assessed as high, medium, low or very low according to the change to the receptor. These two measures are combined to provide a measure of the significance – major, moderate, minor or negligible - of the effect on the receptor which will result from the Proposed Development, the most significant effects being effects of high magnitude on receptors of high sensitivity. Effects are assessed as beneficial, adverse, or neutral. The assessment as beneficial or adverse is a 'net equation', since with regard to the receptor that is being assessed, there may be both positive and negative effects as a result of the development. For each of the identified views in the assessment to be produced, there will be images of the view ‘as existing’ and ‘as proposed’. ‘As proposed’ images are to be provided as ‘Accurate Visual
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Representations’ (‘AVRs’). AVRs are provided either as rendered (photorealistic) images (‘AVR3’) or as ‘wirelines’ (diagrammatic representations showing the outline of the Proposed Development, ‘AVR1’). Rendered and wireline images illustrate accurately the degree to which the Proposed Development will be visible, and its form in outline. Rendered images also show the detailed form and the proposed use of materials. Where other developments in the wider area which are proposed or have been granted consent would be visible to a significant extent in the view, a further image showing these schemes together with the Proposed Development will be produced. For each of the identified views, a description of the view as existing will be given, identifying its visual quality, sensitivity to change and reason for that sensitivity. A description of the view as proposed will then be given with an assessment, based on the method set out above, of the significance of the effect that the Proposed Development will have on the view. A further assessment will consider cumulative effects, if any, for each view (‘as proposed with cumulatives’ images will also be provided as AVRs). The approach to cumulative assessment for views and townscape will be to focus on the additional effects of the Proposed Development on top of the cumulative baseline.
Built heritage approach Listed buildings within a 500m radius of the centre of the site and conservation areas within 1km of the of the centre of the site will be assessed in cases where the potential for a significant effect on setting is identified. Heritage Assets will be scoped out where it is clear from inspection that there would be no effect on their heritage significance. The designated heritage assets to be assessed will include, among others:
• Church of St Columba, Kingsland Road - grade I;
• St Columba’s Vicarage with link to Church, Kingsland Road - grade I;
• Church of St John the Baptist (no. 85 Pitfield Street) - grade II*; and
• Church of St Anne with St Columbia, Hoxton Street - grade II. Non-designated heritage assets for the purposes of the assessment are considered to be buildings of architectural or historic interest, as identified by the LBH and the LBI. An assessment will be made of the significance of the identified heritage assets in their existing states (cross-referencing the description and analysis of the baseline context). This will be based on study of the historic development of the area with reference to relevant publications, and study of the present- day condition of the area based on site visits, study of maps and aerial photographs, and relevant publications. These assessments will be proportionate to the significance of the assets and the likely effect of the Proposed Development on them. In line with paragraph 128 of the NPPF they will be sufficient to understand the potential impact of the Proposed Development on their significance.
Methodology for assessment – Built heritage The assessment of the effect of the Proposed Development on a built heritage receptor is made on the basis of professional judgement which takes into account relevant planning policies and guidance. The methodology set out below is consistent with the following legislation and guidance:
• The Planning (Listed Buildings and Conservation Areas) Act 1990;
• Section 12 of NPPF;
• National Planning Practice Guidance;
• Historic Environment Good Practice Advice in Planning Note 3: The Setting of Heritage Assets (2015); and
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• English Heritage guidance: Understanding Place: Conservation Area Designation, Appraisal and Management, March 2011. The sensitivity to change of each heritage asset or groups of assets is considered in relation to indirect effect. This is based on the designation and grade of the heritage asset and an assessment of its heritage significance (in light of NPPF policy), i.e. what elements of its fabric / constituent parts and setting contribute to its heritage significance (at the designated grade/level). It will be assessed as high, medium or low. The likely significance of effects is derived through consideration of the magnitude of impact and the sensitivity to change of the heritage assets. This assessment takes into account the heritage significance of the particular heritage asset and how the Proposed Development will impact on this. Effects are also assessed qualitatively as beneficial, adverse, or neutral in respect of their effect on the heritage significance of the heritage asset. This is in recognition of the fact that an effect on a heritage asset or its setting can enhance its heritage significance (a beneficial effect), harm its heritage significance (an adverse effect) or leave its heritage significance unchanged (a neutral effect). This consideration is independent of whether it is a high, medium, low, or very low change. This assessment takes into account the nature and condition of the heritage asset and its setting as found today and how these contribute to its heritage significance. The general conclusions about the effects of the Proposed Development on heritage assets include consideration of the overall effects on the historic environment in the round. An assessment will also be given in respect of cumulative effects. The approach to cumulative assessment for built heritage will be to focus on the additional effects of the Proposed Development on top of the cumulative baseline.
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TOPICS WHERE NO LIKELY SIGNIFICANT EFFECTS ARE ANTICIPATED Ecology and Biodiversity The Ecology Consultancy was commissioned to carry out a Preliminary Ecological Appraisal (PEA) comprising a Phase 1 habitat survey, protected species assessment and ecological evaluation of the Proposed Development site in addition to a Preliminary Roost Assessment (PRA) comprising an external building inspection, a Ground Level Roost Assessment (GLRA) and two bat dusk emergence and dawn re-entry surveys. The full PEA Report and Bat Survey Report are provided in Appendix D to this EIA Scoping Report and the main findings are as follows:
• The site’s ecological value has been evaluated broadly following guidance issued by the Chartered Institute of Ecology and Environmental Management (CIEEM, 2016) which ranks the nature conservation value of a site according to a geographic scale. In evaluating the nature conservation value of the site the following factors have been considered: nature conservation designations; species/habitat rarity; naturalness; fragility and connectivity to other habitats;
• The site is not subject to any statutory nature conservation designations, however the southern part of the redline boundary is located within the Shoreditch Park SINC, a non-statutory nature conservation designation. The proposed new leisure centre is anticipated to be built mainly on the existing hardcourts which fall within the boundary of the Shoreditch Park SINC. The redline boundary also includes an area of Shoreditch Park to the south of the site. Compensatory planting will occur along this southern and eastern interface of the Proposed Development. This planting will consist of a mixture of trees and shrub with an understorey of forbs. Only native species or those species with a known value to wildlife will be used;
• The site is comprised mainly of building and hardstanding along with a large area of amenity grassland and smaller areas of introduced shrub, tall ruderal, horticultural planting and continuous scrub. There are scattered trees present throughout the site and a small section of species of hedgerow in the north-west of the site;
• The habitats on site are suitable for a range of note-worthy species, including Species of Principal Importance and London BAP species, as reported in the desk study or recorded during the survey, as follows: breeding birds; invasive species; and bats;
• The habitats at the site and populations of the above species are likely to be of value within the site and its immediate vicinity only. It is unlikely that the site would support rare species, or diverse assemblages or large populations of any noteworthy species;
• Breeding Birds are likely to be present on site. Buildings, introduced shrub, continuous scrub and scattered trees on site all have high potential to support breeding birds and could be affected by the Proposed Development. In order to comply with legislation, these habitats should be removed September to February inclusive which is outside of the main bird breeding season. Where this is not possible, a check for nesting birds prior to vegetation clearance should be undertaken by an experienced ecologist and, if any nests are found, the nests should be protected until such time as the young have left the nest. If any nesting birds are found at any time during clearance works, work should stop immediately and an ecologist consulted;
• The invasive species Cotoneaster was identified on site. Several species of Cotoneaster are listed as invasive under Schedule 9 of the Wildlife and Country Act 1981 (amended) and as a precaution it should be assumed the Cotoneaster species present on site are listed as such. In order to comply with legislation, the spread of this species in the wild must be avoided. Given its small extent it is considered appropriate to treat (eradicate) this plant on-site through burying, burning or chipping;
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• A PRA comprising an external building inspection, a GLRA and two bat dusk emergence and dawn re-entry surveys have been undertaken throughout June and July 2017. The dusk emergence and dawn re-entry surveys did not record bats emerging from or re-entering buildings on site during the surveys. A single bat pass was recorded commuting though the site during the surveys. The PRA and GLRA has concluded that the trees on site have no potential to support roosting bats. No further bat survey work is considered necessary;
• Based on the evidence of surveys carried out to date it is likely that there is an absence of roosting bats from trees and buildings on site. The Proposed Development will likely have no significant adverse impacts on the favorable conservation status of any roosting bats in the area;
• As only a single commuting pass by a common species of bat was recorded during the dusk emergence and dawn re-entry surveys, it is highly likely that the site has extremely limited value as a foraging and commuting resource used by bats. The Proposed Development is unlikely to affect the favorable conservation status of any commuting or foraging bats in the area; and
• The PEA and Bat Survey Report make recommendations to enhance the biodiversity value of the site through its redevelopment in accordance with national and local planning policies. The recommendations comprise the inclusion of tree planting, other green infrastructure (including appropriate planting to attract and support wildlife), Sustainable Urban Drainage Systems and the provision of bird nesting opportunities. These recommendations will all be considered through the design evolution of the Proposed Development and the setting of the Landscaping Design Guidelines. On the basis of the findings of the PEA and bat surveys, it is considered that the current ecological value of the site is well understood. No significant effects to ecological receptors are considered likely. On this basis, a full ecological impact assessment has been scoped out of the EIA. The ES (within Chapter 4 ‘The Proposed Development’) will provide a description of the proposed landscaping strategy including the ecological enhancements that will be embedded into the landscaping strategy; the principles of which will likely be secured through the approval of the Landscaping Design Guidelines. The details of the landscaping proposals and associated ecological enhancements will subsequently be submitted to the LBH through the application for reserved matters approval. Arboriculture A baseline arboricultural survey is currently being undertaken by Landscape Planning. Tree Constraint Plans will also be prepared as part of the base arboricultural work. The layout of the Proposed Development will be overlaid onto the Tree Constraint Plans and an Arboricultural Impact Assessment will be developed in accordance with the British Standard ‘BS5837:2012 Trees in relation to design, demolition and construction. Recommendations which will consider the likely direct and indirect impacts of the Proposed Development will be made. This will include identifying those trees to be removed, pruned or otherwise affected by the Proposed Development and how any retained trees are likely to interact with the proposed future use of the site along with recommendations for suitable mitigation measures where appropriate. Tree Protection Plans will be developed to illustrate how trees to be retained are to be protected throughout the demolition and construction works. The Arboriculture Survey (including Tree Constraints Plans) and Arboricultural Impact Assessment (including Tree Protection Plans) will be presented as standalone reports to support the outline planning application.
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Electronic Interference Interference to certain telecommunications systems (e.g. television (TV), mobile phone and radio) can arise from buildings physically blocking and absorbing associated signals. Therefore, a loss or degradation of the reception of such systems can result from the introduction of new buildings, and is often referred to as ‘electronic interference’, with the affected area referred as the ‘shadow area’. Studies to understand whether there is the potential for impacts on human population from electromagnetic field radiation associated with transmission lines can be undertaken in an endeavour to ensure people living and working adjacent to them remain comfortable. Whilst not an EIA issue, the requirement for this assessment as part of the planning application has been considered. To ensure the general population are safe from exposure to power lines, the government and electricity industry have agreed ‘a voluntary code of practice’’ in relation to public exposure guidelines. The exposure guidelines are so conservative, that it is considered that you would normally only need to consider this issue and produce a statement of safety if you were proposing to build new power lines in urban / suburban areas. The Proposed Development is not proposing to build new powerlines, therefore electromagnetic field impacts are not considered any further. This section of the Scoping Report therefore considers electronic interference associated with telecommunications. For assessment purposes, domestic dwellings where TV is watched or radio is listened to as an amenity, are identified as sensitive receptors. Places where the provision of TV or radio form part of a commercial premises (e.g. hotels, offices and shops), are not identified as sensitive receptors.
Radio Signals Due to radio signals being at lower frequencies, they can bend to a greater extent around buildings (or other obstructions) when compared to TV signals. Radios are also able to make constructive use of reflected signals. As such, radio signals are able to operate successfully in dense urban settings (i.e. containing a large density of tall and large buildings) and therefore radio reception (both analogue and digital) is not considered to be at risk of degradation as a result of the Proposed Development.
Cable TV Signal Cable TV (CATV) services are delivered via underground coaxial or fibre-optic cables to residential dwellings. As CATV services are not transmitted through the air, there is limited potential for interference to CATV, and therefore CATV is not considered to be at risk of degradation as a result of the Proposed Development.
Mobile Phone Signal A review of Ofcom’s mobile availability checker5 has identified that both 3G and 4G mobile services for four network providers (EE, O2, Vodaphone and Three) are available for use by mobile telephone users within and in close proximity of the site. A search of the Mast Data6 database identified no existing mobile phone masts atop existing buildings/structures on-site. Therefore, there are no masts requiring re-location as a result of the Proposed Development. The closest mobile mast to the site is the EE and Three mobile mast on Hyde Road to the north of the site. It is therefore considered that mobile phone reception is not considered to be at risk of degradation as a result of the Proposed Development.
5 Ofcom, (2017); Available online [URL: https://checker.ofcom.org.uk/mobile-coverage] date accessed: 11 September 2017 6 Mast Data, (2017). Available Online [URL: https://www.mastdata.com/] date accessed 11 September 2017
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Terrestrial TV Signal Terrestrial (land based) TV signals are transmitted in digital format (i.e. Digital Terrestrial TV (DDTV) i.e. Freeview). The site receives DTTV signals from the Crystal Palace transmitter mast, which is located approximately 12.4km to the south of the site; therefore, any resultant DTTV shadow areas will be located to the north of the site. A review of relay transmitter masts within the London area has identified that the closest relay TV transmitter mast (the Poplar relay transmitter) is located approximately 5.7km to the south west of the site, however the coverage area of this mast does not reach the site, and therefore it is considered that the Proposed Development would not affect the reception of services transmitted by this relay transmitter mast. The coverage of the Alexandra Palace relay transmitter mast, located approximately 7.3km to the north north east of the site, reaches the site. However, the quality of the signal received from this mast in the area surrounding the site, is identified as being poor. Additionally, a review of Google Maps (Google Streetview7) has identified that the TV aerials, atop buildings in close proximity to the site, are directed south towards the Crystal Palace transmitter mast. As the Alexandra Palace transmitter mast is not widely used by buildings in close proximity to the site, it is considered that the Proposed Development would have no affect on the reception of services transmitted by this relay transmitter mast. The proposed height and massing of the Proposed Development is relatively within keeping of the surrounding building context, in particular the Colville Estate Masterplan which is under construction. There are also large areas of low-mid rise residential dwellings to the north of the site, with some taller (ground plus 11 storeys) residential tower blocks. The residential element of the Proposed Development will be included six new buildings ranging from ground plus 2 and ground plus 24 storeys in height. The DTTV shadow generated as a result of the Proposed Development is anticipated to fall to the north of the site, where it will fall over residential dwellings. The main area of DTTV disruption will occur to the residential dwellings located directly north of the tallest buildings (south of the Regent’s Canal) proposed for the Proposed Development. Further to the north of the site (further north of the Regent’s Canal), disruption to DTTV reception received by residential dwellings will not be as noticeable, this is due to the existing DTTV disruption from the tall buildings along Balmes Road (Granville Court, Corbiere House and Texryte House); any loss of degradation to DTTV reception received by the residential dwellings north of these tall buildings as a result of the Proposed Development, will not be noticeably different from baseline conditions. Satellite TV reception in the predicted DTTV shadow area is anticipated to be good, additionally, CATV is available within this area. It is likely that there are residential dwellings located within the DTTV shadow area (to the north of the site, south of Regent’s Canal), which would be generated as a result of the Proposed Development, that are using alternative methods of TV reception (i.e. satellite or CATV services). This is confirmed from using the webtool Google Streetview, where satellite dishes can clearly be seen on residential dwellings within the DTTV shadow area generated as a result of the Proposed Development. However, there is the potential for a loss or degradation to DTTV reception, as a result of the Proposed Development, for those residential dwellings currently (at the time of writing) receiving TV reception via DTTV; equating to an adverse effect. For potentially affected residential dwellings located within the DTTV shadow area, standard measures are available to mitigate the potential adverse effect, these include: upgrading of the existing DTTV aerials by increasing their height and gain; the provision of a non-subscription satellite service which is available from the BBC and ITV (‘Freesat’) or Sky for a one-off cost; or linking affected residential dwellings up to the existing available CATV network at a one-off cost. These standard measures are straight forward to implement and would remove the adverse effects to DTTV reception.
7 Google, (2017); Google Streetview [Accessed Online. URL: www.google.co.uk/maps] date accessed: 18.09.2017
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Satellite TV Signal Satellite TV services to the UK are provided by geo-stationary satellites, which are primarily located within the Astra 28.2oE satellite cluster. Due to the geostationary positioning of the satellites in relation to London, satellite TV shadow areas will also fall to the north-west of the site. The anticipated satellite TV shadow generated as a result of the Proposed Development is not anticipated to fall over any residential dwellings. It is therefore determined that satellite TV signal is not considered to be at further risk of degradation, when compared to baseline conditions, as a result of the Proposed Development.
Conclusion Based on the information available, the likely effects on surrounding telecommunication receptors are not considered to be significant and a telecommunications interference impact assessment has been scoped out of the EIA. Water Resources, Drainage and Flood Risk The latest Environment Agency Flood Zone Maps shows that the site is located within Flood Zone 1, as land having a less than 1 in 1,000 annual probability of river or sea flooding. Therefore, flood risk from rivers or the sea is considered to be low, however, there is a British Geological Survey ground water flooding susceptibility area within 50m of the site that relates to Superficial Deposits Flooding. Given that the site is over 1ha, and the reasons outlined above, an FRA will be prepared and submitted as an appendix to the ES. The FRA will be prepared in accordance with the requirements of the NPPF, and include the following:
• details of any historical flooding events;
• acceptability of the proposed land use in relation to known flood zones;
• impacts/benefits of flood defences;
• volume of surface water runoff likely to be generated by the development;
• details of existing and proposed SuDS surface water drainage;
• details of flood resilience and resistance measures as appropriate;
• access and egress arrangements; and
• climate change effects. Thames Water will be consulted with regard to the location of public sewer assets. An application for surface water and foul sewer connection into the Thames Water network will be undertaken post- consent as part of detailed drainage design. There are no surface water features on the site. The nearest surface water feature to the site is the Regents Canal located approximately 150m north of the site. The closest Environment Agency Main River is the River Thames, approximately 2.8km south of the site. The site does not lie within a groundwater source protection zone (SPZ) or a nitrate vulnerability zone (NVZ). Published records (British Geological Survey) for the area indicated that the superficial geology of the site is characterised by Hackney Gravel Member (Sand and Gravel) overlying a bedrock of London Clay Formation (Clay, Slit and Sand). Whilst the majority of the site will not contain basements, the leisure centre is likely to include some basement provision. . Furthermore, contamination on-site will be addressed by means of standard mitigation measures, including the development of an appropriate Remediation Strategy and the removal of sources of contamination as appropriate. The ES (in Chapter 5: Demolition and Construction of the ES (Volume I)) will provide measures to ensure the protection of human health, controlled waters, ecology and the built environment during construction and commit the Applicant to preparing a CEMP, agreed secured through an appropriately worded
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planning condition. As such, the Proposed Development would not pose any risks to controlled waters. There is a potential impact in the form of increased potable water demand resulting from the Proposed Development. The expected increase in water demand as a consequence of the Proposed Development will be discussed with Thames Water and where required additional capacity will be requested to supply the Proposed Development. It is considered that sufficient measures will be in place for water demand to be met and so no likely significant effects are anticipated. With regards to water consumption, the Proposed Development would adopt standard water saving devices and features as part of its design. The ES will however summarise any discussions had with Thames Water on this aspect (including assumptions on expected population living within the Proposed Development and estimated water demand) within ES (in Chapter 4: The Proposed Development (Volume I)). In recognition of the above, no further assessment work with regards to potable water demand and supply will be presented within the ES. When considering the above, no significant adverse environmental effects are likely to arise in relation to Water Resources and Flood Risk. A water resources assessment is therefore proposed to be scoped out of the Environmental Statement, in recognition of the residual flood risk to the site, a FRA (including outline surface water and foul water drainage strategies) will be prepared and submitted in support of the planning application. The FRA will be appended to the ES (as a report within ES Volume 3). The design principles, results and conclusions of the FRA (including outline surface water and foul water drainage strategies) will be summarised in the ES (in Chapter 4: The Proposed Development (Volume I)). Archaeology An Archaeological Desk Based Assessment has been undertaken by AOC Archaeology Group (September 2017) (Appendix F). The report is a desk-based study which assesses the impact of the Proposed Development on buried heritage assets (archaeological remains). Archaeological investigations in the vicinity of the site have produced little evidence of remains from the pre-post medieval period. The desk based assessment established that the site was located to the west of the settlement of Hoxton, and was most likely agricultural land before Japan House was constructed in the northern portion of the site. Subsequently, the northern portion of the site was occupied by a series of small structures, whilst brick earth extract works and agricultural works were being constructed in the southern portion of the site. In the mid 19th century a grid pattern was laid out across the site and its immediate surroundings including terraced lined streets. These structures remained on the site until the mid 20th century after which many were demolished due to Second World War bomb damage. The current layout of the site was designed in the 1980s. On the of the Archaeological Desk Based Assessment, it is considered that the likely archaeological effects of the Proposed Development are sufficiently well understood Whilst the Archaeological Desk Based Assessment has defined high potential for post-medieval and modern assets to survive on the site and low potential of discovering archaeological remains of the earlier periods within the site, the Desk Based Assessment confirms that the likely effects can be adequately managed so as not to cause unacceptable harm to any surviving assets. Planning conditions attached to the outline planning permission are envisaged to cater for further archaeological work and subsequent recording and reporting prior to the start of works on site. As such, based on the information currently available and the further work that would be undertaken pursuant to planning conditions, it is likely that the residual archaeological effects would be insignificant. On this basis, an archaeological impact assessment has been scoped out of the EIA. The Archaeological Desk Based Assessment will however be submitted in support of the planning application and Chapter 5: Demolition and Construction of the ES (Volume I) will cite the measures
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(specifically those that would be undertaken pursuant to planning conditions attached to the planning permission) to ensure an appropriate level of archaeological watching brief, evaluation (if required) and reporting. Geoenvironmental A Phase 1 Geoenvironmental and Geotechnical Study has been undertaken by Buro Happold (August 2017) (Appendix E). The report establishes the site’s history, the site’s geological, hydrological and hydrogeological setting. The report provides an understanding of potential geoenvironmental risks associated with the site’s redevelopment and categorises these risks based on a source, pathway, receptor approach. The report also presents relevant geotechnical considerations relevant to the site’s redevelopment. Site History In terms of the site’s history, from 1875 to 1896 the site was occupied by residential buildings with a Paper Box Manufactory facility and a church. By 1896 a post office and chapel were also present. The area was subject to bombing during world War II (WWII) and by the 1950s the post office was no longer present, the church had been moved and the Paper Box Manufactory facility became an Engineering Works. By 1976 most of the residential buildings had been cleared, with the exception of the Engineering Works and a playground. During the early 1980s the Britannia Leisure Centre was constructed and the southern part of the site was occupied by Shoreditch Park. By the 1990s the Britannia Leisure Centre had expanded and tennis courts occupied the southern part of the site. No significant changes to the site are noted between 1994 and the present day. Historically much of the surrounding area was occupied by residential buildings. Some of these residential areas were cleared post WWII with new residential development taking place during 1950s. Also during the 1950s industrial activities were present in many areas surrounding the site comprising, furniture factory, saw mill, timber yard, packing case factory, Rosemary Works (skins), stone wharf, stone masonry etc. The area to the south was occupied by Shoreditch Park from late 1970s. Geological Setting The site is directly underlain by Hackney Gravels some 2-3m thick followed in sequence by London Clay (13-16m thick), Lambeth Group (11-17m thick), Thanet Sands (8-17m thick) and Chalk at approximately -40-50mbgl. Made Ground is likely to be present of variable thicknesses overlying the natural strata across the site. Hydrogeological and Hydrological Setting There are two aquifers of relevance; one in the Quaternary Gravels (River Terrace Deposits – RTD) a Secondary (A) Aquifer and one in the Principal Aquifer, the Upper Chalk at about 40-50mbgl. Given the nature and extent of the RTD these are likely important in terms of providing base flow / migration pathways rather than as a resource. The Chalk is defined as layers of rock or drift deposits that have high intergranular and/or fracture permeability capable of supporting water supply and/or river base flow on a strategic scale. At this location the Chalk is protected from near surface contamination by the presence of a substantial thickness of low permeability strata (London Clay and Lambeth Group). There are no groundwater abstraction licenses within 500m of the site, and the site is not within a Source Protection Zone (SPZ). Regent’s Canal runs to the north of the site, in an east-west direction before heading south to connect to the River Thames. There are several basins that connect with the canal, the basins closest to the site are Wenlock Basin and City Road Basin, both located to the west of the site. The site is located in the Environment Agency’s Flood Zone 1. The risk of fluvial flooding onsite is very
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low, however there is a British Geological Survey groundwater flooding susceptibility area within 50m of the site boundary that relates to Superficial Deposits Flooding. There is one surface water abstraction within 250m of the site (abstraction for non-evaporative cooling). Preliminary Geoenvironmental Risk Assessment In the UK, the assessment of risk from contamination follows the source-pathway-receptor approach. If one of these three elements is absent, it is considered that there is no risk of harm. If, however, there is considered to be a linkage between any given source and any given receptor, then a risk-based approach is used to assess the significance or impact of any such linkage. Risks are defined as the probability of an event occurring combined with the severity of the consequence of that event. Particularly, to assess the risks to site end users posed by any given source, the sensitivity of each receptor is considered. Potential contamination sources have been identified and are summarised below:
• On site:
- Infilled land / Made Ground / Demolition Debris / Box Manufacturing Engineering Works. Heavy metals, asbestos, organic and inorganic compounds, PAHs, TPHs, PCBs, alkalis, radioactive material, hazardous ground gases / vapours. • Off site:
- Within 100m: Furniture Factories, Timber Yard, Waste Paper Works, Cabinet Works, Saw Mill, Dye Works, Warehouse, Electricity Sub Stations.
- Over 100m, within 250m: Various Works, Motor Engineering, Iron, Printing, Rosemary (skins), Gas Works etc. Heavy metals, organic and inorganic compounds, PAHs, TPHs, PCBs, transformer oils, solvents, fuels, alkalis, hazardous ground gases / vapours. Potential receptors and pathways have been identified and are summarised below:
Table 6: Key Potential Receptors and Pathways Receptor Pathway Human Health Investigation, construction and maintenance Direct / dermal contact. Inhalation / ingestion of workers contaminated soils Inhalation of gas / vapour Future site users Direct / dermal contact. Inhalation of contaminated dusts and gas / vapour Occupiers / visitors of neighbouring land Inhalation of contaminated dusts and gas / vapour
Controlled Waters Principal Aquifer (Chalk) Potential to migrate through permeable strata
Secondary Aquifer Potential to migrate through permeable strata
Grand Union Canal (Regents Canal) Potential to migrate through permeable strata
Surface Waters Surface water run-off and drainage/sewerage network
Ecology On site flora and fauna Root uptake
Built Environment Water supply pipes / building fabric Direct contract / aggressive attack
Based on the conceptual site model, the following risks have been identified:
Table 7: Identified Risks
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Receptor Pathway Risk Categorisation Human Health Investigation, construction Direct / dermal contact. Inhalation / ingestion Moderate / Low and maintenance workers of contaminated soils. Inhalation of gas / vapour Future site users Direct / dermal contact. Inhalation of Moderate / Low contaminated dusts and gas / vapour Occupiers / visitors of Inhalation of contaminated dusts and gas / Very Low / Low neighbouring land vapour Controlled Waters Principal Aquifer (Chalk) Potential to migrate through permeable strata Low Secondary Aquifer Potential to migrate through permeable strata Moderate /Low Grand Union Canal (Regents Potential to migrate through permeable strata Very Low Canal) Surface Waters Surface water run-off and drainage/sewerage Very Low network Ecology On site flora and fauna Root uptake Very Low Built Environment Water supply pipes / building Direct contract / aggressive attack Low fabric
A Phase 1 Geoenvironmental and Geotechnical Study concludes that the risks identified can be controlled or mitigated to an acceptable level of risk through a combination of measures including an appropriate ground investigation, adoption of standard good construction practice (including good ventilation, gas protection measures, and health and safety practices), appropriate design or mitigation measures including encapsulation and site remediation. On this basis, no significant geoenvironmental risks are anticipated to the identified receptors as a result of the Proposed Development. It is considered that, based on the research undertaken in respect of the Phase 1 Geoenvironmental and Geotechnical Study, the risks and resultant effects are sufficiently well understood and that based on the information currently available, it is likely that the residual effects associated with geoenvironmental considerations would be insignificant. On this basis, it is proposed that a ground conditions (including groundwater) impact assessment be scoped out of the EIA. The ES will however include the Phase 1 Geoenvironmental and Geotechnical Study (in ES Volume 3) and any subsequent reporting to this Study will also be presented. The ES (in Chapter 5: Demolition and Construction of the ES (Volume I)) will cite some of the industry recognised standards and best practice measures to ensure the protection of human health, controlled waters, ecology and the built environment. Site Investigation A site investigation will be undertaken to determine the nature and extent of any contamination of near surface soils and groundwater, confirm the ground profile across the site and provide data for geotechnical design purposes. The investigation will combine geotechnical and geoenvironmental objectives. The results of the site investigation will inform the foundation design and the remediation strategy (if any) required to mitigate potentially unacceptable risks associated with the redevelopment of the site. If the site investigation is not progressed pre-planning, a number of planning conditions attached to the outline planning permission are envisaged to cater for the required site investigation works, associated reporting and (if required) remediation prior to the start of works on site.
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FORMAT AND CONTENT OF THE EIA The proposed scope and structure of the ES is as follows:
• ES Volume 1 – a document which forms the main body of the ES and which comprises of the following non-technical and technical chapters:
- Chapter 1. Introduction to the ES; - Chapter 2. EIA Methodology; - Chapter 3. Alternatives & Design Evolution; - Chapter 4. The Proposed Development; - Chapter 5. Demolition and Construction; - Chapter 6. Socio-Economics and Health; - Chapter 7. Highways and Transport; - Chapter 8. Wind Microclimate; - Chapter 9. Daylight, Sunlight and Overshadowing; - Chapter 10. Light Pollution and Solar Glare; - Chapter 11. Air Quality; - Chapter 12. Noise and Vibration; - Chapter 13: Mitigation & Monitoring Schedule; - Chapter 14: Effect Interactions; - Chapter 15. Likely Significant Effects and Conclusions; - Chapter 16. Glossary and Abbreviations. • ES Volume 2: Townscape, Visual and Built Heritage Assessment – a separate townscape, visual and built heritage impact assessment document that will be accompanied by a full set of views and verified images, as agreed with the LBH as part of this EIA Scoping Process;
• ES Volume 3: Technical Appendices – comprises background data, technical reports, tables, figures and surveys. The following appendices are currently envisaged:
- Appendix A: EIA Scoping Report (and Appendices). Appendices to the EIA Scoping Report include:
- Archaeological Desk Based Assessment; - Preliminary Ecological Appraisal and Bat Survey Reports; - Geoenvironmental and Geotechnical Phase 1 Report. - Appendix B: EIA Scoping Opinion/s & Related Correspondence; - Appendix C: Planning Policy; - Appendix D: Parameter Plans, Design Guidelines and Development Specification; - Appendix E: Demolition and Construction Timeslices; - Appendix F: Wind Microclimate Technical Report; - Appendix G: Daylight, Sunlight and Overshadowing Technical Data; - Appendix H: Light Pollution Technical Data; - Appendix I: Solar Glare Technical Data;
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- Appendix J: Air Quality Technical Data; - Appendix K: Noise Technical Data; - Appendix L: Flood Risk Assessment (and Drainage Strategy); - Appendix M: Climate Change: Future Climate Projection and Supporting Information. • ES Non-Technical Summary (NTS) – this will be a separate document providing a concise description of the Proposed Development, the alternatives considered, any identified mitigation measures and the residual likely significant environmental and socio-economic effects. Schedule 4 of the EIA Regulations sets out the information for inclusion within an ES. In response to this Schedule of the EIA Regulations, Appendix C to this EIA Scoping Report provides a ‘way-finding’ table which sets out the information for inclusion within an ES and where this information will be presented within the ES for the Proposed Development.
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REQUEST FOR AN EIA SCOPING OPINION This Report requests a Scoping Opinion of the LBH pursuant to Regulation 15 of the EIA Regulations. The EIA Scoping Report suggests a comprehensive scope of work based on previous experience of the assembled team of specialists and existing knowledge of the site. The LBH and consultees are invited to consider the contents of this Report and comment accordingly within the five-week period prescribed by the EIA Regulations.
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APPENDIX A – Redline Planning Application Boundary