Nine Elms NTS 31-05-11 mjw - IEMA · 2018-07-20 · Nine Elms Parkside ES Non-Technical Summary...

Nine Elms Parkside ES Non-Technical Summary

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1. Introduction 1.1 The Application Royal Mail Estates Ltd (hereafter referred to as ‘the Applicant’) intends to seek outline planning permission for the demolition of existing buildings and construction of a residential led mixed use scheme at its site in Nine Elms, London, (hereafter referred to as ‘the Site’). The 5.64 hectare (ha) Site is located in the London Borough of Wandsworth (LBW) at National Grid Reference TQ 295 774. The Site location is shown on Figure 1.

Outline planning permission is sought for the demolition of the existing buildings and redevelopment of the site to create a mixed use scheme comprising residential, a Royal Mail Delivery Office and flexible retail, community and leisure uses, including the provision of a primary school. Provision is also made for hard and soft landscaping, and the reconfiguration and creation of new vehicular and pedestrian accesses into the site and works to the public highway.

Figure 1: Site Location

Reserved matters are submitted in relation to the appearance and scale of buildings B1, D1 and G only, as well as two access points into the site from Nine Elms Lane at the junction with Cringle Street and the junction with Mill Pond Lane. All other matters relating to appearance, scale, layout, landscape and access are reserved for subsequent approval.

1.2 Brief Description of the Site The Site is located on the south bank of the River Thames in the LBW. It is bounded to the north by Nine Elms Lane, to the east by Ponton Road, to the west by New Covent Garden Market and to the south by light industrial/commercial buildings. The Site lies at the heart of Nine Elms. Formerly a major industrial zone, the area is now identified in the London Plan as an Opportunity Area and the Greater London Authority (GLA) have published a draft Opportunity Area Planning Framework (OAPF) for Nine Elms, which promotes residential led mixed use development of the area.


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Figure 2: Planning Application Red Line Boundary

Currently the Site comprises the South London Mail Centre, Delivery Office serving postcodes SW1 and SW3, Cashco, Vehicle Operations Centre and a Vehicle Services Workshop. The Site does not include any listed buildings and is not within a conservation area, although a number of conservation areas and listed buildings lie in the wider area including the landmark Grade II* Listed Battersea Power Station.

The Site is located within the Central Activities Zone (CAZ) and Vauxhall Nine Elms Battersea (VNEB) Opportunity Area (OA) as defined in the London Plan. The Site is also allocated as a Site for ‘mixed use development including residential’ in the emerging LBW Local Development Framework (LDF) Site Allocations Preferred Options. The redline planning application boundary is shown in Figure 2, whilst an aerial view of the site is provided in Figure 3.

1.3 The EIA Process URS Corporation Limited (URS) has been commissioned by the Applicant to undertake an Environmental Impact Assessment (EIA) in line with the Town and Country (EIA) (England and Wales) Regulations 1999 (as amended).

The results of this process are presented in the Environmental Statement (ES) and accompanying technical appendices. This document, known as the ES Non-Technical Summary (NTS), provides an overview of the findings of the EIA. The ES NTS has been prepared for a general audience including parties potentially affected by the Proposed Development.

The Proposed Development falls within Schedule 2 Section 10(b) ‘Urban Development Projects’, as defined by the EIA Regulations. The total area of the Proposed Development is 5.44 hectares (ha). The size of the Proposed Development exceeds the applicable threshold of 0.5 ha identified in Schedule 2, paragraph 10 (b), column two and therefore an EIA is to be undertaken in light of the Proposed Development’s site area and potential impacts to sensitive receptors in proximity to the proposal site.

Sensitive receptors in the vicinity of the Site which have the potential to be affected by the Proposed Development have been identified. The criteria for identifying those receptors which are considered to be potentially sensitive include the nature of the receptor, proximity to the works, and extent of exposure to impacts and impact interactions. The identified sensitive receptors include: views to and from the site; local conservation areas; road and pavement users;


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neighbouring commercial, retail and residential property and nearby safeguarded wharfs.

The ES describes the potential impacts of the Proposed Development during the demolition, construction and operational phases. It has considered the likely impact of the Proposed Development on its neighbours, local environment, both the local and regional economy and the wider project area. Beneficial and adverse, short, medium and long-term impacts have also been considered. Mitigation measures to either eliminate or reduce adverse impacts have been incorporated into the project design wherever possible and are detailed within the ES.

The ES has highlighted the residual impacts, which are those impacts that remain following the incorporation of any identified mitigation measures. The significance of residual impacts has been evaluated with reference to definitive standards, accepted criteria and legislation where available. Where it has not been possible to quantify impacts, qualitative assessments have been carried out based on professional experience and judgement.

Impacts have been classified as being adverse, negligible or beneficial in significance and either minor, moderate or major in magnitude. Where possible, impacts have also been assigned a geographic scale; for example, Local, District or Regional.

The ES also describes the consultation process undertaken to ensure that the views and concerns of interested parties and statutory consultees have been given due consideration in the design process.

1.4 Parameter Based Planning Approach

The Proposed Development is expected to be constructed over approximately 188 months. As such, the Development Specification and Parameter Plans have been designed to include a degree of flexibility to accommodate future requirements.

The approach involves establishing parameters that govern or define the range of development possibilities - and hence the likely significant environmental effects. As an example, parameters are set for maximum building heights within the various parts of the site, enabling the EIA team to determine and assess the likely changes in specific views.

Since the phasing and the final form of the Proposed Development cannot be fully defined at this stage, the EIA assesses the ‘worst case’ scenario. This may be different for each topic considered in the EIA, therefore, each topic identifies its own ‘worst case’ for assessment.

1.5 ES Documentation The ES comprises:

• ES Volume I: Main Chapters - This document presents the findings of the EIA and is divided into a number of background and technical chapters supported with figures and tabular information for clarity of reading;

• ES Volume II: Townscape, Conservation and Visual Impact Assessment - This document comprises a standalone Heritage, Townscape and Visual Assessment accompanied by a set of views and images;

• ES Volume III: Technical Appendices - The Technical Appendices provide detail on the assessments undertaken and information used to inform the ES Volume I; and

• ES Non-Technical Summary: This document - which provides a summary of the Proposed Development and the findings of the ES using non-technical language.

Figure 3: Aerial view of the Site from the East

2. Scoping and Consultation The EIA has included a programme of ongoing consultation, which is critical to the development of a balanced ES. Views of statutory and non-statutory consultees serve to focus the studies and identify those issues, which require further investigation. A number of amendments have been made to the design of the Proposed Development following the receipt of consultation comments.

Key consultees involved in the evolution of the Proposed Development design and preliminary assessment of environmental impacts have included:

• LBW Planning, Design, Education and Transport Officers;


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• LBW Elected Members;

• LBW Arts Team;

• Greater London Authority (GLA) Planning, Design and Energy Officers;

• Transport for London (TfL);

• Commission for Architecture and the Built Environment (CABE);

• English Heritage (EH);

• Environment Agency (EA);

• Port of London Authority;

• The Civil Aviation Authority (CAA);

• Greenspace Information for Greater London (GiGL) - formerly the London Wildlife Trust (LWT);

• London Borough of Lambeth (LBL) Planning Officers; and

• The Battersea Society.

In addition, proposals have been developed through working very closely with the following surrounding landowners and professionals:

• Ballymore Group and their masterplan architects Terry Farrell and Partners;

• Covent Garden Market Association (CGMA) and their masterplan architects Foster and Partners;

• St James, their architects Rogers Stirk Harbour and Partners and their landscape architects Gillespies;

• Treasury Holdings and their masterplan architects Rafael Viñoly Architects; and

• The State Department of the United States Government and their architects Kieran Timberlake and landscape architects Olin.

The following landowners have also been consulted during the masterplan development period:

• Christies;

• Government Car Service;

• Metropolitan Police; and

• Local residents and owners.

As noted above, the Applicant has consulted with local residents, owners and occupiers of the adjacent properties including surrounding landowners, businesses and developers. A public exhibition was held at Battersea Studios for 3 days between the 11th and 13th November 2010 at which members of the design team were present to provide the public with an opportunity to review and comment on the application proposals. This was considered to be the most effective method of ensuring adjacent residents and others with an interest in the site, including amenity groups and local businesses, were fully

informed of the proposals by providing them with the opportunity to have a personal explanation of the proposals and to discuss and comment on them. In addition, a website was set up to provide information on the scheme. The Statement of Community Involvement (submitted in support of the Planning Application) provides a description and account of the consultation undertaken by the Applicant with stakeholders.

3. Planning Policy Context The Proposed Development has been assessed against relevant national, regional and local planning policies. Planning policy has been considered in each technical chapter of the ES as appropriate for the consideration of likely environmental impacts.

The guiding land use and planning document for the area is the London Plan (2008, consolidation with the changes since 2004), which sets out the spatial strategy and policy context for how and where growth is to be optimised. The London Plan is currently going through a review process and the draft Replacement London Plan will replace the London Plan at the end of 2011 and therefore forms part of the key planning considerations.

The Mayor is also preparing the VNEB OA Planning Framework Document, which includes the area within which the Site is located. This will be used to guide design principles and assist decision makers in the development control process.

LBW adopted their Local Development Framework (LDF) Core Strategy in October 2010, which outlines the local planning policy and guidance to which new developments have to adhere to. In addition, a number of the saved policies of the LBW Unitary Development Plan (UDP) are still relevant.

In summary, the proposal has been designed in consultation with the local planning authority and other relevant bodies, taking into account the spectrum of adopted and interim Development Plan Policies, Regional Planning Guidance and National Planning Policy aspirations.

The current application provides the opportunity to redevelop the existing Site more intensely and provide more sustainable environmental and social benefits, as well as enhancement and improvements to the public realm.

4. Alternatives and Design Evolution

Under the EIA Regulations (as amended), an ES is required to provide “an outline of the main alternatives studied by the applicant or appellant and an indication of the main reasons for choice, taking into account the environmental effects”. The alternatives analysis is a key part of the EIA process and serves to ensure that


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environmental considerations are built into the project design at the earliest possible stage.

The EIA has considered the ‘no development’ alternative, the use of ‘alternative sites’ and ‘design evolution’ in accordance with the EIA Regulations. The ‘no development’ option has been ruled out largely because it would result in the site remaining in industrial use and would prevent the realisation of many of the principles of the VNEB OAPF masterplan, in particular the Linear Park, which is proposed to run through the centre of the Site.

No alternative sites were considered as part of the proposal for Nine Elms Parkside. The proposal brief and the subsequent masterplan proposal were brought forward specifically in response to the emerging VNEB OAPF and the prospective availability of the Royal Mail site. The Proposed Development has therefore been designed as a direct response to the specific sites potential.

The scheme evolved through a significant period of design development and consultation which were guided by a common set of principles, namely:

• The masterplan would facilitate a large section of the VNEB Linear Park;

• The masterplan would provide for, and facilitate the extension of north-south routes through the Site as part of a wider ambition to establish linkages between land to the south of the viaduct and the river;

• The masterplan would support the wider ambitions to create a stronger sense of place along Nine Elms Lane;

• The masterplan would coordinate with adjacent masterplans;

• Buildings of up to thirteen storeys are an appropriate scale for very large spaces formed by the park and Nine Elms Square; and

• Taller buildings are appropriate in key locations such as those that frame views into the Opportunity Area from the river, at key crossings and at the termination of view corridors.

The key phases of the design evolution are set out below:

December 2009 to Feburary 2010: Following analysis of routes and spaces emerging in the broader masterplan, a basic pattern of plots was established and in conjunction with Wilkinson Eyre Architects, a number of options and configurations were explored for the re-location of the Royal Mail Delivery Office within these. The southernmost plot was selected, as this was of sufficient size and provided the greatest number of options for future access arrangements.

March 2010: Following advice from TfL, Site access to Nine Elms Lane was moved to align with the existing junction at Cringle Street (Figure 4). The plot forms (i.e. the

areas where buildings would be located) also evolved to form the Park Basin and to open up the north-south route, along the line of the old millpond from this space to Tideway Wharf. The pattern of buildings took the form of a series of open courtyards with the southern ones anticipating development on sites to the south to complete the courtyard form and the northernmost opening toward the river. Taller elements rose from the ends of these blocks.

Figure 4: March 2010 Evolution

April to May 2010: This phase saw the simplification of the block forms with the reformation of plots B and D to more emphatically define Nine Elms Lane and Mill Pond Lane and buildings on the north of the Site, framing views into the Opportunity Area taking the form of linear bar buildings and rising to a maximum of 28 storeys (Figure 5 - identifies storey heights)). The tower at the eastern end of the Site, participating in the setting of the Embassy and at the crossing of the park and a key north south route, rose to 29 storeys. A tall building on the western end of the Site, marking the entrance to the linear park rose to 20 storeys. A new public square was introduced to Nine Elms Lane.

Figure 5: April to May 2010 Evolution

May to June 2010: Consultation with the GLA and LBW saw the progressive broadening and strengthening of the Linear Park though the Site. Following advice from the GLA, these building heights were reduced to 20 and 23 storeys in order to avoid any impact to the skyline profile of the Palace of Westminster in views from Hungerford Bridge and Waterloo Bridge (Figure 6).


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Figure 6: June 2010 Evolution

July to October 2010: Following precedent case study visits in the UK and Europe, the built form character for the outline parts of the masterplan was shaped by the development of buildings with distinct characters through exportation into residential plan forms (Figure 7). Following consultation with the LBW and a visit to an example installation in the Wembley masterplan, a pneumatic waste collection system was developed for the Site. The character of public open spaces and the Linear Park was also developed in this period following the appointment of Camlins Landscape Architects.

Figure 7: October 2010 Evolution

November 2010: Following ongoing consultation with LBW and GLA, building heights generally across the Site were reduced again and the park was widened further. The taller buildings at the northern corner of the Site were simplified. The landscape and use strategies for the park, the square and the streets were developed (Figure 8).

December 2010 to March 2011: Following continuing consultation with the LBW, a primary school was developed for the Site in line with the LBW’s Area Spatial Strategy and as identified in the VNEB Development Infrastructure Funding Study. Façade and floor plans of the taller buildings were also developed and discussed with the

LBW. Streets were widened to a minimum of 20 m (or 10 m from boundaries). The principle of an outline planning application, but with Reserved Matters applications for the form and appearance of the tallest three elements was agreed with LBW.

April 2011: Following final discussions with the LBW planning officers, the building on the western end of the Site was reduced further in height to a maximum of 13 storeys. In addition, the eastern buildings were moved away from the Embassy by 12 m to widen the Linear Park at this point.

In summary, the form, layout and design of the Proposed Development are the result of an extensive process in which a large number of options have been explored, and a wide range of factors taken into consideration. The replacement of the existing buildings on site offers the opportunity to establish a new mixed-use urban quarter with new public spaces and patterns of permeability.

5. The Proposed Development The Proposed Development has been designed by Allies and Morrison architects. The proposed scheme will provide a total of 222,120 square metres (m2) gross external area (GEA) of residential led, mixed use development around a significant new public park and a network of pedestrian orientated streets and spaces. Parameter plans have been identified for the scheme, which identify the potential maximum quantum of development. Key details of the Proposed Development are as follows:

• Residential use will comprise 78% of all floor area ( a maximum of 172,528 m2 GEA), with a maximum potential of 1,870 homes being provided;

Figure 8: November 2010 evolution


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• The scheme will also provide up to 9,060 m2 GEA of ‘A’ and ‘D’ class uses. A uses include retail, professional services and food and drink (shops, restaurants, cafes and bars). ‘D’ uses include a primary school, nursery and sports hall. The provision and location of ‘D’ uses will be subject to further discussion with LBW;

• 24,233 m2 of car parking, circulation, storage and plant room will be provided below ground level and in courtyard podiums. A maximum total of 561 car parking spaces will be provided as well as a minimum of 2,295 cycling spaces and docking stations for the London Cycle Hire Scheme;

• The scheme will provide up to 16,299 m2 GEA of employment uses within use class B8. This is expected to be provided by the Royal Mail Delivery Office;

Figure 9: Overview of Development plots

• A new energy centre will be provided to supply the Site with hot water and electricity. This will have the provision to connect to a local district heating system and will be located within Plot C in the south west corner of the site;

• A pneumatic waste collection system will be provided for the Site. Serving all uses, this system will deliver all waste to a centralised waste collection station located within Plot C in the south west corner of the site;

• A new park, Nine Elms Park, will provide a focal point for the Proposed Development. The park runs through the entire Site and provides public recreation and play space, sustainable urban drainage and new ecological habitats; and

• A new public square, Nine Elms Square, is provided to the south of Nine Elms Lane and a series of new streets are proposed though and, in conjunction with adjacent landowners, around the Site.


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The total floor space per use is set out in Table 1 below.

Table 1: Summary of Area Schedule

Land Use Use Class Gross External Area (m2)

Retail/Community A1/A2/A3/A4/A5/D1 9,060

Residential C3 172,528

Storage and Distribution

B8 16,299

Parking, Servicing, Plant, Storage

- 24,233

TOTAL - 222,120

The exact percentage of affordable housing provided by the Proposed Development will be reviewed through discussions with the LBW and through the completion and update of the viability toolkit. For the purposes of this assessment it is assumed that approximately 15% of the total units are affordable. This is made up of units subsidised below market values, shared ownership (sometimes referred to as intermediate housing) or rented to Council tenants (social rented). The residential tenure mix is shown in Table 2 below.

Table 2 – Assumed Unit Mix by Tenure (for ES only)

Studio 1 bed

2 bed

3 bed

4 bed Total

Market 90 431 713 293 59 1587

Affordable 0 106 101 55 21 283

TOTAL 90 538 814 348 80 1,870

% 4.8 28.8 43.5 18.6 4.3 100

Buildings B1 and D1

Buildings B1 and D1 are identical but mirrored versions of one another. The eastern and western elevations of each building lie opposite one another either side of Nine Elms Square. A distance of 20 m separates them. The buildings work together to both frame views into the Nine Elms Park from the river and Nine Elms Lane and mark the location and orientation of the former millpond that ran though the Site from Tideway Wharf.

As a contextual response, buildings B1 and D1 each rise to a shoulder of 16 storeys before setting back to form ‘tops’ which continue a further 3 storeys to reach a height of 19 storey’s. They rise to a total height of 63.5 m Above Ordnance Datum (AOD).

The ‘outer’ elevations of the buildings are characterised by their deep recessed balconies. Grouped vertically into sets

of three, these balconies are set within tall, white reconstituted stone ‘shells’ (Figure 10). Floor slabs are expressed every third floor with a simple reconstituted stone capping.

Figure 10: Buildings B1 and D1

Building G

This building lies adjacent to the proposed new United States Embassy. Together with tall buildings proposed on the neighbouring Ballymore ownership (Embassy Gardens), it forms an important part of the setting of this building. The building also lies on a key route from the south towards the river. Given this prominent location, the building is taller than others on the masterplan – rising to 23 storeys, and 76 m AOD, in height (Figure 11).

Each of the building’s three elevations are identical. They share a similar palette of materials as buildings B1 and D1 and are conceived as two layers, an outer layer of reconstituted stone and an inner layer of bronze coloured metal.

Figure 11: Building G


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Outline Application Buildings

The Maximum Envelope establishes the maximum building heights possible within different zones of each plot (Figure 12). These have been determined by assessing the particular spatial context of each zone though on going consultation with LBW.

Since the proposals for each plot are principally for residential uses the maximum envelope, with the exception of plot A, prescribes a perimeter block form for each plot. Specifically, it establishes the principle that, the north of the park, Plots B and D are each open U shaped blocks perimeter blocks with their northern sides enclosed by buildings B1 and G1 respectively. To the south of the park, Plots C, E and F are each open U shaped blocks, but instead open to the south to allow complimentary development to come forward on the rear sites to complete the block perimeter.

Illustrative Scheme

An illustrative scheme (Figure 13) has been produced for the outline application part of the Site. It shows one possible way of developing each plot within the parameters set out in the Parameter Plans and the Development Specification, and under the guidance of the building and public realm Design Codes.

Figure 13: Illustrative Scheme

Plot C

Figure 12: Maximum Height Parameters


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Plots A, B, D, E, F and G

The predominant use of each of the above plots is residential, whilst including some provision for alternative ground floor uses (e.g. Class ‘A’ and / or ‘D’ uses).

Plot C

Plot C is likely to be one of the first phases developed and as such, in addition to an L-shaped residential block – providing the appropriate scale and continuity of the built form around the park. This Plot houses a number of facilities required to be delivered first to permit the masterplan to proceed. These include:

• Royal Mail Delivery Office;

• Waste Collection Station and Energy Centre; and

• School and Community Facilities.

Figure 14: Maximum Parameter Massing

The ‘re-provided’ Royal Mail Delivery Office lies below the podium level. It comprises an internal ground floor vehicle loading area, a large ground floor operational area and a basement vehicle parking area. A mezzanine level provides staff facilities and houses building services plant. The existing Delivery Office located adjacent to the proposed new US Embassy will be relocated to this new facility.

Directly abutting the north-eastern edge of the Delivery Office are two key pieces of site-wide infrastructure, the Waste Collection Station and the Energy Centre. Both uses are accessed from Haines Street. These uses are also ‘laminated’ with residential uses.

The council have identified the provision of a two form entry primary school as part of the infrastructure improvements which are required as part of the OA. A primary school has therefore been within Plot C (Figure 15).

The facilities are accessed from an entrance at the eastern corner of the Plot where a grand public stair rises within a tall glazed gallery that runs along the entire south-western edge of the Park Basin. Large community rooms lie below the rising stair at ground and first floor landing levels. A

large passenger and goods lift located near the entrance provides step free access to all levels. The stair and lift emerge in a long upper gallery with views across the park toward the river and the US Embassy. The school hall and sports changing facilities open onto this space.

Located at the end of the long gallery, and lying at the eastern corner of the Plot, is a Four Court multi-use sports hall, with sufficient space for up to four badminton courts and sufficient height for major competitions in a range of activities. The sports hall opens on to an outdoor multi-use artificial turf pitch.

The school lies in the centre of the block. Its entrance lies directly adjacent to the sports hall at the end of the long gallery. It takes the form of a cloistered courtyard, with classrooms, a nursery and staff wrapping around the four sides of a large but intimate open play area.

Figure 15: Proposed Primary School

Public Realm

The landscape and public realm design principles for Nine Elms Parkside builds on the current policy as set out by the LBW Site Specific Allocation Document (SSAD) and the VNEB OA Framework developed by the Greater London Authority. These set the structure within which the landscape framework evolves to establish a future public green narrative.

Nine Elms Parkside public realm contains a range of spatial types (Figure 16). They have evolved through an iterative and integrated process whereby design disciplines have tested end explored the size, scale, associated activities and influences of built edges including cross ownership interactions. Each of the types of space will perform different but sometimes overlapping functions. The spaces are categorised as follows:


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• Streets - main streets, side streets, neighbourhood

streets;

• Linear Park;

• Neighbourhood green;

• Squares; and

• Communal courtyards and gardens.

Figure 16: Landscape Overviews

The Linear park dominates the public realm provision,

providing a large, open, traffic free, green recreational

space. The LBW Site Specific Allocation Document (SSAD)

and the VNEB OA Framework developed by the Greater

London Authority sets out a linear park connecting

Vauxhall Station to Battersea Park. It is proposed that an

area of minimum width 30m is developed as urban

parkland at the heart of any future proposal.

In addition to providing a new pedestrian and cycle route

parallel to Nine Elms Lane, the park will act as a focal point

and recreational resource for the new communities at Nine

Elms, a leisure destination for local residents. Developing

the park with a strong visual and physical identity will

contribute to the knitting together of developments

throughout the VNEB OAPF. The park will also provide the

opportunity to carry CCHP/ CHP energy networks from site

to site across the Opportunity Area as well as providing

sustainable flood attenuation measures.

Figure 17: Landscape Plan


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Vehicular access

Two new junctions are proposed to provide access from Nine Elms Lane. These junctions provide access to each Plot within the site two streets. The junction at Moat Street provides vehicular access to Plots A, B and C while a new junction at Mill Pond Lane provides access to Plots D, E, F and, via a basement shared with Plot F, Plot G. Although resulting in two park crossings, this strategy avoids the running of vehicles along the length of the park.

6. Demolition and Construction The Proposed Development will involve the demolition and clearance of the existing on-site buildings. The demolition and construction programme is anticipated to last approximately 188 months and will comprise seven distinct phases. Table 3 below provides a brief overview of each phase an the associated activities.

Table 3: Key Demolition and Construction Phases

Activity Approximate Months*

Phase 1: Pre-Construction

Demolition of existing Mail Centre and Workshop buildings. Geotechnical and other surveys as required. Breaking out of vehicle yard slab and contamination remediation as appropriate

15 months

Phase 2: Plots C and D

Construction of new RMG Delivery Office

Construction of residential block D (buildings D1 and D2)

42 Months

Phase 3: Plot B

Construction of residential block B (buildings B1 and B2)

40 Months

Phase 4: Plot A

Construction of residential block A 26 Months

Phase 5: Plot E

Construction of residential block E

Demolition of existing Delivery Office and site remediation as required of plot F

36 Months

Phase 6: Plot F

Construction of residential block F including shared basement with Plot G

34 Months

Phase 7: Plot G

Construction of building G1 from Ground floor up

21 Months

TOTAL 188 Months

*Some activities will overlap

All works will be undertaken in accordance with LBW’s Code of Practice “Control of Pollution & Noise from Demolition & Construction Sites”, 2008. Work will include:

• Demolition;

• Contamination remediation;

• Piling/substructure construction;

• Superstructure construction; and

• Fit-out.

Due consideration will be made to the proposed Northern Line Extension running tunnels which are currently outlined to flow underneath the site. Similarly, a suitable geo-engineering solution will be developed should any remaining gas work structures be found at the site.

A series of measures will be put in place to protect residents and other users who occupy the early phases of the Proposed Development before the rest of the scheme is complete. Measures include careful planning of access and egress arrangements and the use of large scale hoarding to protect the newly introduced receptors from the ongoing construction works.

An Environmental Management Plan (EMP) that will apply to all contractors, sub-contractors, trade and site management will be produced prior to the commencement of any onsite works. The EMP will place obligations on contractors to adopt best environmental practice and reflect the LBW’s Code of Practice “Control of Pollution & Noise from Demolition & Construction Sites”. The EMP will include detailed working procedures for the control of emissions and environmental risk and will include:

• A description of the project team’s trade contractor’s intentions in broad terms;

• A Demolition and Construction Method Statement (DCMS) providing a clear and succinct description of what has to be demolished and built, the methods on which the pricing, the deconstruction and construction process, duration of activities (including the needs for temporary works) have been based;

• A demolition and construction programme showing what will be necessary to meet completion, including a full schedule of materials and manpower resources, as well as plant and equipment schedules;

• Detailed Site layout arrangements during the entirety of the deconstruction and construction phase and identification of any issues that may arise in relation to access. This will include plans for Site accommodation, facilities for vehicle manoeuvres on Site, material delivery and storage plans, as well as requirements for temporary works;

• The broad plan of the deconstruction and construction works, the various stages and its context within the whole project;


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• Prohibited or restrictive operations (locations, hours, etc);

• Details of deconstruction and construction operations highlighting any operations likely to result in disturbance (e.g. working hours outside the core working period), with an indication of the expected duration of each phase and key dates;

• A procedure for prior notification to the LBW of any demolition/construction operations likely to cause disturbance and other relevant statutory and non-statutory parties, so that the local arrangements can be agreed. For example, special access to the Site and departures from target criteria set out in the EMP and proposals of how such impacts, if any, will be minimised;

• A procedure to undertake a regular project progress dialogue with the LBW and the local community, through publicity, mailings (e.g. through a newsletter and or website) and regular meetings to provide information on any demolition/construction operations likely to cause disturbance;

• Provisions for public relations to register complaints and the procedures for responding to complaints;

• Provisions for reporting to the client and the LBW;

• Details of access to the Site and proposed routes for HGVs travelling to and from the Site;

• Details of all works involving interference with a public highway, including temporary carriageway closures, realignment and diversions and movements of wide loads;

• Housekeeping procedures; and

• The environmental management procedures, requirements and mitigation measures for the construction of the works.

A summary of the impacts associated with the demolition and construction phase are discussed in each of the sections below.

7. Waste and Recycling In line with the Site Waste Management Plan (SWMP) Regulations 2008, the Principal Contractor will produce a SWMP to identify the types and quantities of waste generated throughout the demolition and construction phases of the Proposed Development. Where possible, building materials and gross cut and fill that are generated during the demolition and construction phase, will be re-used or recycled, (either onsite or elsewhere). Tight controls will also be implemented to ensure that waste is disposed of in accordance with the Duty of Care Regulations 2003.

A pneumatic waste collection system has been proposed for the storage and transportation of waste during the

operational phase. Occupants of the Proposed Development are required to separate their waste into three different streams including non-recyclable, mixed dry-recyclate and organic kitchen waste and deposit it in the dedicated inlets provided within the courtyards and upper storey lift lobbies. Waste is then transported under pneumatic pressure though a network of underground pipes to a centralised storage facility where it be will collected by a registered waste collection company for further treatment or final disposal.

8. Sustainability An assessment of the Proposed Development’s Sustainability credentials has been undertaken, based around those issues identified in the Mayor’s ‘Sustainable Design and Construction SPG’.

The key beneficial impacts of the Proposed Development in relation to sustainability can be summarised as follows:

• Provision of a Site that is accessible to all, including the disabled and promotes pedestrian and bicycle access;

• Provision of a high quality, sustainable mixed-use scheme;

• Provision of water efficient fittings and metering of water usage;

• Sustainable procurement of materials and specification of materials with a high Green Guide rating;

• Maximisation of recycling and implementation of the best practicable environmental options for non-recyclable residual waste;

• Use of sustainable, energy efficient building techniques and passive design;

• Good practice environmental design, including good daylight, ventilation and acoustics;

• Minimisation of noise and air pollution sources during construction and operation;

• Storage for a minimum total of 2,295 bicycles for residents. The provision of these facilities will encourage the use of travel to the Site on foot and bicycle;

• Provision of ecological enhancements such as bird boxes and the planting of native trees; and

• Incorporation of ‘Secured by Design’ principles in the design process.

The scheme intends to achieve energy consumption reductions through the implementation of passive design and energy efficiency measures and meeting part of the remaining energy demand through the incorporation of low and zero carbon (LZC) technologies. The energy strategy


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demonstrates how the Proposed Development considers the Mayor’s energy hierarchy (and the detailed guidance provided in the GLA Energy Team Guidance on Planning Energy Assessments) and includes:

• Passive design and energy efficiency (i.e. use less energy – Be Lean);

• Energy efficient supply of services (i.e. supply energy efficiently – Be Clean); and

• On-site renewable energy technologies to provide energy (i.e. use renewable energy – Be Green).

The Proposed Development will meet its heating, cooling and electrical demands while at the same time reducing to realistic minima its energy consumption and associated CO2 emissions to the atmosphere. Furthermore, the scheme will incorporate a minimum of 1,000 m2 photovoltaic’s onto suitable roof areas of the Proposed Development to further offset energy demand.

Additionally, the Proposed Development seeks to achieve:

• A Code for Sustainable Homes (CSH) Level 4 rating for the residential areas, which requires a 44% reduction in the CO2 emissions of the Dwelling Emission Rate (DER) over the Target Emission Rate (TER) – as define in Building Regulations Part L 2006; and

• A Building Research Establishment Environmental Assessment Methodology (BREEAM) Excellent rating for the non-residential uses, which includes a mandatory requirement for an Energy Performance Certificate (EPC) rating of less than 40.

9. Socio-Economics An assessment was undertaken to identify the extent to which the Proposed Development conforms to relevant socio-economic planning policy at appropriate spatial levels. In particular, the assessment included:

• An economic impact assessment, including employment impact on the labour market and additional local spending; and

• A review of other relevant socio-economic impacts, resulting from the residential development, including the provision of new housing and its demand on existing social infrastructure such as primary health care and open space.

Approximately 279 jobs will be created per year during the demolition and construction phase, with 504 jobs created once the Proposed Development is operational, and at least a further 35 jobs created as a result of the new primary school. Once operational the 1,870 residential units are expected to provide accommodation for approximately 3,210 residents, contributing significantly to the housing stock in the Borough.

The increase in demand on health and education as a result of the new residents has been assessed as being of negligible significance. In addition, the new primary school and nursery will provide a total of 420 places, which will lead to a minor beneficial impact.

It is estimated that the scheme will lead to a net increase in local spending of around £50.5 million including indirect and induced regional spending, equating to a moderate beneficial impact.

The Proposed Development includes a large area of public open space, including a 1.6ha contribution to the VNEB OA linear park, in an area of open space deficiency (equating to a moderate beneficial impact). The Proposed Development will also provide a minimum of play space of 2,320 m2.

The Proposed Development will provide a positive step towards meeting the new build housing targets (including affordable housing) of the Borough and Greater London, and the demand for high quality residential accommodation in Greater London (resulting in a moderate beneficial impact).

In summary, it is considered that this Proposed Development would have an overall beneficial economic impact on the Greater London economy, through the provision of employment (and through associated leakage and multiplier effects) and will provide much needed housing and open space in the area.

10. Transport Transport issues identified in the draft LDF indicate that environmental impacts are a key factor affecting the provision of new developments. Therefore, an assessment of the impact which the Proposed Development has on the surrounding transportation network, with particular focus on highway, public transport, cycling and pedestrian amenity has been undertaken. The assessment looks at the interaction between the existing transportation network and predicted future transportation movements associated with the Proposed Development.

The Proposed Development provides a maximum total of 561 car parking spaces. Electric car charging points have also been included in the development. A minimum total of 2,295 cycle spaces will be provided on site for residents, with a further 119 for staff and visitors to the site.

The Site’s Public Transport Accessibility Level (PTAL) rating varies between ‘very poor’ and ‘good’. There is a variety of public transport within a reasonable walking distance. This includes the Battersea Park and Vauxhall Stations which are well served by the London Underground and National Rail services. London bus services stop adjacent to the Site providing a 24 hour service. Furthermore, the planned extension to the Northern Line underground line will lead to a further improvement of the Site’s PTAL rating.


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During the demolition and construction phase the local highway network will experience an increase in the number of heavy goods vehicles (HGV’s). However, following the incorporation of a number of mitigation measures, the impact to local road users, pedestrians and cyclists is expected to be negligible.

Once operational, there is predicted to be a negligible increase in car trips over the current Site usage and the local highway network will absorb the trips associated with the Proposed Development. The number of trips generated by the Proposed Development associated with the public transport network (e.g. bus, tube and train) will increase slightly. However these are not expected to be significant and there is existing capacity to cope with the small increase in demand.

It is considered that the overall trips associated with the occupation of the Proposed Development do not have a material environmental impact.

11. Wind The construction of new buildings has the potential to alter local wind conditions, with the building height, shape and the relationship with neighbours all contributing to the way in which wind is diverted down to street level and then moved around the streets. These changes can affect both pedestrian comfort and safety and the overall suitability of the Site for its intended pedestrian use.

Therefore, a wind tunnel assessment of the impact of the Proposed Development upon the local wind microclimate of the Site and surrounding area has been undertaken. In particular it considers the potential effects of wind upon pedestrian comfort and safety (Figure 18).

Figure 18: Photograph of Wind Tunnel Model

The meteorological data for the Site indicate that the prevailing winds are from southwest. Winds from the northeast are also frequent during spring and winter seasons. For the existing Site, the wind microclimate is

expected to be safe and suitable for leisure walking or better during windiest season (winter months).

In the presence of the Proposed Development, the general wind conditions within the Site are also expected to be safe for pedestrians and suitable for leisure walking or better during the windiest season. The wind microclimate around exposed sections including the roof terraces, balconies and pedestrian thoroughfare are expected to be suitable for their intended use following the incorporation of suitable mitigation (e.g. recessed entrances, screening, planting etc). All the remaining entrances are considered to be suitable for the intended pedestrian use. Identified impacts therefore range from negligible to beneficial.

Once the Proposed Development is in place, the wind microclimate in the surrounds is expected to be the same or better, than the existing situation.

12. Daylight, Sunlight and Overshadowing

An assessment was undertaken to identify the impacts the Proposed Development has upon daylight, sunlight and overshadowing and solar glare on the surrounding area. Additionally, an assessment of the internal daylight and sunlight levels received at the proposed Development was undertaken.

The British Research Establishment (BRE) Guidance “Site Layout planning for Daylight and Sunlight - A guide to good practice”) is the predominant reference against which these amenity issues were considered for residential properties.

Throughout the design stage of the Proposed Development, mitigation measures have been adopted and incorporated into the design as and when the continual assessment highlighted any potential adverse impacts. These mitigation measures included reductions in the height and massing of the maximum parameters of the Proposed Development.

The assessment identified that none of the properties immediately surrounding the Site are residential in nature, hence no baseline assessment of the current levels of daylight and sunlight amenity within the surrounding buildings was necessary.

The level of impact in relation to the daylight, sunlight, shadow and solar glare position will vary throughout the construction phase, depending on the level of obstruction caused. The impact will almost certainly be less than that of the completed development, given that the extent of permanent massing will increase throughout the construction phase, until the buildings are complete.

Once built and operational, a negligible impact is anticipated on daylight and sunlight levels at surrounding properties. The results of the permanent overshadowing study (on existing and newly created public realm areas) are fully BRE compliant and thus the impacts are


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considered to be negligible. The Transient Overshadowing impact is also considered to be negligible.

In terms of internal daylight and sunlight, analysis shows that, overall and with careful design in terms of room locations, glazing area and room sizes, there is potential for good daylighting within the residential elements of the proposed scheme.

The expectation for sunlight amenity within the urban built environment is much lower when compared to suburban locations. The Nine Elms site forms part of the Local Authority’s planning policy to extend London’s Central Activities Zone and significantly intensify development density to create a new inner city environment. The extent of non BRE compliance in terms of sunlight amenity is, therefore, not unreasonable given the nature and location of the Site.

The solar glare assessment has considered two views, one looking east and another looking west along Nine Elms Lane (the extent to which vehicular traffic would use the roads). The solar glare assessment predicted a negligible impact.

Furthermore, a cumulative assessment was undertaken to assess the potential impacts future nearby schemes may have upon the Proposed development (and vice versa). Impacts were found to range from negligible to minor adverse.

13. Air Quality An assessment of the potential impact to local air quality resulting from the Proposed Development has been undertaken. In particular, it assesses the impacts associated with emissions generated by road traffic and combustion plant attributed to the operational phase of the Proposed Development, as well as exhaust emissions from the construction plant and the potential for dust generation during site works. The assessment has looked at both the impacts associated with nearby sensitive receptors and those impacts associated with future inhabitants of the Proposed Development

A review of baseline data has identified that the Site does lie within an Air Quality Management Area (AQMA). LBW declared the Borough as an AQMA, indicating exceedences of the Air Quality Strategy objectives across the entire borough (in relation to Nitrogen Dioxide (NO2)).

Any impacts arising from demolition and construction dust are predicted to be, at worst, minor adverse at the Site boundary, lasting only for the duration of the construction phase. A number of mitigation measures have been recommended to minimise these effects in accordance with London Councils, 2006, “The control of dust and emissions from construction and demolition Best Practice Guidance”. These measures will be captured and implemented as part of the Site EMP.

The significance of impacts associated with construction plant emissions is predicted to be minor adverse following mitigation, and the impact associated with construction road traffic is also predicted to be minor adverse and of a temporary nature.

Once operational, emissions associated with road traffic remain largely unchanged as a result of the Proposed Development. There is predicted to be a maximum increase in mean annual NO2 and particulate matter (PM10) concentrations of 0.7 µg/m3. This Receptor is within the Proposed Development and therefore not currently present to experience this predicted change in concentrations. The maximum increase at existing receptor (Receptors 1-4) is only 0.4 µg/m3. This impact is considered to be a ‘small’ magnitude of change and of minor adverse significance according to the significance criteria.

PM10 and PM2.5 concentrations are predicted to increase by an ‘imperceptible’ amount, and this impact is therefore considered to be negligible.

The energy centre plant emissions are predicted to lead to a maximum increase in mean annual ground level NOX concentration of 1.2 µg/m3. This occurs within the Site itself however and therefore does not affect existing sensitive receptors. The maximum mean annual and 1 hour NO2 ground level concentrations offsite are only 0.2 µg/m3 and 8 µg/m3 respectively. This equates to an ‘imperceptible’ magnitude of change and is considered to be of negligible significance.

14. Noise and Vibration An assessment was undertaken of potential noise and vibration impacts associated with the Proposed Development during the demolition/construction and operational stages. In particular, the assessment considers potential impacts on identified receptors, in terms of:

• Predicted noise and vibration levels from demolition and construction;

• Noise and vibration from building services plant; and

• Any increases to road traffic attributed to the Proposed Development.

A baseline noise survey was conducted during March 2010 (for both long and short term periods). The baseline noise survey was carried out in accordance with current guidelines as specified in BS7445: Part 2 and was undertaken to:

• Define the baseline noise conditions across the development Site; and

• Assess noise levels currently experienced at each of the identified existing sensitive receptors.

For planning purposes, the range of noise levels for the development is classified as follows:


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• Ambient noise levels vary with position, being influenced by proximity to roads and the degree of screening. For planning purposes, the range of noise levels for the Proposed Development is classified as predominantly being within NEC A and B.

• The South facades of Block E of the Proposed Development closest to the south boundary fall within NEC C during the daytime periods; and

• Building façade fronting onto Nine Elms Lane (Block A and B) may experience regular night-time noise levels above 85 dB LAmax due to road traffic passing by.

A summary of the findings of the noise assessment is provided below:

Internal Noise Environment within the Proposed Development

Suitable façade insulation schemes including glazing and ventilation noise control will be provided during the detailed design phase, to meet the internal noise criteria from BS8233 and Health Technical Memorandum (HTM). Therefore, ambient noise is predicted to have a negligible impact.

Ambient Vibration within the Proposed Development

There was no subjective evidence of ambient vibration due to road traffic or other sources during site visits. As such, ambient vibration is considered not to be an issue in the baseline conditions, and therefore of negligible significance.

Demolition and Construction

The introduction of additional mitigation measures (as detailed within the EMP) will reduce excessive noise levels to nearby sensitive receptors. Although some minor adverse impacts are anticipated, these will be temporary in nature and will be minimised as far as is practicably possible.

The significance of construction traffic noise to the Site and nearby sensitive receptors is considered to be of negligible significance.

Operational Plant Noise and Vibration at the Site and Surrounding Sensitive Receptors

Building service plant will be designed and installed to have a rating level 10 dB(A) below the background noise level. Therefore impacts of negligible significance are expected. There are no operational vibration sources associated with the Proposed Development. There will be negligible impact from vibration.

15. Ground Conditions An assessment has been undertaken to identify the impacts which the Proposed Development has on the existing ground conditions, hydrology and hydrogeology of the Site and the surrounding area. Consideration of impacts associated with potentially contaminated soils and groundwater is made in the context of existing site conditions, construction works and once the Proposed Development is complete.

The review of the site development history indicates that the site has operated as a Gas Works for around 100 years after which the current Royal Mail buildings were constructed. The operations undertaken at Gas Works across the UK are known to have produced quantities of organic and inorganic contaminants. Furthermore, the Gas Works included below ground structures, such as the gasometers and tanks that are shown on the historical maps, along with other structures such as pipelines and storage pits that are not shown on the historical plans but are likely to be present in the subsurface.

It was common at the point of a Gas Works closure for these underground structures to be filled with the Gas Works demolition rubble and waste. All underground structures will be considered when producing a suitable civil engineering solution for the Proposed Development. Furthermore, the material used to infill the structures and made ground across the site is often poorly compacted and potentially contaminated.

The ES chapter therefore adopted a worst case scenario in the assessment of potential sources of contamination. However, in order to further understand the exact extent of potential contamination within the site, a Remediation and Validation Strategy will be produced. The Remediation and Validation Strategy will be developed and agreed with the LBW and the EA prior to its finalisation and implementation.

This strategy will outline the required works to understand the exact nature of the potential contamination at the Site and will set out a series of measures and procedures that will be implemented to successfully remediate the Site.

In support of the first part of the strategy and to further evaluate the potential civil engineering and contamination development constraints at the Site, an intrusive site investigation is currently being undertaken.

The intrusive investigation has been designed to investigate and evaluate the contaminant sources, pathways and receptors identified in Section 15.6.3. The aim of the investigation will be to determine whether there are significant below ground structures present and evaluate the potential contaminative status of the Site. It is anticipated that the investigation will require the construction of exploratory holes targeted at the former positions of the Gas Works structures and across the general Site.


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Soil samples will be analysed for a range of contaminants of concern, as well as being screened for the presence of asbestos containing materials (ACM). Additionally, it is proposed that one groundwater monitoring event and three gas monitoring rounds will be undertaken.

Given the complexity of the site development history it is considered likely that multiple phases of investigation will be required.

Overall a negligible impact to the ground conditions (and to Site workers) is expected to occur throughout the demolition and construction phases of the Proposed Development, provided that good practice and mitigation measures are applied as will be included within the Site EMP.

The removal of contaminated soils (if any are found) associated with the preparatory ground works and basement excavations of the Proposed Development will result in a moderate beneficial (permanent) residual impact to the local environment. No adverse impacts have been identified upon the ground conditions at the Site once the Proposed Development is operational.

16. Water Resources and Flood Risk

An assessment has been undertaken to identify the hydrological, flood risk, water quality, water consumption, wastewater generation, surface water and groundwater drainage issues associated with the Proposed Development during both the demolition/construction and operational phases.

The Site is located approximately 90 m from the bank of the River Thames at Nine Elms. The other water nearby surface water body is Battersea Park Boating Lake, located 1 kilometre (km) west of the site. However, the River Thames is only surface water that has the potential to be impacted during the demolition, construction and operation of the Proposed Development.

The Proposed Development Site is identified to lie within Flood Zone 3a, as defined by the EA’s Indicative Flood Zone Map. This indicates a probability of flooding greater than 0.5% from tidal sources. The EA has indicated that flood defences in the area are in good condition and in conjunction with the Thames Tidal Barrier they should protect the Site from flood events up to 0.1% annual probability, including the impacts from climate change. The present risk of flooding from fluvial and tidal events is therefore low, however the residual risk to the Site can be considered high because of the severe impacts of a breach scenario.

As much as possible, ground floor uses will be limited to the ‘Less Vulnerable’ (non-residential) elements of the Proposed Development. However, at some parts of the Proposed Development, ‘More Vulnerable’ (residential) development will be located at ground floor level. For the

ground floor residential units, all sleeping accommodation will be located at first floor and above.

Impacts on water resources from the built environment relate to the following areas:

• Pollution arising from site uses;

• Physical disturbance of aquifers and groundwater flows;

• Impacts on flood risk and drainage;

• Water supply/demand;

• Generation of wastewater; and

• Contamination of the water environment from in-site materials.

No significant impacts to water resources are expected to occur throughout the demolition and construction phase (i.e. Negligible), nor once the Proposed Development is complete and operational, provided that standard mitigation measures are applied (as will be included within the Site EMP).

To mitigate any potential impacts of surface water runoff associated with the completed development, a surface water drainage strategy utilising Sustainable Urban Drainage Systems (SUDS) methods has been developed for the Site. This includes the use of green and brown roofs, swales, permeable paving, balancing ponds and below ground storage

The SUDS-based drainage system will limit runoff from the Proposed Development to greenfield rates for all events up to the 1 in 100 (1%) event with allowance for climate change, resulting in a minor beneficial impact.

17. Archaeology An assessment to identify the impact the Proposed Development has upon archaeology has been undertaken. The aim of the assessment has been to:

• Quantify predicted archaeological baseline resources that may be affected by the Proposed Development;

• Assess any previous impacts that may have affected resource survival;

• Provide an evaluation of resource importance, in the light of survival quality;

• Assess impacts of the Proposed Development and hence the significance of effects arising;

• Define mitigation that would reduce or eliminate any adverse impact upon the archaeological resource; and

• Quantify any residual effects (i.e. those that might remain after mitigation).

The Site does not contain any nationally designated (protected) sites, such as Scheduled Monuments, or


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Registered Parks and Gardens. However, the Site wholly lies within an Archaeological Priority Area (APA) covering the higher potential of the Thames Floodplain and former Battersea channel, designated by the LBW.

It is anticipated that all potential adverse impacts identified during the construction of the proposed basements could be adequately mitigated through preservation by record (targeted excavation) and recording and/or a watching brief.

Following implementation of an agreed programme of archaeological investigation and mitigation (e.g. preservation by record) it is anticipated that any environmental impacts will be reduced to an acceptable level (i.e. negligible). This could be improved to a beneficial impact via the successful publication and dissemination of the results (i.e. enhancing the public’s knowledge in archaeological remains).

18. Ecology An assessment of the potential impacts the Proposed Development has on ecology and nature conservation has been undertaken. The potential impacts to ecology through the demolition/construction and operational stages of the Proposed Development have been identified. Mitigation measures have been incorporated to minimise or remove any negative impacts and to enhance the local ecology of the Site and the surrounding area.

The ecological impact assessment comprises:

• A review of the national, regional and local ecological planning policy requirements, and legislative context;

• Collection and compilation of existing ecological data;

• An assessment of the Site’s ecological importance with regards to specific ecological receptors. A receptor is defined as an ecological component affected by a particular action or stressor. This will include an analysis of the potential of the Site to support protected species, or species of conservation significance;

• Identification of impacts likely to have an adverse effect on ecological receptors; and

• Recommendations for mitigation to minimise, or remove potential impacts as well as measures to enhance local ecology where possible.

URS carried out an extended Phase 1 habitat survey of the site on 23rd March 2010. The survey followed the Joint Nature Conservation Committee (JNCC) Phase 1 Survey Guidelines.

A follow-up habitat survey was undertaken within specific areas of the application site on the 14th October 2010 to identify species that could not be identified during the extended Phase 1 habitat survey

There are no statutory designated sites within the boundary of the application site, however there is one located within 2km of the Site boundary. SINCs are non-statutory sites designated on account of their flora and fauna. There are a total of twenty-two SINCs located within 2km of the Site.

No significant adverse residual impacts associated with the demolition, construction and operational phases of the Proposed Development have been identified. However, minor beneficial impacts are expected to occur with respect to bats, nesting birds and trees, due to ecological enhancements associated with the landscaping strategy. Of particular note are the planting of trees within the new Linear Park and the provision of green and brown roofs, which represent a significant contribution to the ecological value of the application site.

19. Telecommunication -Interference

An assessment of the impact the Proposed Development has upon on analogue, digital and satellite television (TV) reception has been undertaken. Consideration has also been given to the potential impact of the Proposed Development on radio reception and mobile telephone signals, wireless networks and emergency service communications.

The Crystal Palace transmitter transmits BBC1, BBC2, ITV and Channel 4 in both digital and analogue format. Channel 5 as well as digital freeview is transmitted from the Croydon transmitter.

The existing on-site buildings do not extend above the present local skyline, and are surrounded by taller buildings in the area. It is therefore unlikely that the existing on-site buildings currently cause any detrimental effects upon satellite and terrestrial television and radio signals.

In 2012 all analogue terrestrial signals in London will be switched off, leaving only Digital Terrestrial Television (DTT) signals. As the proposed opening year for the Proposed Development is well after this date, no ghosting impacts will occur and therefore no mitigation is required.

It is not expected that the Proposed Development will cause any significant interference to radio and television transmission. Based on the assessment carried out, it is reasonable to expect that the disruption to TV and radio broadcast services will be negligible, following the incorporation of the identified mitigation measures (e.g. relocation of the receiving antenna; or by upgrading the existing aerials by increasing their height and/or gain; or providing a non-subscription satellite service (freesat)).


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20. Townscape, Conservation and Visual Impact Assessment

A full assessment of the residual impacts to local, regional and wider strategic vies can be found within ES Volume II: Townscape, Conservation and Visual Impact Assessment. The assessment has been undertaken by the Professor Robert Tavernor Consultancy and is based on architectural drawings and plans along with a series of verified images (produced by Miller Hare).

This assessment takes into account the skyline of London, existing tall buildings and consented tall and large-scale developments in the LBW and adjacent London Borough of Lambeth (LBL), the physical fabric of the area, the appropriateness of the Site for tall buildings and the character of the proposed designs for this specific Site.

The guidance used for assessing townscape and visual effects of a development for ES purposes include:

• Guidelines for Landscape and Visual Impact Assessment (2002), produced jointly by the Institute of Environmental Assessment (now IEMA) and the Landscape Institute; and

• The London View Management Framework SPG (July 2010), published by the GLA which refers to and occasionally differs from the IEMA guidelines.

The GLA's LVMF SPG identifies and protects a number of strategic distant views within London that are relevant to this application and have been included in the assessment. There are no listed buildings or conservation areas on Site (however there are listed buildings and conservation areas in the surrounding area which have been considered). An assessment of the potential effects on the setting of relevant heritage assets was also undertaken in accordance with Planning Policy Statement 5 (PPS 5).

35 views have been selected in consultation with the LBW through the Scoping process to enable the Proposed Development to be assessed visually. They illustrate the potential impact of its scale and massing on existing views of the Site, and its relation to its riverside and urban context.

The Proposed Development has been designed to accord with the principles and objectives of a range of planning policy documents, including the London Plan, London View Management Framework SPG, the saved policies of the LBW UDP, LBW Core Strategy, LBW’s Important Local Views SPG, the Vauxhall Nine Elms and Battersea Opportunity Area Planning Framework (VNEB OAPF) and City of Westminster Metropolitan Views Draft SPD.

In summary, the over-riding conclusion from the Views Assessment is that - when visible, the Proposed Development will benefit London’s skyline and river line views. The impacts have been assessed as ranging from negligible to major beneficial in significance. In

consideration of the EH/CABE criteria, it has been demonstrated that this is an appropriate location for tall buildings and that the urban design principles of the Proposed Development will be of excellent quality in their own right.

The Proposed Development has been designed to respond positively, in scale and mass, to the existing townscape. Considerable thought has been given to the visual effect of the scale and massing of the Proposed Development in relation to its different orientations and environmental conditions. The placing of tall buildings will improve its visibility in key views within and without the Site. The creation of these appropriately scaled new landmarks at key points within the Proposed Development will improve legibility within the Site and in the wider local area.

The Proposed Development has been designed to enhance its street frontage to the northern boundary, be appropriately scaled in relation to existing sites to the immediate south, safeguarding their potential redevelopment. The carefully conceived hierarchy of public squares, streets and parks within the Site will create effective links to its context and provide extensive new public realm areas. There will be no impact on current views of the Palace of Westminster.

21. Cumulative Impact Assessment

In accordance with EIA guidance, the ES has given consideration to ‘cumulative impacts’. By definition, these are impacts that result from incremental changes caused by other past, present or reasonably foreseeable actions together with the Proposed Development. For the cumulative assessment, two types of impact have been considered:

• The combined effect of individual impacts, for example noise, airborne dust or traffic on a single receptor; and

• The combined impacts of several development schemes which may, on an individual basis be insignificant but, cumulatively, have a significant effect.

The assessment of cumulative effects has been based upon the information available at the time of writing and currently available assessment techniques.

The EIA has addressed the potential cumulative impacts of the Proposed Development in relation to other developments in proximity to the proposal Site that may have an additive impact on the surrounding area. The cumulative assessment will be split into two distinct assessments:

• Cumulative Impact Scenario 1: The Proposed Development in addition to a number of other nearby consented schemes, schemes under construction or


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those submitted for planning (Figure 19). Those schemes include meet the following criteria:

o Within a 1 kilometre (km) radius of the site; and

o Produce an uplift of more than 10,000 m2 GEA.

• Cumulative Impact Scenario 2: The Proposed Development in addition to those schemes highlighted above along with a number of other emerging schemes (which are known in the area) along with the vision of the OAPF.

Figure 19: Identified Cumulative Schemes

The schemes considered in the Cumulative assessment (based on their status as of 1st May 2011) includes:

• St George’s Wharf and Vauxhall Tower (Land At St George Wharf London;)

• Battersea Power Station;

• US Embassy;

• 143 – 161 Wandsworth Road;

• Vauxhall Sky Gardens, 143 – 161 Wandsworth Road (extant);

• Tideway Wharf (Richard Rogers scheme);

• New Covent Garden Market; and

• Ballymore Land –to the East of our scheme.


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Additionally, where any additional schemes have been assessed (e.g. Northern Line Extension in Transport, or additional schemes in ES Volume II: Townscape, Conservation and Visual Impact Assessment) these are stated in the main ES.

Demolition and construction activities are predicted to result in impacts ranging from negligible to minor adverse for noise, vibration, traffic, air quality and dust emissions. It is therefore reasonable to predict that there will be a minor adverse impact on nearby sensitive receptors from the combined effect of individual impacts (mainly relating to temporary plant and traffic noise and exhaust emissions). This impact will be temporary in nature (i.e. reversible), lasting for the duration of the demolition and construction programme and is considered to be normal for such a large-scale development. It is considered that the benefits to the local community once the Proposed Development is complete will outweigh the temporary nuisance impacts experienced throughout the demolition and construction programme.

When considering the combined effects of the Proposed Development with the schemes detailed above, whilst it is acknowledged that some adverse impacts will be experienced should construction activities overlap (i.e. negligible to minor adverse impacts in relation to dust, noise and vibration), overall, however, it is considered that on completion of the Proposed Development, cumulative impacts will be beneficial in nature. Such impacts will largely relate to improvements to the public realm and local ecology; improvements to the local wind microclimate; a reduction in the stock of contaminated land in the Borough; improved surface run-off management; the provision of additional commercial, retail, and leisure space; and the provision of additional employment opportunities.

22. Residual Impact Assessment and Conclusions

Throughout the demolition and construction programme, short-term (temporary) negligible to minor adverse impacts are anticipated, especially in relation to noise, vibration and construction plant emissions.

A Principal Contractor will be appointed by the developer to develop and implement a site wide EMP (along with a DCMS and SWMP) setting out how LBW’s requirements will be met. The Site EMP will be prepared prior to the commencement of any on-site works in consultation with LBW and will identify mitigation measures that will be implemented on-site to reduce the potential for significant adverse impacts. A Remediation and Validation Strategy will also be prepared outlining how any potential contamination at the site will be treated and remediated. Subject to the implementation of the Site EMP and Remediation and Validation Strategy, the demolition and construction phase of the Proposed Development is not

considered likely to have any significant, long-term deleterious effects on the natural or socio-economic environment.

The design of the Proposed Development has evolved through continuous consultation with planning officers at the LBW and extensive consultation with key consultees including the Greater London Authority (GLA); English Heritage (EH); the Environment Agency (EA); Transport for London (TfL); the Mayor of London; and local residents and businesses.

Once completed and occupied, the Proposed Development will have an overall positive effect on the local area. No significant adverse impacts have been identified. The residential element of the Proposed Development will provide a positive step towards meeting the targets for new housing provision in LBW and Greater London as a whole (including affordable housing) and all dwellings will comply with the Lifetime Home criteria, which involves the incorporation of design features for accessible and adaptable housing.

The site is located within the Vauxhall Nine Elms and Battersea Opportunity Area as identified by the London Plan. A key principle of the OAPF is to create high density mixed use intensification of the OA through the provision of increased public accessibility to allow a substantial increase in housing and job creation. Moreover, the site is located within the Nine Elms Parkside district within the SSAD which is generally identified for predominantly residential, with mixed use on either side of a linear park, with the provision of school/community uses. Indeed, the site is specifically identified for a mix of use including residential, with the provision of a primary school including some nursery provision and sports pitches. Therefore the Proposed Development accords with the visions of the OAPF and can deliver a vibrant new urban quarter set around a new Linear park.

The landscaping strategy incorporates large areas of green space, which will increase the biodiversity of the application site; most notable is the Nine Elms Linear Park, which will intersect the application site. Features have been incorporated into the landscaping strategy that will mitigate for the loss of habitat as a result of the construction of the Proposed Development and provide habitat to support protected and notable species that already occur, or have the potential to occur, at the site. Furthermore, other landscaping elements including green walls, open water attenuation beds (part of the SUDS) and planting beds are expected to encourage birds to the site and provide further foraging habitat. This will have a beneficial effect on the Borough as a whole.

In addition to providing a new pedestrian and cycle route parallel to Nine Elms Lane, the park will act as a focal point and recreational resource for the new communities at Nine Elms and will form a leisure destination for local residents.


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Developing the park with a strong visual and physical identity will contribute to the knitting of developments throughout the local and surrounding area.

In relation to Sustainability, the Proposed Development aims to comply with GLA and LBW guidance. The scheme intends to achieve energy consumption reductions through the implementation of passive design and energy efficiency measures and meeting part of the remaining energy demand through the incorporation of low and zero carbon (LZC) technologies. The energy strategy demonstrates how the Proposed Development considers the Mayor’s energy hierarchy (and the detailed guidance provided in the GLA Energy Team Guidance on Planning Energy Assessments) and includes:

• Passive design and energy efficiency (i.e. use less energy – Be Lean);

• Energy efficient supply of services (i.e. supply energy efficiently – Be Clean); and

• On site renewable energy technologies to provide energy (i.e. use renewable energy – Be Green).

The Proposed Development will meet its heating, cooling and electrical demands while at the same time reducing to realistic minima its energy consumption and associated CO2 emissions to the atmosphere.

Additionally, the Proposed Development seeks to achieve:

• A Code for Sustainable Homes (CSH) Level 4 rating for the residential areas, which requires a 44% reduction in the CO2 emissions of the Dwelling Emission Rate (DER) over the Target Emission Rate (TER) – as define in Building Regulations Part L 2006; and

• A Building Research Establishment Environmental Assessment Methodology (BREEAM) Excellent rating for the non-residential uses, which includes a mandatory requirement for an Energy Performance Certificate (EPC) rating of less than 40.

The overall conclusion of the EIA is that the Proposed Development will have an overriding beneficial impact on the Borough and Greater London and will regenerate and enhance the Site and contribute to the accessibility and connectivity of the wider area. In particular, the current buildings on-site (which are of low architectural value) will be removed and the site redeveloped with a high quality residential led development (including the reprovision of a Delivery Office and the building of a new primary school) providing economic benefit through job creation during the construction phase and additional spending during the operational phase. The Proposed Development will lead to a significantly improved public realm with enhancements to the site’s biodiversity, the incorporation of safety and security measures to offer a safer local environment, a suitable wind microclimate and significant improvements to pedestrian and cyclist accessibility and amenity. It accords

with the overall objectives of planning policies at national, regional and local levels, and is considered to be in accordance with the Government’s objectives for sustainable development.

23. ES Availability This ES is available for viewing by the public during normal office hours at the Planning Department of the LBW. Comments on the planning application should be forwarded to the LBW at the address below:

The Planning Department

The Town Hall

Wandsworth High Street

London SW18 2PU

The Non–Technical Summary is available free of charge; and additional copies of the full ES can be purchased by writing to the address below:

URS Corporation Ltd

5 St George’s Road

Wimbledon

SW19 4DR

Nine Elms NTS 31-05-11 mjw - IEMA · 2018-07-20 · Nine Elms Parkside ES Non-Technical Summary...

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