Woodberry Down Hybrid Planning Application · A hybrid planning application allows fewer details...

Environmental Statement Non-Technical Summary September 2013

Woodberry Down Hybrid Planning Application

Woodberry Down – ES Non-Technical Summary

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Contents

Introduction 2

The EIA Process and ES 2

Form of the Application and Basis of Assessment 5

Project Team 6

EIA Scoping and Consultation 7

The Site Context and Planning History 7

Alternatives Analysis and Design Evolution 9

The Proposed Development 10

Demolition and Construction 12

Socio-Economics 13

Traffic and Transportation 15

Air Quality 16

Noise and Vibration 17

Ecology 17

Water Resources, Drainage and Flood Risk 18

Ground Conditions and Contamination 19

Archaeology (Buried Heritage Assets) 20

Wind Microclimate 21

Daylight, Sunlight and Overshadowing 21

Townscape, Heritage and Visual Impacts 23

Effect Interaction and Cumulative Effects Assessment 23

Residual Effects and Conclusions 26

Contacts and Availability of the ES 27

References 28


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Introduction

1.1 An Environmental Statement (ES) has been prepared in

support of the part outline, part detailed (full) planning

application (forming a ‘hybrid planning application’) for

the redevelopment of areas of the Woodberry Down

Estate, situated in the northernmost part of the London

Borough of Hackney (LBH).

1.2 Outline planning permission is being sought for the

demolition of existing buildings and structures at the

Woodberry Down Estate, to provide residential

floorspace; non-residential floorspace; new open space

and public realm. Along with associated car parking and

highway improvements.

1.3 Detailed planning permission is being sought for the

redevelopment of land bounded by Towncourt Path,

Green Lanes, West Reservoir / Spring Park Gardens and

Woodberry Down, for the erection of four buildings to

provide new homes; non-residential floorspace; new

open space and public realm with associated car parking.

1.4 The above works, for which the hybrid planning

application is being submitted, are hereafter referred to

as the ‘Proposed Development’.

1.5 This document provides a Non-Technical Summary

(NTS) of the ES and provides an overview of the findings

of the Environmental Impact Assessment (EIA).

1.6 The Proposed Development site (hereafter referred to as

the “Site”) falls within the administrative boundary of the

LBH and has an approximate area of 52 hectares (ha).

The land to be developed within this boundary covers an

approximate area of 22.7ha. The Site is bound by Green

Lanes and Finsbury Park (a large Grade II listed park) to

the west, and adjoins the London Borough of Haringey to

the north. The East and West Reservoirs are situated

within the Site and form the boundary to the south. The

New River loops around the Site, forming boundary to the

north and east, and bisects the Woodberry Down Estate

north of the reservoirs.

1.7 The Site location and context is shown in Figure 1. Figure

2 illustrates the planning application boundary, with the

area highlighted for which hybrid planning permission is

sought. Further details on the Site’s context can be found

in ‘The Proposed Development’ section of this NTS.

1.8 An original masterplan for the redevelopment of the entire

Woodberry Down Estate was granted outline planning

permission in 2009 (hereafter referred to as the ‘2009

masterplan’). However, the economic and political

context in which the 2009 masterplan is being delivered

is now different to that in which it was conceived. As

such, the scheme has since evolved and a new proposal

has been developed to reflect the elements of the

masterplan that remain to be delivered.

1.9 Since granting of the original outline planning permission,

detailed planning permissions have been granted to

areas of the 2009 masterplan through subsequent

detailed planning applications and approval of Reserved

Matters applications. Permissions are for five “Kick-Start”

Sites (KSSs) (together comprising Phase 1 of the 2009

masterplan), and for Phase 2. Further details are

provided within Chapter 1: Introduction of ES Volume I

and within the ‘Site Context and Planning History’ section

of this NTS.

The EIA Process and ES

1.10 Given the scale of the Proposed Development and

potential for effects on the environment, URS

Infrastructure & Environment UK Limited (URS) has been

commissioned by Berkeley Homes (Capital) Plc (the

‘Applicant’) to undertake an EIA of the Proposed

Development in line with the Town and Country

(Environmental Impact Assessment) (England)

Regulations 2011 (Ref. 1) (hereafter referred to as the

‘EIA Regulations’) and prepare an ES, which is submitted

in support of the hybrid planning application.

1.11 The potential environmental effects of the Proposed

Development have been systematically assessed through

the EIA process, the results of which are presented in full

within the ES. The ES is designed to inform readers of

the nature of the Proposed Development, the likely

environmental effects and the measures proposed to

eliminate, reduce or mitigate any significant adverse

effects on the environment. The ES describes the

environmental effects of the Proposed Development

during the demolition and construction phase, and on

completion and occupation of the Proposed

Development.

1.12 The significance of effects has been evaluated with

reference to specific standards, accepted criteria and

legislation where available. Where it has not been

possible or appropriate to quantify effects, qualitative

assessments have been carried out, based on

professional experience and judgement. Effects have

been classified as being (and further defined within

Volumes I and II of this ES):

• Adverse - Detrimental or negative effects to an

environmental / socio-economic resource or receptor

(a component of the natural created or built

environment such as human being, water, air, a

building, or a plant that is affected by an impact);

• Negligible - Imperceptible effects to an

environmental / socio-economic resource or receptor;

• Beneficial - Advantageous or positive effect to an

environmental / socio-economic resource or receptor.


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Figure 1: Site Location and Context


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Figure 2: Planning Application Boundary


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1.13 Where adverse or beneficial effects have been identified,

these have been assessed against the following scale

(and further defined within Volumes I and II of this ES):

• Minor - Slight, very short or highly localised effect of

no significant consequence;

• Moderate - Limited effect (by extent, duration or

magnitude), which may be considered significant; or

• Major - Considerable effect (by extent, duration or

magnitude) of more than local significance or in

breach of recognised acceptability, legislation, policy

or standards.

1.14 Effects are also generally assigned a geographic extent

(local, regional or national) and duration (temporary

(short, medium or long-term) or permanent). In addition,

the ES identifies the potential for effect interactions and

cumulative effects.

1.15 Where there are adverse effects, mitigation measures

have been identified to eliminate, mitigate or reduce

those effects. Where mitigation measures have been

identified, these measures have been incorporated into

either the design of the Proposed Development;

translated into demolition and construction commitments;

or operational or managerial standards / procedures. The

ES highlights the ‘residual’ effects, which remain

following the implementation of suitable mitigation

measures, and classifies these in accordance with the

effect significance criteria terminology given above.

1.16 In order to assess the potential effects of the Proposed

Development, the existing conditions of and around the

Site (known as ‘baseline conditions’) have been

determined and considered. For the purposes of the EIA,

the baseline conditions have been taken as the

environmental and socio-economic conditions that

currently exist on the Site and of the surrounding area, in

the absence of any future redevelopment. Throughout the

ES, where the baseline deviates from the current

conditions, this has been explained and justified within

the technical chapters of the ES.

1.17 The ES consists of:

• Volume I: Main Assessment Text and Figures – this

document forms the main body of the ES, detailing

the results of environmental investigations, effects

arising and proposed mitigation measures. The ES

also includes details of the Proposed Development

and of the demolition and construction activities;

• Volume II: Townscape, Heritage and Visual Impact

Assessment – this document reports the findings of

the assessment of the effects on key and strategic

views to and from the Site. Volume II also reports the

findings of the assessment of effects to above ground

built heritage;

• Volume III: Technical Appendices – Comprises

survey data, technical reports and background

information supporting the assessments and

conclusions given within the main ES; and

• Non-Technical Summary (this document) –

summarises the key findings of the ES in non-

technical language.

Form of the Application and Basis of Assessment

Detailed and Outline Elements of the Hybrid Application

1.18 The Applicant is seeking to obtain a ‘hybrid’ planning

permission for the Proposed Development. A hybrid

planning application allows fewer details about certain

aspects of the Proposed Development to be submitted to

the local planning authority, whilst other aspects are

submitted in more detail.

1.19 As set out within the planning application Development

Specification, the Proposed Development will comprise

the following:

‘‘Outline planning permission (all matters reserved) for

demolition of existing buildings and structures at

Woodberry Down Estate to provide up to 275,604sqm

floorspace GEA [Gross External Area] (excluding car

parking); comprising up to 3,242 residential units and a

maximum of 10,921sqm non-residential floorspace within

Classes A1-A4, Class B1, Class D1 and D2 use and

Energy Centres; along with provision of new open space

and public realm and associated car parking and highway

improvement works to Seven Sisters Road including a

narrowing from six carriageways to four carriageways.

Full details submitted for the redevelopment of the land

bounded by Towncourt Path, Kayani Avenue, Green

Lanes, West Reservoir/Springpark Drive and Woodberry

Down (Phase 2) for the erection of four buildings between

3 and 20 storeys to provide 670 new homes, 550sqm of

non residential floorspace GEA within Classes A1-A4,

Class B1, Class D1 and D2 use and new open space and

public realm with associated car parking at ground and

basement level.”

1.20 All of the application will be submitted in outline, with the

exception of the previously permitted Phase 2 Blocks B,

D and F, which will be submitted in detail. The remaining

development sites identified within the consented 2009

masterplan will be submitted in outline only and form the

later phases of development (Phases 3-8).

1.21 This component of the planning application seeks outline

approval, at this stage, in relation to the following:

• Use – the use or uses proposed for the Proposed

Development and distinct building plots;

• Amount of development – the maximum amount of

proposed for each use;

• Indicative layout – an indicative layout showing

separate building plots proposed within the site

boundary;


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• Scale parameters – an indication of the upper and

lower limits for height, width and length of each

building within the site boundary; and

• Means of Access – the principal access point / points

to the Woodberry Down Regeneration Area.

1.22 This component of the planning application ‘reserves the

detail of’ the following (known as ‘reserved matters’) for

future determination:

• Layout – the way in which buildings, routes and open

spaces are provided within the Proposed

Development, and their relationship to buildings and

spaces outside the development;

• Scale – the eight, width and length of each building

proposed, in relation to its surroundings;

• Appearance – the aspects of a building or place which

determine the visual impression it makes, excluding

the external built form of the Proposed Development;

• Access –accessibility to and within the site for

vehicles, cycles and pedestrians in terms of the

positioning and treatment of access and circulation

routes and how theses fit into the surrounding access

network; and

• Landscaping – the treatment of private and public

space to enhance or protect the site’s amenity though

hard and soft measures (e.g. through tree or hedge

planting, or screening by fences or walls).

1.23 The extent of the Proposed Development which is to be

fixed as part of the outline submission is defined within

the Development Specification, Parameter Plans and

Design Principles document, which are all submitted with

the planning application.

1.24 Full details have been provided for Phase 2 of the

Proposed Development and thus approval for Phase 2 is

sought for access, layout, scale, appearance and

landscaping. As such, outline planning permission is

sought for the Proposed Development, with the exception

of Phase 2, where the Applicant has provided more

details. In terms of Phase 2, where the Applicant has

provided more detail, the LBH has been asked to

approve the detail now, meaning that details of those

matters will not need to be subject to later agreement.

1.25 The detailed and outline components of the Proposed

Development are further detailed and summarised within

Chapter 4: The Proposed Development of ES Volume

I, and in the corresponding section of this NTS.

Assessment Scenarios

1.26 Owing to the long demolition and construction period

(approximately 25 years) and the various phases of

demolition and construction on the Site, four sequences

and ‘timeslices’ across the programme of works have

been defined to inform the EIA. Each timeslice represents

points in time when multiple works (and in the majority of

cases, occupation) are likely to occur across the Site.

The ES, where relevant to the assessment of demolition

and construction related effects, has assessed the

potential effects occurring at each of the four

representative timeslices. This is further explained in ES

Chapter 5: Demolition and Construction and the

corresponding ‘Demolition and Construction’ section of

this NTS.

1.27 For each technical topic of the ES, two Proposed

Development scenarios have been considered to allow

for the currently consented, but not yet constructed, Kick

Start Sites (KSSs) to be included within the EIA.

1.28 Proposed Development Scenario 1 assesses the existing

Site and surrounding area (baseline) and the hybrid

planning application, whilst Proposed Development

Scenario 2 assesses the baseline and hybrid planning

application, but also considers the surrounding consented

KSSs which are treated as being fully built out and

occupied.

1.29 For the purposes of the cumulative effects assessment,

Proposed Development Scenario 2 and other relevant

cumulative schemes (including non-Woodberry Down

schemes and proposed Woodberry Down amendment

applications for the KSSs) are assessed. These

cumulative schemes are detailed in Chapter 2: EIA

Methodology of ES Volume I and are summarised in

‘Effect Interaction and Cumulative Effects Assessment’ of

this NTS.

Project Team

1.30 This ES NTS has been compiled by URS and presents

the results of the EIA carried out by URS and a number

of technical specialists, consultants and designers

appointed by the Applicant. This team is presented in

Table 1, along with their respective disciplines and

contribution to the EIA.

Table 1: Design and Consultant Team

Organisation Expertise/EIA Input

Berkeley Homes (Capital) plc

The Applicant

URS

EIA Project Managers, in addition to authoring the following chapters and reports: Introduction; EIA Methodology; Demolition and Construction; Air Quality; Noise and Vibration; Ecology; Water Resources and Flood Risk; Ground Conditions; Effect Interactions and Cumulative Effects Assessment; Residual Effects Assessment and Conclusions; production of the Non-Technical Summary; Waste Strategy, Flood Risk Assessment; and Preliminary Surface Water Drainage Strategy


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Fletcher Priest Architects

Architects for Phase 2 Block F and outline element of the application, in addition to authoring the following chapters: Alternatives and Design Evolution and the Proposed Development

Rolfe Judd Architects

Architects for Phase 2 Blocks B and D

Rolfe Judd Planning

Planning Consultant

WSP Traffic and Transportation

MOLA Archaeology (Buried Heritage Assets)

Quod Socio-Economics

RWDI Anemos Wind Microclimate

Antsey Horne Daylight, Sunlight and Overshadowing

Peter Stewart Consultancy and Cityscape

Townscape, Heritage and Visual Impact Assessment Report

CBRE Retail Impact Assessment

Richard Hodkinson Consultancy

Sustainability Statement and Energy Strategy, BREEAM and Code for Sustainable Homes

Townshend Landscape Strategy

George Cochrane

Statement of Community Involvement

EIA Scoping and Consultation

1.31 Consultation 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. In addition, consultation

enables mitigation measures to be incorporated into the

project design; consequently limiting adverse effects and

enhancing benefits.

1.32 An EIA Scoping meeting was held with the LBH as part of

the pre-application consultation process, prior to the

submissions of the EIA Scoping Report, to determine the

proposed scope of the EIA. In addition, over the course of

the design and EIA process, a number of consultees

have been consulted including, but not limited to, the

following:

• LBH;

• Greater London Authority (GLA);

• AMEC;

• Natural England;

• Environment Agency (EA);

• Transport for London (TfL); and

• London Fire and Emergency Planning Authority.

1.33 As part of the EIA process, an EIA Scoping Report was

submitted to the LBH on 11th March 2013. EIA Scoping

forms one of the first stages of the EIA process and it is

through EIA Scoping that the LBI and other consultees

are consulted on the scope and methodology of the EIA.

AMEC Environment & Infrastructure UK Ltd (hereafter

referred to as ‘Amec’) was appointed on behalf of LBH in

April 2013 to undertake an independent review of the

Scoping Report. Amec considered the consultees

responses and produced a Scoping Review. The LBH

issued their formal EIA Scoping Opinion (including the

Amex Scoping Review) on 26th June 2013. This EIA

Scoping Opinion and associated responses of other

consultees have been taken into account throughout the

EIA process and during the preparation of the ES.

Planning Policy Context

1.34 The EIA has been undertaken and the ES prepared with

regards to relevant national, regional and local planning

policy. At the national level, the key planning policy

document is the National Planning Policy Framework

(2012) (Ref. 2) which broadly sets out the Government’s

vision of sustainable development, which is to be

interpreted and applied locally to meet local development

aspirations.

1.35 At the regional level, the planning strategy for London is

set out within the London Plan: Spatial Development

Strategy for Greater London (2011) (the ‘London Plan’)

(Ref. 3). A number of London Plan policies are relevant to

the location, context and nature of the Proposed

Development. In addition to the London Plan, a number

of other regional planning documents have been

consulted including, but not limited to, the London View

Management Framework (2012) (Ref. 4) and the Mayor’s

supplementary guidance on Sustainable Design and

Construction (2006) (Ref. 5).

1.36 At the local level, consideration has been given to the

LBH Core Strategy (2010) (Ref. 6), which is the principal

document of the Local Development Framework, and

saved policies of the LBH Unitary Development Plan

(1995) (Ref. 7). Other local planning policy documents of

relevance include the LBH Development Management

Local Plan (Draft 2012) (Ref. 8), Woodberry Down Area

Action Plan Supplementary Planning Guidance (SPG)

(2004) (Ref. 9), and the Manor House Area Action Plan

SPG (2013) (Ref. 10).

The Site Context and Planning History

1.37 The Site (as shown in Figures 1 and 2) is approximately

52 ha in size (the land to be developed within this

boundary covers an approximate area of 22.7ha) and is

located in the north of the LBH, bound by Green Lanes

and Finsbury Park to the west. The Site adjoins the

London Borough of Haringey to the north with the London


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Borough of Islington one kilometre (km) away to the

southwest. The East and West Reservoirs are situated

within the Site and form the boundary to the south. The

New River loops around the Site, forming the boundary to

the north and east and bisects the Woodberry Down

estate north of the reservoirs.

1.38 Seven Sisters Road (A503), a major highway, runs

directly through the northern section of the Site in a north-

easterly direction. Green Lanes (the A105) runs north-

south to the far west of Woodberry Down, with Manor

House Underground Station located at the junction of

Green Lanes and Seven Sisters Road.

1.39 The Site is situated on the ridge of a hill, running in

approximately the position of Seven Sisters Road. The

land falls from it to the north, allowing clear views of north

London, including Alexandra Palace. To the south, the

land also falls away, allowing views of the reservoirs and

City beyond.

1.40 The Site is currently occupied by the existing Woodberry

Down Estate which was constructed in stages from the

1940s through to the 1970s. The earliest residential

blocks on the estate (Nicholl, Needwood, Ashdale and

Burtonwood Houses) were constructed as eight storey

buildings with experimental lifts and reinforced concrete

construction. Later blocks followed the predominantly

five-storey balcony access model. A number of existing

blocks have been demolished as part of the regeneration

process and a number of sites have been constructed or

are under construction within Woodberry Down as part of

the 2009 masterplan, previous consented planning

application for the Site (see the ‘Previous Planning

Application’ section below).

1.41 The Estate includes a some shops on the western side of

Woodberry Grove, three schools (Woodberry Down

Primary School, Beis Chinuch Lebanos School and

Skinners’ Academy), St. Olave’s Church and Church Hall

and the John Scott Health Centre.

1.42 To the immediate north of the Site is an area of

employment land in the form of an industrial estate and a

retail complex adjacent to Haringey Green Lanes. The

East and West Reservoirs are located to the immediate

south of the estate, with Clissold Park and Stoke

Newington beyond that. The wider area is comprised

primarily of Victorian suburban housing, with limited 20th

century infill estates, incorporating some interwar and

post-war housing. To the west of Manor House lies

Finsbury Park an important green space within London.

1.43 The wider area is comprised primarily of Victorian

suburban housing, with limited 20th century infill estates,

incorporating some interwar and post-war housing. The

residential Portlands Estate is located to the south of

Finsbury Park along the south-western edge of the Site.

The area to the east, and beyond the reservoirs to the

south of the Site, is primarily residential. Land to the north

of the Site (within the boundary of the London Borough of

Haringey) includes residential development, the Arena

Shopping Park (including a Sainsbury’s supermarket) and

the Crusader Industrial site. Clissold Park, and Abney

Park Cemetery are all located within 2km of the Site and

Warwick Reservoirs and Leyton Marsh are approximately

1.8km away from the eastern boundary of the Site.

Previous Planning Application – the 2009 Masterplan

1.44 In 2009 Hackney Homes produced the 2009 masterplan

for the redevelopment of the entire Woodberry Down

Estate which set out a 20 year demolition and rebuild

programme. The 2009 masterplan was granted outline

planning permission on the 24th July 2009 for the

following:

‘To demolish all existing buildings on the Woodberry Down

Estate, with the exception of St.Olaves Church, the Beis

Chinuch Lebonos Girls School, Reservoir Centre, Primary

school and Health Centre. Redevelop the site with 4,684

homes (including 41% affordable), comprising 1-bed, 2-

bed, 3-bed, 4-bed flats, and 5-bed flats, 5-bed and 6-bed

houses with associated car parking at an overall site

provision rate of 50%; approximately 38,500 sqm of non-

residential buildings and associated car parking, including

5194 sqm of retail buildings within classes A1-A5, 3144

sqm of class B1 Business use, 30,000 sqm of class C1, D1

and D2 use including education, health centre, children’s

centre, community centres, youth centre; provision of new

civic space, public parks, open space, landscaping of the

edges of the New River and the East and West Reservoirs,

construction of bridges across the New River; reduce width

of Seven Sisters Road from 6 to 4 lanes and related

improvements to the public realm; formation of new access

points to the new Woodberry Down Neighbourhood, the

creation of new and improvement of existing cycle and

pedestrian routes to and within the estate (Outline

Application matters for determination siting, design and

means of access).’

1.45 Since then, detailed planning permissions have been

granted to areas of the 2009 masterplan through

subsequent detailed planning applications and approval

of Reserved Matters applications. Permissions are for

five “Kick-Start” Sites (KSSs) (together comprising Phase

1 of the 2009 masterplan), and for Phase 2, as shown on

Figure 3. Please refer to Chapter 1: Introduction of ES

Volume I for further details.

1.46 A number of the sites have been constructed or are

under construction within Woodberry Down as part of the

2009 masterplan. In addition there are a number of sites

for which planning permission has been granted which

have not been implemented (KSS4 and KSS5 Block 1).


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1.47 The economic and political context in which the 2009

masterplan is being delivered is however now different to

that in which it was conceived. As such, the scheme has

since evolved and a new proposal has been developed to

reflect the elements of the masterplan that remain to be

delivered. The new proposal (in the form of the hybrid

planning application) is sufficiently flexible to enable the

scheme to adapt to changing circumstances including

shifts in the housing market.

Alternatives Analysis and Design Evolution

1.48 Under the EIA Regulations, 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 the choice made, taking into account the

environmental effects”. Alternatives analysis is a key part

of the EIA process and serves to ensure that

environmental considerations are built into the project

design at the earliest possible stage. The ES considers

the ‘no development option’; ‘alternative sites’; and

‘alternative designs and design evolution.’

1.49 The ‘no development’ option refers to the option of

leaving the Site in its current state. This option is

undesirable for a number of reasons:

• Under-utilisation of the current Site by the existing

partly vacant buildings; and

• The fact that some of the buildings have been left

vacated and as such would degrade. The possible

use of the existing buildings is dependent upon the

property market and the current designated use.

1.50 As a result of the above, the ‘no development option’ was

ruled out by the Applicant.

1.51 No other development sites have been considered by the

Applicant. The development opportunity development

opportunity for the Site arose with the development

agreement between the Applicant and the Landowner.

The development agreement was formed on the basis of

the 2009 masterplan extant permission to develop the

land.

1.52 Alternative sites have not been considered by the

Applicant also because there are very few sites suitable

for a development in the area with all of the following

requirements:

• A site suitable for a development which can

incorporate space suitable for occupation by up to

3,912 residential dwellings (depending on precise mix

of units) or 333,408 sqm (Use Class C3);

• Up to 11,451 sqm non-residential floorspace (plus

energy centres) with potential for retail shops,

financial or professional services, or food and drink

(Use Classes A1-A4), business (Use Class B1), non-

residential institutional use e.g. as a clinic/health

centre, public hall or museum (Use Class D1) and/or

amenity and leisure (Class D2) use; and

• A site subject to excellent transport links for ease of

access.

1.53 The proposals have been created as an output of a

masterplan review process, undertaken over more than a

year from early 2012 onwards to review the consented

2009 masterplan. This process arose from a concern

from the Applicant and other stakeholders that the 2009

masterplan was not fully maximising the opportunities of

the Site and in various aspects was not able to respond

to changing circumstances since the original proposals

for the Site were first created.

1.54 Analysis of the 2009 masterplan found that it:

• Is relatively neutral in its character;

• Does not fully exploit the most significant asset of the

Site, namely the reservoirs and New River, limiting

the benefit of these to blocks adjacent to the water;

• Creates landscaped open spaces that are neutral in

character and could form a stronger overall network of

public realm that could unite the Site;

• Physical linkages to Finsbury Park could be

strengthened as well as exploiting views towards the

major open space;

• Places significant amounts of development adjacent

to Seven Sisters Road, potentially without visual or

other amenity to compensate for this location;

• Creates a large number of short streets and creates

public routes dominated by cars and on-street

parking;

• Restricts the scale and diversity of house types that

can be provided due to its block sizes and orientation.

In doing so, it limits the opportunities for usable

amenity in open spaces within blocks; and

• Is restrictive in its parameters, limiting the scope for

future proposals to adapt to changing demands and

circumstances.

1.55 The 2009 masterplan created a point of reference for many

aspects of the project, including the fundamental regeneration

of the estate, the key principles for that regeneration and the

physical form of the first phase buildings that have been

delivered as a consequence of that consent.

1.56 The key considerations throughout the evolution of the

Proposed Development have been:

• The desire to respond strongly to the opportunities

established by the landscape context of the Site;

• The need to weave in and around fixes set by existing

highways and built/consented buildings;

• The reconfiguration of streets and open spaces to

create a landscape structure that strongly connects

north-south from the reservoirs to the New River,


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treating this as a primary organising device for all

aspects of the masterplan;

• The desire to increase the quality and scale of public

open spaces across the masterplan;

• The desire to locate taller buildings in locations that

can respond well to views and minimise their impacts

on immediate neighbours; and

• The desire to create improved housing.

1.57 A comprehensive review of the alternatives considered and

the design evolution of the Proposed Development since the

concept scheme in 2011 can be found within Chapter 3:

Alternatives and Design Evolution of the ES (Volume I).

The Proposed Development

1.58 The planning application description of the Proposed

Development is set out in the ‘Form of the Application and

Basis of Assessment’ section earlier in this NTS. It will

comprise outline planning permission for the demolition of

existing buildings on Site and the provision of up to

275,604sqm of residential and non-residential floorspace

(retail, business, community and culture and assembly and

leisure); along with the provision of new open space and

public realm and associated car parking and highway

improvement works to Seven Sisters Road (including a

narrowing from six carriageways to four carriageways). It also

comprises full (detailed) planning permission for the

redevelopment of the land bounded by Towncourt Path,

Green Lanes, West Reservoir/Spring Park Gardens and

Woodberry Down for the erection of four buildings between 3

and 20 storeys to provide 670 new homes, 550 sqm of non-

residential floorspace GEA (retail, business, community and

culture and assembly and leisure) and new open space and

public realm with associated car parking.

1.59 Figure 3 presents the Proposed Development Site Plan. The

Proposed Development is subdivided into development

phases; Phases 3-8 will be delivered within the outline

application while Phase 2 is made up of the detailed

components of the Proposed Development and includes

three blocks (B, D and F) and a new public open space

known as Spring Park (see Figure 4). Figure 3 also shows the

location of the five consented KSSs which together comprise

Phase 1 of the 2009 masterplan.

1.60 In terms of the scale of the Proposed Development, buildings

heights vary between 3 and 20 storeys (plus basement and

ground levels) across the Phase 2 component. The tallest

element of the Phase 2 scheme at 20 storeys (including

ground floor) is one of the towers proposed within Block F.

The heights in the outline component of the Proposed

Development range from minimum 44.6m AOD to maximum

92.8m AOD in northwest portion of the Site adjacent to Green

Lanes.

1.61 The detailed component of the Proposed Development

provides 670 residential units and up to 3,242 residential

units within the outline component and will include a mix of

town houses and apartments and affordable housing. It is

estimated that there will be approximately 1,030 new

residents within the detailed component and between 5,720

and 5,740 residents (gross) living on-site in the outline

component, depending on the final housing mix. Of these, the

net additional population living in the private and intermediate

units within the outline component of the Proposed

Development is estimated to be between 3,920 and 4,100

based on the indicative minimum and maximum housing

mixes respectively. The new community will contribute to the

creation of a new sense of identity for the Site and a vibrant

environment.

1.62 Table 4 presents the maximum floorspace allocations of the

Proposed Development.

Table 4 Maximum Floorspace of the Proposed

Development (Both Outline and Detailed Phase 2

Components)

Proposed Use

Gross External

Area (GEA)

(m2)

Residential (Use Class C3) 333,408

Retail (Use Class A1/A2/A3/A4) 3,281

Business (offices and flexible workspace) (Use Class B1)

2,500

Community and culture (Use Class D1)

2,000

Assembly and leisure (Use Class) D2

2,000

Energy Centres 1,670

Total 340,979

.

1.63 The Proposed Development will provide a maximum of

3,281sqm (GEA) of retail use (A1/A2/A3/A4). The proposed

retail floorspace use has the potential to be distributed across

a number of development phases but is expected to be

focused around the central square and along Seven Sisters

Road.

1.64 A maximum of 2,500 sqm (GEA) of floorspace has been

provided for business use (B1) and is expected to provide

flexible office and workspace at ground and first floor level.

1.65 A maximum of 2,000sqm (GEA) of floorspace has been

provided for assembly and leisure use (D2) and could be

used to provide a variety of facilities such as sports or multi-

use halls, gymnasiums, health clubs and cinema. A maximum

of 2,000sqm (GEA) of floorspace has also been provided for

community and culture use (D1).


11

Figure 4: Phase 2 Block Layout

Figure 3: Proposed Development Site Plan showing Indicative Phases of the Proposed Development and Consented KSSs

Block F

Block D

Block B

Spring Park

Block E


12

1.66 The Proposed Development will include areas of open space

comprising Principal Open Spaces (Spring Park, Rowley

Gardens); Secondary Public Open Spaces (major public

routes); the New Central Square and Strategic Public Open

spaces. These landscaped spaces and routes will form ‘green

fingers’ throughout the Site. Spring Park will become a

significant part of the public realm, providing a wide range of

community activities and uses. A network of space will be

created by a series of landforms, planting and edges; each of

these spaces will offer a different character and use, creating

a journey through the public realm.

1.67 The Proposed Development will include a range of formal and

informal areas of play including Doorstep Playable Space

(DPS) for under 5’s. These will be located within 100m

walking distance from homes and will include lawns for

external play, small scale fixed equipment for spinning or

running and play features built into the topography. Further

information on Play provision is set out within the Landscape

Strategy which supports this hybrid planning application.

1.68 Access around the Site will be created by legible, safe and

attractive connections that provide increased access from the

New River to the reservoirs as well as from east to west.

Measures will be incorporated to facilitate access such as

ensuring all facilities are in accessible locations, recognising

the need for level access to buildings, providing a choice of

routes where required and providing safe pedestrian routes

and road crossings.

1.69 A maximum of 1,262 car parking spaces will be provided

across the Proposed Development. This will include on street

parking, podium/undercroft parking, basement parking and

service zone parking. One cycle parking space will also be

provided for every residential unit. A quantum of car parking

spaces equivalent to 10% of the residential units will be

designed to disabled standards.

1.70 For residential parking, a minimum of 20% of the overall

number of parking spaces will be equipped with electric

vehicle charging facilities with a further 20% with passive

provision. For retail parking, 10% of all spaces will have

electric car charging points with an additional 10% passive

provision for electric vehicles in the future.

1.71 An appropriate level of car club spaces is to be provided

within the Proposed Development. The provision will be

reviewed as the development evolves through the site-wide

Travel Plan.

1.72 The key sustainability credentials for the scheme are as

follows:

• Code for Sustainable Homes rating of Level 4 to be

achieved by all residential dwellings;

• BREEAM ‘very good’ to be achieved by all non-

residential units;

• CO2 emissions to be reduced with the use of

combined heat and power (CHP);

• All dwellings designed to principles of Lifetime

Homes;

• Water use for all dwellings limited to no more than

105 litres/person/day;

• Green and/or brown roofs to be incorporated where

feasible, maximising ecological value and helping to

reduce urban heat island effect;

• Cycle parking to be provided throughout;

• Provisions for Home Offices to reduce need to travel;

• Site Waste Management Plan to reduce construction

waste going to landfill;

• Construction of all blocks to be registered with

Considerate Constructor’s Scheme; and

• Ecological value to be maximised where possible

throughout.

1.73 A full description of the Proposed Development is provided

within Chapter 4: The Proposed Development of the ES

(Volume I).

Demolition and Construction

1.74 Demolition and construction works are anticipated to

commence in winter 2013. Given the scale of the

Proposed Development, the current expectation is that

these works would take approximately 25 years with an

end date of approximately winter 2037.

1.75 It is anticipated that the demolition and construction

works will take place in seven phases (Phase 2 – 8).

Phase 1 refers to the Kick Start Sites (KSSs) which

obtained consent under the 2009 masterplan and

subsequent Reserved Matters and detailed planning

applications.

1.76 The demolition and construction phases will comprise the

following key stages:

• Demolition;

• Arrangement prior to commencement of works;

• Enabling works;

• Piled foundations;

• Construction of the basement and floor frames;

• Construction of the cladding and roof finishes;

• Internal fit out; and

• External works.

1.77 Owing to the long construction period and the various

phases of demolition and construction on the Site, four

sequences and ‘timeslices’ across the programme of

works have been defined to inform the EIA. Each

timeslice represents points in time when multiple works

(and in the majority of cases, occupation) are likely to

occur across the Site. The ES, where relevant to the

assessment of demolition and construction related


13

effects, has assessed the potential effects occurring at

each of the four representative timeslices as follows:

• Sequence 1: start 2013 to the end of 2019 (7 years),

with representative ‘timeslice’ assessment year as 3rd

quarter of 2016;


with representative ‘timeslice’ assessment year as 4th

quarter of 2021;



quarter of 2028; and



quarter of 2034.

1.78 It is anticipated that the core working hours for both the

demolition and construction phases would be as follows:

• 08:00 – 18:00 hours weekdays;

• 08:00 – 13:00 hours Saturday; and

• No working normally undertaken on Sundays or Bank

Holidays.

1.79 It is recognised that approval from the LBH is required for

any works that need to be undertaken outside these

permitted hours.

1.80 Access routes to and from the Site to be used by heavy

goods vehicles (HGVs), for deliveries of material to the

Site and for the removal of wastes, will be agreed with

the LBH prior to initiation of demolition and construction

works.

1.81 Demolition and construction vehicles are expected to

access Phase 2 block F via Woodberry Down to the north

of the Site via a dedicated site entrance. For Phase 2

blocks B and D, all vehicles will enter and exit the site via

Green Lanes and a dedicated site entrance to the west of

the site.

1.82 The Site will be registered with the ‘Considerate

Constructors Scheme’. This is a national initiative

through which construction sites and companies

registered with the Scheme are monitored against a

Code of Considerate Practice, designed to encourage

best practice beyond statutory requirements.

1.83 The commitments made within the ES would be

incorporated into a Construction Environmental

Management Plan (CEMP), which would include roles

and responsibilities, detail on control measures and

activities to be undertaken to minimise environmental

impact, and monitoring and record-keeping requirements.

A commitment would be made to periodically review the

CEMP and undertake regular environmental audits of its

implementation during the construction phase of the


1.84 A Waste Strategy has been produced for the Site and

accompanies the planning application (please refer to ES

Volume III Technical Appendix J). This outlines that

waste arising from the demolition and construction

phases of the Proposed Development would be

separated into key waste groups, with the contractor

providing a suitable area(s) within the Site for the

separation of materials for recycling (e.g. timber, metals,

packaging, hardcore etc.), or if necessary (due to space

constrictions) arranging for this segregation to instead be

undertaken off-Site by a suitable waste contractor.

1.85 All relevant contractors would be required to investigate

opportunities to minimise and reduce the use of energy

and water, such as:

• Use of alternatives to diesel/petrol powered

equipment where possible;

• Selection and specification of energy efficient plant

and equipment wherever viable;

• Implementation of staff based initiatives such as

turning off taps, plant and equipment when not in use

both on-Site and within Site offices; encouraging a

paper-reduced office and encouraging double sided

printing and photocopying when these activities are

necessary;

• Use of recycling water systems such as wheel

washes;

• Use of a rainwater harvesting system for use in

equipment and vehicle washing will also be

investigated; and

• Above ground oil storage tanks to mitigate

watercourse contamination.

Socio-Economics

1.86 Chapter 6: Socio-economics considers the potential

socio-economic effects arising as a result of the

Proposed Development. The assessment considers the

following effects:

• Demolition and construction employment;

• Housing provision;

• Population;

• Healthcare;

• Employment;

• Additional household spending;

• Open space; and

• Crime and safety.

1.87 The Proposed Development forms part of the wider

Woodberry Down Masterplan. As an estate renewal

project, a large proportion of the existing residents on-site

are expected to be rehoused on-site in the new housing.

Therefore all of the residents of the new housing will not

all be net additional to the Site. The decanting of the

existing housing is on-going and therefore, it is not

possible to determine the exact number of residents

which will be rehoused. This assessment, therefore


14

assumes that all of the social housing proposed will

accommodate existing residents. The population

expected to live in these units are not considered to be

net additional.


1.88 The demolition and construction phases of the detailed

part of the Proposed Development will generate 180

permanent (“Full Time Equivalent”) construction jobs. At

the regional level, the likely direct effect of the

construction employment is considered to be of a

negligible significance in comparison to the scale of the

broader regional construction force.

1.89 The demolition and construction phases of the outline

part of the Proposed Development will generate 520

permanent (“Full Time Equivalent”) construction jobs.

Similarly, the likely direct effect of the construction

employment is considered to be of a negligible

significance at the regional level.

Complete and Occupied Proposed Development

1.90 The detailed part of the Proposed Development includes

the delivery of 670 new homes which could

accommodate up to 1,030 residents. The effect of the

detailed part of the Proposed Development on housing

delivery will be of moderate, beneficial, permanent

significance at the local and district level. The detailed

part of the Proposed Development includes private and

intermediate housing, therefore all of the residents

expected for this part of the development are considered

to be net additional.

1.91 The outline part of the Proposed Development could

deliver between 3,007 and 3,242 homes. For the

purposes of this assessment an indicative minimum and

maximum housing mix has been assessed, as the

detailed design of the housing within the outline part of

the Proposed Development has not yet been fixed. It is

estimated that this could accommodate between 5,720

and 5,740 residents, which would equate to a net

additional population estimated to be between 3,920 and

4,100 residents. The effect of the outline part of the

Proposed Development on housing deliver will be of

major, beneficial, permanent experience at the local

and district level.

1.92 These new residents will increase the demand for social

infrastructure, particularly healthcare, education and open

space.

1.93 The detailed part of the Proposed Development will

create demand for the services of less than one

additional General Practitioner (GP). It has been

assessed that this additional demand could be met

through existing provision available locally. The outline

part of the Proposed Development will create demand for

the services of over two additional GPs. Mitigation may

be required to increase the level of healthcare provision

in the local area to meet this future demand. The residual

effect of both the detailed and outline part of the

Proposed Development on healthcare will be of

negligible significance.

1.94 The detailed part of the Proposed Development is

estimated to result in an additional 24 primary school

places and 6 secondary school places. This additional

demand could be met by existing provision locally. The

effect of the detailed part of the Proposed Development

on education will be of negligible significance.

1.95 The outline component of the Proposed Development is

estimated to result in the demand for between 102 and

133 net additional primary school places and between 28

and 38 secondary school places. This additional demand

would be mitigated through financial contributions to be

agreed as part of any future planning consent. The effect

of the outline component of the Proposed Development

on education will be of negligible significance.

1.96 The Proposed Development includes the provision of

open space provided throughout the Site in a range of

spaces which can be categorised into the following types

of spaces: Principal Public Open Spaces; Secondary

Public Open Spaces; a new Central Square; Strategic

Public Open Spaces; and Private Open Space.

Playspace provision will be met within these spaces in

line with the policy guidance on playspace provision.

Playspace will be provided within a hierarchy of types

according to the age profiles catered for. Doorstep

Playable Space will provide for children under 5 years,

Local Playable space will provide for children under 11

years, Neighbourhood and Youth Space will provide for

older children over 12 years. The effect of both the

detailed and outline component of the Proposed

Development on open space and play provision will be of

moderate, beneficial, permanent significance at the

local level.

1.97 Non-residential floorspace proposed in both the detailed

and outline parts of the Proposed Development would

generate employment. In total there could be up to 9,781

sqm GEA of non-residential floorspace, although the

amount and exact use of the non-residential floorspace

has not been fixed. Therefore a potential range of

employment types has been assessed to estimate the

number of jobs which could be generated on-site. It is

estimated that the detailed part of the Proposed

Development could accommodate up to 30 jobs, and the

outline part of the Proposed Development could

accommodate up to 305 jobs. The effects of the detailed

and outline components of the Proposed Development on

employment would be of minor to moderate, beneficial,

permanent significance at the local level.


15

1.98 In addition to the delivery of new housing, open space

and employment, the Proposed Development would

increase the level of household spending which could be

captured in the local area. It is estimated that the detailed

part of the Proposed Development could generate up to

£8.4 million per year in additional household spending,

and the outline part of the Proposed Development could

generate between £30.2 and £33.2 million per year net

additional household spending. This represents effects

on additional spending of minor to major, beneficial,

permanent significance.

1.99 As part of the estate renewal, the Proposed Development

will increase the mix of tenures on-site, which will help to

create a balanced and mixed community. The increase in

housing and population will have a positive impact on

crime and safety. Higher levels of activity across the site

will increase the level of natural surveillance which helps

to improve people’s sense of security. The design of the

buildings and public realm will be carried out in line with

Secure by Design principals to ensure opportunities for

crime are minimised and security is maximised. The

effect of both the detailed and outline parts of the

Proposed Development on crime and safety will be of

moderate, beneficial, permanent significance.

1.100 Overall any potential increase in the demand for social

infrastructure would be mitigated through on-site

provision within the non-residential floorspace proposed,

or through financial contributions provided when planning

consent is given. The Proposed Development would have

a positive effect by providing new housing, improved

open space and public realm and the creation of

employment through the construction and operational

phase.

Traffic and Transportion

1.101 Chapter 7: Traffic and Transportation of the ES

(Volume I) considers the potential impacts and likely

effects of the Proposed Development Scenarios on public

transport, the highway network, pedestrian movement, as

well as a summary of the findings of the Transport

Assessment (TA). The assessment follows the relevant

methodologies set in the current policy guidance or

otherwise relies on the application of professional

judgement.

1.102 This assessment has been undertaken in a number of

stages. The first stage involved analysing the baseline

conditions of the existing Site, the second stage

calculated the likely trips generated by the Proposed

Development, and the third stage undertook an

assessment of these trips in relation to the baseline

conditions, taking into consideration mitigation measures

integral to the development proposals.


1.103 Demolition and construction workers would access the

Site by public transport; however the effect of these trips

is judged not to be significant. Following mitigation

measures such as scheduling and consolidating

deliveries and loading / unloading of materials and

equipment to occur within the individual Phase Site

boundary wherever possible, minimising the likelihood of

congestion on highways surrounding the Site, the likely

increase in additional vehicle trips and Heavy Goods

Vehicle (HGV) trips on the local road network during the

demolition and construction works will result in a

negligible effect.

1.104 The number of construction vehicles that will access and

leave the Site will be very low (maximum of 19 per hour

two way trips during peak times) and the frequency of

occurrences when pedestrians encounter an operational

vehicle would therefore be very low. On this basis, there

would be a negligible effect on pedestrians using the

footways immediately surrounding the Site. A Demolition

Method Statement (DMS), Construction Method

Statement (CMS), Construction Environmental

Management Plan (CEMP) and Construction Logistics

Plan (CLP) will be prepared to manage traffic, including

the use of banksmen (to monitor and direct vehicle

movement on or around the Site).


1.105 The Proposed Development is predicted to mainly

generate trips taken on public transport, albeit there will

also be some associated car driver trips. These trips

would be expected to be comparatively low, due to low

level of car parking provision.

1.106 The main pedestrian desired routes are anticipated to be

along Seven Sisters Road. The existing good pedestrian

facilities would be enhanced by the narrowing of this

road, but the delivery of the Proposed Development is not

dependant on the road narrowing being implemented.

The pedestrian environment within the Site would be of

high quality with the provision of permeable and attractive

open spaces focused around a new public park. The

permanent residual effects would be:

• Minor Beneficial on pedestrian severance (perceived

divisions that can occur within a community when it

becomes separated by a traffic route), given that the

Proposed Development would facilitate improved

access through the Site, improved pedestrian

footways and crossing facilities;

• Minor Beneficial on pedestrian delay, due to

increased permeability across the Site;

• Negligible on pedestrian fear and intimidation, due to

lighting of walkways and improved natural

surveillance; and


16

• Minor Beneficial on pedestrian amenity, due to

proposed improvements and additions to pedestrian

facilities.

1.107 The effect on the bus network equates to up to an

additional 6 passengers per bus service for the entire

Woodberry Down Masterplan Development. There would

be an increase in demand for London Underground trips

among Woodberry Down residents of up to 7% and the

number of rail trips is calculated be negligible due to the

wide range of National Rail stations accessible from the

Site. Therefore the effect of the Proposed Development

on the bus, underground and rail networks is considered

to be negligible.

1.108 The number of additional vehicular trips associated with

the Proposed Development is reviewed in context of the

Baseline conditions experienced on the road network.

Along local roads the Proposed Development would

increase in traffic flows; however this results in no road

capacity issues. For the strategic roads the Proposed

Development trips would have a negligible effect.

1.109 A draft Travel Plan and Servicing Management Plan have

been produced aiming to reduce car driver trips and

hence the effect on the road network. These documents

will be agreed and finalised in conjunction with LBH.

Air Quality

1.110 Chapter 8: Air Quality of the ES provides an

assessment of the potential effects on local air quality

from the on-site construction plant and associated dust

generation; road traffic during both the demolition and

construction phase, and the operational phases of the

Proposed Development; and the emissions associated

with the heating and power plant attributed to the

Proposed Development once operational.

1.111 The dispersion models have been used to quantify the

change in pollutant concentrations at representative

existing air quality sensitive receptors in the vicinity of the

Proposed Development Site. This has been based on

predicted emissions data from the change in traffic flow

as a result of the Proposed Development, and the

operation of energy plant. The predictions of annual

mean nitrogen dioxide, particulate matter and fine

particulate matter concentrations have been made for

baseline, construction and operational scenarios.

1.112 Baseline (existing) air quality has been predicted to be in

exceedance of or at risk of exceeding the national air

quality objective for nitrogen dioxide at existing,

committed and proposed sensitive receptor locations in

the 2011 and 2016 air quality scenarios considered. By

2021, concentrations have fallen to levels that are not at

risk of exceeding the national air quality objective for that

pollutant. Baseline concentrations of all other pollutants

considered in this assessment are well below their

respective national air quality objectives in all of the

scenarios considered.


1.113 In general, construction activities have the potential to

generate fugitive dust emissions as a result of demolition,

construction, earth works or trackout of material. For the

Proposed Development, the concentrations of any

airborne particulate matter generated by these activities

would be controlled using on site management practices

to the extent that the Proposed Development should give

rise to effects of negligible significance on dust

deposition rates at the nearest sensitive receptors. The

impact of fugitive emissions of particulate matter at these

receptors, with proposed mitigation applied would be

negligible. Overall the effect of fugitive emissions of dust

and particulate matter from the proposed works will be

managed during the demolition and construction process

and is considered to be not significant with respect to

potential effects on health and amenity.

1.114 During the construction of both detailed (Phase 2) and

outline components of the Proposed Development,

construction emissions associated with construction

phase vehicle movements would lead to an imperceptible

to small increase in annual mean concentrations of

nitrogen dioxide. Such an effect on local air quality is not

considered to be significant.


1.115 With the Proposed Development in operation, there is in

an imperceptible to small change in nitrogen dioxide

concentrations across the study area. A small change in

annual mean concentrations of nitrogen dioxide, in an

area where baseline levels are below the air quality

objective, would result in a negligible effect on local air

quality.

1.116 By 2021 the majority of the areas within the air quality

study area will be below the national air quality objective

for the pollutants considered. By 2034 and 2037, when

the Proposed Development is complete, all areas of the

study area where there is relevant exposure will be below

the national air quality objectives considered. As such, it

is considered that the Proposed Development is suitable

for residential use.

1.117 Overall, the detailed (Phase 2) and outline components of

the Proposed Development would not have a significant

effect on local air quality. Whilst the Phase 2 would

introduce receptors into an area where the quality of air

exceeds the national air quality objective nitrogen

dioxide, concentrations are expected to fall below the

objective within a few years of its operation.


17

Noise and Vibration

1.118 Chapter 9: Noise and Vibration of the ES (Volume I)

presents an assessment of the likely significant effects of

the Proposed Development with respect to noise and

vibration in terms of:

• Predicted noise and vibration levels from the

demolition and construction works;

• Noise from building services plant associated with the

Proposed Development during operation; and

• Any increases to road traffic attributed to the


1.119 A baseline noise survey was undertaken to establish

noise levels at selected locations around the Site. It was

noted during the baseline survey that the noise

environment is dominated by road traffic on the

surrounding road network;


1.120 The assessment indicates that demolition and

construction activities may result in negligible to

temporary moderate adverse noise effects at nearby

properties. It should be noted that construction noise

predictions are based on a worst case scenario where,

over the course of a working day, all plant are operational

at all areas of all worksites. In reality, it is likely that the

worst case noise levels predicted will only occur for

limited periods of time.

1.121 Temporary piling activities are likely to occur close

enough to the John Scott Health Centre/Nursery that

vibration may be noticeable, but will not be strong enough

to result in cosmetic building damage.

1.122 Demolition and construction noise and vibration

mitigation measures include, but are not limited to, the

following:

• Use of only modern, quiet and well maintained

equipment;

• Use of low impact techniques;

• Use of modern piling rigs;

• Use of electrically powered equipment run from the

mains supply;

• Careful planning of the sequence of work in order to

minimise the transfer of noise or vibration to

neighbours; and

• Erection of acoustic screens where necessary.

1.123 The highest increase in road traffic due to construction

vehicles on the surrounding roads is a 2% increase on

Woodberry Down and Springpark Drive. This increase in

road traffic would not result in a noticeable increase in

noise level and is expected to be of negligible

significance.

1.124 Although no mitigation is required, in order to reduce the

perception of impacts of demolition and construction

traffic noise, a number of mitigation measures will be

implemented. For example, all traffic entering and leaving

the worksite will be closely controlled and all vehicles will

travel via designed traffic routes which will be previously

agreed with the LBH and Transport for London. As such,

as stated above, the residual demolition and construction

traffic noise impact will be of negligible significance.


1.125 Changes in road traffic flows due to the Proposed

Development have been calculated as increasing noise

levels by an imperceptible level. Therefore, changes in

road traffic flows are considered to be acceptable in

terms of noise and of negligible significance.

1.126 Fixed plant associated with proposed buildings has been

set noise limits based on background noise levels

measured in quiet areas around the Proposed

Development site. Fixed plant should be designed to

produce noise levels at existing properties that do not

exceed these noise limits and is of negligible

significance.

Ecology

1.127 Chapter 10: Ecology of the ES (Volume I) assesses the

likely potential effects on ecology and conservation,

arising from the demolition, construction and operation of

the Proposed Development.

1.128 The Site is dominated by buildings and hardstanding. The

remainder of the Site is comprised of scattered trees,

introduced ornamental shrubs and a small area of

amenity grassland. The Site contains a range of habitats

suitable for breeding and overwintering birds; most

notably the East and West Reservoirs and mature trees,

some of which are located within private gardens. In

addition, a number of statutory and non-statutory sites

designated for their nature conservation value have been

identified within 2km of the Site.


1.129 Due to the temporary and transient nature of demolition

and construction works, any effects to local habitats

(including Lee Valley Special Protection Area, New River

and Stoke Newington Reservoirs) either directly (for

example through compaction and disturbance by

machinery) or indirectly (through for example emission of

pollutants), will be of low impact and of negligible

significance.

1.130 A survey for all nesting birds will be undertaken by a

suitably qualified ecologist prior to undertaking the works

during the bird breeding season, to check for the

presence/absence of any bird’s nests. If any active nests

are found, the work will cease, the area with the nests will

be left in situ and an appropriate buffer zone will be

established. This area will be left intact until it has been


18

confirmed by the ecologist that the young have fledged

and the nest is no longer in use.

1.131 Works will not be undertaken at night, avoiding impacts

relating to increased light and noise disturbance at night,

which may affect foraging and commuting bats and other

nocturnal mammals.

1.132 A CEMP will be developed to provide a framework for the

management of environmental impacts throughout the

demolition and construction phase. The CEMP will

outline the measures that are to be adopted for the

protection of: habitats and trees, birds, bats, wild

mammals and amphibians, in addition to general pollution

control measures. All personnel involved in the

demolition and construction works will be briefed on

relevant wildlife legislation and the ecological

management measures detailed within the CEMP.


1.133 A minor beneficial residual effect will become apparent

once the Proposed Development is operational, due to an

increase in available bird nesting habitat. The landscape

strategy will comprise new landscaped areas comprising

lawns and shrub and flower planting, green and brown

roofs, a water feature, hedgerows and trees. This will

provide both a greater area and greater variety of habitat

types to those currently present within the Site,

enhancing the ecological value of the Site following

completion of the Proposed Development. The provision

of brown and green roofs, trees, soft landscaped area,

water features, as well as the provision of bat roost boxes

in the outline component of the Proposed Development,

would benefit both foraging and roosting bats. The effect

of these enhancements is a moderate beneficial effect.

Water Resources, Drainage and Flood Risk

1.134 Chapter 11: Water Resources, Drainage and Flood

Risk of the ES (Volume I) presents an assessment of the

impact of the Proposed Development on water resources,

drainage and surface water run-off associated with the

demolition and construction and operation of the

Proposed Development. The chapter also examines the

potential for flood risk associated with the Proposed

Development. A separate Flood Risk Assessment has

been prepared (which supports this hybrid planning

application) and details the full assessment of flood risk

and the proposed mitigation for these risks.

1.135 There are two surface water features within 1km of the

Site that could potentially be affected by the Proposed

Development; the New River and the East and West

Reservoirs. All of which fall within the hybrid planning

application boundary.

1.136 The New River flows, from north to south and forms the

northern, eastern and southern boundary of the Site. The

East and West Reservoirs are located to the south of the

Site. The New River and the East Reservoir are used for

public water supply and are owned and maintained by

Thames Water. The LBH own and operate the West

reservoir.

1.137 The Site falls entirely within Flood Zone 1. This is

defined as an area that is classified as of being at low risk

of flooding.

1.138 The New River and East Reservoir are classified as

being of good ecological potential by the Environment

Agency under the Water Framework Directive.

1.139 The Environment Agency has classified that there is

London Clay underlying the Site, under which lies Upper

Chalk (a ‘Principal Aquifer’). Given the overlying

thickness of London Clay, the Principal Chalk aquifer is

considered to be of low sensitivity from activities at the

Site. There may be zones of perched water beneath the

Site associated with areas of anticipated Made Ground,

but they would not be extensive or have a high resource

potential.

1.140 The Site is also located within groundwater protection

zone (Inner (Zone 1) Source Protection Zone (SPZ)), due

to the presence of groundwater abstraction in close

proximity of the Site.


1.141 Pollution sources arising from demolition and

construction works that could impact water resource

receptors comprise the following:

• Leaks and spillages from oils/hydrocarbons;

• Suspended sediments; and,

• Disturbance of contaminated land.

1.142 Spillages and leaks associated with plant and machinery

and from fuel storage pose a moderate adverse impact

(pre-mitigation) to the New River and the East and West

Reservoirs, as there would be locally measurable

changes to the water quality and the change could affect

abstractions for public water supply. However, with the

implementation of mitigation measures, such as oil

interceptors, impermeable bunds and drip trays, the

residual effect is considered negligible.

1.143 Potential sources of suspended sediments occurring as a

result of land clearance, excavations, exposed ground

and stockpiles, plant and wheel washing and dust and

sediment generated pose a moderate adverse risk (pre-

mitigation). Adoption of mitigation measures such as cut-

off ditches, limited earth movement and settling tanks

reduce minimise the magnitude and likelihood of

uncontrolled release of sediment, resulting in negligible

effects.


19

1.144 Previous ground investigations have found some

contamination. Disturbance of potentially contaminated

soils during the demolition and construction works could

adversely affect the groundwater and the New River and

the East and West Reservoirs. In the event that any

contaminated land is disturbed, work will stop

immediately and measures will be taken to prevent

disturbance and mobilisation of contaminants, until the

contamination has been treated in-situ or removed for off-

site disposal. With the appropriate mitigation measures

in place, the resulting effect is considered negligible.

1.145 Water supply for demolition and construction processes

may represent a short term increase in supply volumes to

the Site. However water saving measures will be adopted

where possible, thereby reducing the impact on the water

supply network.

Completed and Occupied Development

1.146 Pollution sources arising from the operational use of the

Proposed Development, which could affect surface and

groundwater comprise the following and are discussed in

more detail below:

• Leaks and spillages from oils/hydrocarbons,

application of fertilisers and pesticides within

landscaped areas;

• Leaks /Breakage in drainage system; and,

• Flood risk.

1.147 The use of oil interceptors in the design of the drainage

network will reduce the risk of contaminants entering the

drainage network. The design of the roads and the

proposed riparian landscaping act as a buffer to the local

waterbodies. It is considered that implementation of these

mitigation measures will reduce the impact on the New

River and the East and West Reservoirs so that residual

effects will be negligible.

1.148 The presence of over 40m of London Clay directly below

the Site, also negates the potential for contaminants to

migrate vertically, and cause contamination of the Upper

Chalk (Principal Aquifer). Therefore it is considered that

there would be a negligible impact on groundwater.

1.149 The implementation of Sustainable Urban Drainage

Systems (SuDS), by using void systems provided below

green roofs on the podium deck, porous paving within car

parking spaces and cellular storage tanks to contain

runoff from extreme event, reduce the runoff and volume

of surface water from the Site. These measures will

provide a permanent, direct major beneficial effect.

1.150 The Proposed Development incorporate water efficient

sanitary fittings, water meters and Sanitary Supply Shut-

Offs within commercial buildings. These water savings

will be beneficial in terms of reducing the overall water

‘footprint’. These measures will provide a minor

beneficial effect.

Ground Conditions and Contamination

1.151 Chapter 12: Ground Conditions of the ES addresses

the effects of the Proposed Development on ground

conditions including geology, hydrogeology and ground

contamination of the Site and surrounding area. The

assessment considers the effects during the demolition,

construction and operational or occupational phases of

the proposed development. The need for mitigation

measures and any monitoring that may be required

during the demolition and construction phase is also

considered and, where appropriate, any residual effects

from both the construction and operational phases of the

Proposed Development are indicated.

1.152 Review of published geological maps indicates that the

geology beneath the Site is London Clay, with Thanet

Sands and Upper Chalk below. Made Ground is

anticipated to be present beneath the footprint of the

current on-site buildings.

1.153 The London Clay is classified as Unproductive Strata

(none water bearing) by the Environment Agency and the

underlying Thanet Sands and Upper Chalk as a Principal

Aquifer (water bearing). The overlying thickness of

London Clay is likely to minimise potential risk to the

Principal Aquifer from on-site activities.

1.154 The Site lies in an Inner Zone source protection zone,

thought to relate to the groundwater abstractions used for

potable water supply within the vicinity of the Site. These

abstractions are likely to be sourced from the Principal

Aquifer and are not considered a viable receptor with

respect to the Site.

1.155 The nearest surface water features are the New River

which flows along the northern site boundary before

meandering across the centre of the Site. The West and

East Stoke Newington Reservoirs are located in the

south of the Site and form the southern site boundary.

Both the river and the reservoirs are man-made features,

likely to have been constructed with impermeable liners.

It is considered unlikely that these receptors are at

significant risk of effect from on-site activities.

1.156 The Site lies in an area which was bombed during the

Second World War. There may be risk of discovering

unexploded ordnance during any ground works.


1.157 During demolition and construction, precautions will be

taken to minimise exposure of workers and the general

public to potentially harmful substances. Potential effects

to on-site workers are considered negligible if

appropriate site safety procedures are implemented and

followed, and if necessary, appropriate personal

protective equipment (PPE) is used.

1.158 Should asbestos containing materials be found in soils

during any intrusive investigation or in the building fabrics


20

during demolition, they will be removed in-line with

current environmental legislation. This will mitigate any

effect to on-site workers to negligible.

1.159 Previous intrusive investigations at the Site have

identified elevated concentrations of contaminants in the

soils and shallow groundwater beneath the Site. This

could pose a negligible effect to the identified receptors

should mitigation measures implemented. Potential

effects to on-site workers will be managed with the use of

appropriate PPE. The effect to the New River, the West

and East Reservoirs and the below ground aquifer is

considered negligible given that it is unlikely that these

are viable receptors with respect to the Site. Vapour

inhalation emanating from soils or groundwaters beneath

the Site may require remediation on a building by building

basis to mitigate the potential effect to human health

receptors.

1.160 The installation of gas protection measures within site

buildings and the use of ventilation during any excavation

works will reduce the potential effect from ground gas to

negligible.


1.161 The completion of the Proposed Development is likely to

have a minor to major, long-term, beneficial effect by

treating or removing (as necessary) any soil or

groundwater contamination in-line with current

environmental legislation.

1.162 The effect to water resources within the region is also

likely to be positive, given that the new buildings will be

built with water saving technologies (such as low-flow

toilets, dishwashers) and that green or brown roofs will be

implemented which will reduce surface runoff.

Archaeology (Buried Heritage Assets)

1.163 Chapter 13: Archaeology (Buried Heritage Assets) of

the ES assesses the effects of the Proposed

Development on known or likely buried heritage assets

(archaeological remains) which may be present within the

Site. The potential effects of the Proposed Development

on built heritage assets (including Listed Buildings and

Conservation Areas and their setting) has been dealt with

separately in the Townscape, Heritage and Visual Impact

Assessment (ES Volume II, but also summarised within

this NTS).

1.164 The Proposed Development entails the demolition of

most of the existing mid-20th-century housing estate

buildings within the Site and the construction of new

residential led mixed-use blocks. The archaeological

(buried heritage) assessment provides a baseline

heritage assessment of the whole estate, but discusses

the Proposed Development of one area (Phase 2) in

detail and several other plots in outline form.

1.165 Buried heritage assets (archaeological remains) that may

be affected by the proposals comprise:

• Features relating to the construction and water

management of the 17th century New River and the

19th century East and West Reservoirs. Remains

could include consolidation material, former walls,

gates and other features preserved behind the

modern river and reservoir walls, of low to medium

heritage significance. The New River itself is

considered to be a heritage asset of medium or high

significance;

• Truncated footings of 19th-century houses and

associated features such as wells and cess pits, of

low significance;

• Possible post-medieval clay pits, of low significance;

and

• Possible later medieval road surfaces, road ditches

and agricultural features, of low significance.

1.166 The Site lies at some distance from known centres of

historic settlement. The heavy London Clay on which the

Site is located was less favourable for settlement and

cultivation than the extensive gravel terraces of the River

Thames to the south, and in all likelihood much of the

area was in woodland or pasture until the latter half of the

post-medieval period. An archaeological evaluation in the

central part of the Site on a Kick Start Site in 2009

revealed the footings of 19th century walls but otherwise

archaeological understanding of the majority of the Site,

in particular for the prehistoric and Roman periods, is

limited. Nevertheless the potential for survival of

significant archaeological remains is in general

considered low.

1.167 The survival potential for buried archaeological remains

will have been severely compromised by the construction

of the mid-20th century London County Council housing

estate, which will have removed or severely truncated

archaeological remains within the footprint of all the

buildings, and potentially across most of the Site

depending on the level of landscaping and other ground

works that took place in advance of, and during

construction.


1.168 The Proposed Development would remove

archaeological remains (if any do survive) immediately

below or adjacent to the footings of the existing buildings

during demolition. Any remains within the footprint of the

new buildings would be removed during the construction

of their foundations and basements (if applicable). Across

the Site shallow deposits would be removed during site

preparation and landscaping. The removal of

archaeological remains within the Site would be a minor


21

to moderate adverse effect prior to mitigation (depending

on the significance of the remains removed).

1.169 An initial targeted archaeological evaluation carried out

as part of a standard planning condition prior to the

commencement of construction works is likely to be

required to establish the degree of survival in areas of

higher potential survival (i.e. outside the footprint of the

current buildings, and close to the New River and

Reservoirs). The results of these investigations would

inform a mitigation strategy, if required, involving targeted

archaeological excavation and/or a watching brief for

remains of lesser significance. It is possible that no

further work would be necessary. Any archaeological

work would need to be carried out in accordance with an

approved Written Scheme of Investigation (WSI) and

could be undertaken under the terms of a standard

archaeological planning condition.

1.170 Appropriate mitigation would mean residual effects would

be negligible.


1.171 No effects upon buried heritage assets are anticipated

once the Proposed Development is completed and

occupied as no further below ground disturbance is

anticipated.

Wind Microclimate

1.172 Chapter 14: Wind Microclimate of the ES (Volume I)

presents an assessment of wind microclimate around the

existing Site and Proposed Development.

1.173 The wind microclimate assessment for the Proposed

Development was based upon the results of a series of

wind tunnel tests. The objective of the assessment was to

determine the potential wind microclimates for the

existing and Proposed Development scenarios. The

results for the assessment are benchmarked against the

‘Lawson Comfort Criteria’.

1.174 The prevailing winds for London approach from the

southwest throughout the year. There are secondary

prevailing winds from the northeast during the spring.

1.175 The wind microclimate around the baseline, existing Site,

is suitable for leisure walking, standing or sitting during

the windiest season.


1.176 The likely effects during demolition and construction have

been determined by professional judgement. During

demolition, once the Site is cleared, it is likely that wind

will blow across the open Site. However, this would be a

temporary effect, mitigated to some degree by the

temporary construction buildings and hoarding. Therefore

conditions during the demolition phase are expected to

be similar to those for the existing Site, at worst

negligible.


1.177 The wind microclimate for the Proposed Development

scenario was suitable for car park / roadway, business

walking, leisure walking, standing or sitting during the

windiest season. As several locations to the northwest of

the Site along Green Lanes were windier than desired (in

the outline component), mitigation measures are advised

at the Reserved Matters stage in the form of tree planting

and soft landscaping or screening. The residual effect

significance of the complete and occupied Proposed

Development ranges from a negligible to moderate

beneficial effect.

1.178 Due to this being a hybrid application, entrance locations

had not yet been determined for the outline component of

the Proposed Development. Therefore it is advised that

entrances be located within zones suitable for entrance

use, or have mitigation measures incorporated into their

design when situated in areas where standing/entrance

conditions are exceeded. For Phase 2 all entrances were

suitable for the intended pedestrian use, therefore no

mitigation measures were required.

1.179 During the summer season the majority of amenity

spaces were suitable for the desired sitting conditions,

however some amenity spaces were suitable for

standing. In order to achieve the targeted sitting

conditions mitigation measures would be required in the

form of soft landscaping, screening and/or tree planting

throughout these areas.

Daylight, Sunlight and Overshadowing

1.180 Chapter 15: Daylight, Sunlight and Overshadowing

provides an assessment of the potential effects on the

daylight, sunlight and overshadowing on the existing

surrounding properties during both the demolition and

construction phase, and the operational phases of the

Proposed Development once completed and occupied.

1.181 Due to the nature of the Hybrid Planning Application,

daylight, sunlight and overshadowing effects have been

considered in relation to both the detailed component of

the Proposed Development (Phase 2), as well as the

outline component of the Proposed Development, with

additional consideration to the light conditions within the


1.182 The daylight, sunlight and overshadowing assessments

have been undertaken in accordance with the

methodologies and numerical guidelines recommended

by the Building Research Establishment (BRE).

1.183 The assessments have been undertaken taking into

consideration the Proposed Development Scenarios

summarised earlier in this ES NTS.


22


1.184 During demolition, there are likely to be increasing short-

term (temporary) minor beneficial daylight and sunlight

effects to the identified surrounding sensitive receptors as

a result of the progressively reducing bulk and massing

on the Site, thereby reducing the current obstructions

which influence the amount of daylight and sunlight

reaching the sensitive receptors.

1.185 These beneficial effects would cease upon completion of

demolition, and the availability of daylight and sunlight

would gradually change once more during the

construction period until the massing of the Proposed

Development reaches its maximum extents. The extent of

the changes to daylight, sunlight and overshadowing

during demolition are considered to be short-term

(temporary) minor beneficial.

1.186 The phased construction programme will mean that some

blocks may be completed and occupied within the

Proposed Development whilst other blocks are still

undergoing construction. Therefore, there will be differing

effects on the daylight, sunlight and overshadowing

experienced by both the surrounding existing and

proposed receptors within the Proposed Development, up

until the development is completed. The use of

scaffolding, hoardings and, to a lesser extent, cranes, will

temporarily increase the obstruction to daylight and

sunlight very slightly beyond that caused by the buildings

themselves. On the other hand, as the existing buildings

are demolished and until the new buildings are erected,

the surrounding receptors will temporarily enjoy

increased daylight and sunlight levels. Overall the effects

of the detailed component of the Proposed Development

(Phase 2) during demolition and construction will be

negligible.

Completed and Occupied Proposed Development

1.187 In Proposed Development Scenario 1, the residual effect

significance of the completed and occupied detailed

component of the Proposed Development (Phase 2) on

the daylight, sunlight and overshadowing to the existing

surrounding properties and public open spaces will be

negligible to minor adverse. The residual effect

significance of the completed and occupied outline

component of the Proposed Development on the daylight,

sunlight and overshadowing to the vast majority of

existing surrounding properties and public open spaces

will range from negligible to moderate adverse. There will

be some isolated major adverse impacts to the daylight

for four properties, sunlight to two properties and to the

overshadowing to fifteen of the private gardens.

1.188 In Proposed Development Scenario 2, the residual effect

significance of the completed and occupied outline

component of the Proposed Development on the daylight,

sunlight and overshadowing to the existing surrounding

properties and public open spaces will be negligible to

minor adverse. There are no properties in the vicinity of

the detailed component of the Proposed Development

(Phase 2) that will be affected by Scenario 2.

1.189 Should there be the retention of the properties in third

party ownership on the south side of the Woodberry

Grove, the residual effect significance of the completed

and occupied outline component of the Proposed

Development on the daylight, sunlight and

overshadowing to the vast majority of existing

surrounding properties and public open spaces will range

from negligible to moderate adverse. There will be

some isolated major adverse impacts to the daylight for

three properties and to the overshadowing to eight of the

private gardens.

1.190 In terms of the light conditions within the detailed

component of the Proposed Development (Phase 2), the

vast majority of habitable rooms tested across proposed

Phase 2 Blocks B, D and F will achieve the

recommended Average Daylight Factor targets, with

good levels of sunlight to around half of the south facing

windows for an urban regeneration site, where the

provision of private amenity areas such as balconies, and

close proximity to public open spaces, transport links and

local amenities will often rank more highly among future

occupants.

1.191 With regards to the potential light conditions within the

outline component of the Proposed Development, in

overall terms around half of the test points on the facades

will meet the BRE daylight (vertical sky component) and

sunlight criteria. Given that the outline parameter

massing presents a worst case scenario, it is considered

that the potential for daylight and sunlight levels within

future detailed schemes within the outline component of

the Proposed Development will be maximised during the

detailed design development stage (future reserved

matters).

1.192 Overall, the detailed component of the Proposed

Development (Phase 2) would not have a significant

effect on daylight, sunlight and overshadowing to the

existing surrounding properties and public open

spaces/private gardens with good levels of daylight and

sunlight maintained for an urban regeneration scheme.

Whilst the outline component of the Proposed

Development will have a significant effect to a number of

existing surrounding properties and public open

spaces/private gardens, there will also be a number of

insignificant effects, and it should be remembered that

the impact of the maximum parameter massing for the

outline component of the Proposed Development

presents very much a worst case scenario. It is expected

that the significant effects around the Site will be


23

designed out through iterative detailed design

development of any future detailed application schemes

(reserved matters applications) within the outline

component of the Proposed Development, taking into

particular consideration the Applicant’s Design Principles

Document and BRE Report 209.

Townscape, Visual and Heritage Impacts

1.193 ES Volume II: Townscape, Visual and Heritage Impact

Assessment presents the townscape, visual and built

heritage effects of the Proposed Development on the

townscape and heritage assets in the vicinity, and its

visual impact.

1.194 Consultation has occurred with the LBH, the GLA and a

Commission for Architecture and the Built Environment

(CABE) design review during the design development

and in its final form.

1.195 Overall the assessment concludes that the Proposed

Development would have a beneficial effect on the

townscape character area within which it is located, and a

beneficial or neutral effect on other townscape

character areas and in relation to heritage assets.

1.196 Heritage assets including Conservation Areas and Listed

Buildings were plotted, analysed and assessed for their

sensitivity to the Proposed Development. It is considered

that the townscape setting within the Stoke Newington

Reservoirs, Filter Beds and New River Conservation Area

will be enhanced through the presence of buildings within

the Proposed Development which have a carefully

considered form and scale, and would be of a high

architectural quality. Blocks B, D and F within Phase 2

would provide strong definition of surrounding streets,

including Green Lanes and Woodberry Down. New

routes into the Site, leading to Spring Park, the New

River and the West Reservoir, would improve

permeability in the wider area. The towers within Block B

and Block F would mark entrances into Spring Park,

enhancing legibility.

1.197 The assessment also concludes that the Proposed

Development would be a high quality design that would

enhance a range of local, medium and long range views.

In local to medium range views, the Proposed

Development would contribute to the strong definition of

streets and spaces, and enhanced legibility through a

common approach of locating tall elements near points of

townscape significance.

Effect Interaction and Cumulative Effects Assessment

1.198 Typically, cumulative effects are those that result from

incremental changes caused by other past, present or

reasonably foreseeable actions together with the

development. It is recognised that cumulative effects

occur as either interactions between effects associated

with just one project or between the effects of a number

of projects in an area. As a result, two types of

cumulative effects have been considered within the

cumulative effects assessment in Chapter 16: Effect

Interaction and Cumulative Effects Assessment of the

ES, as follows:

• Type 1: The combined effect of individual effects

arising as a result of the Proposed Development, for

example effects in relation to noise, airborne dust or

traffic impacting on a single receptor; and

• Type 2: The combined effects of several development

schemes (see Figure 5 for the location of the

cumulative schemes considered) which may, on an

individual basis be insignificant but, together (i.e.

cumulatively), have a significant effect.

Combined Effect of Individual Effects

1.199 The identified residual effects (as set out within the

individual technical chapters of ES Volume I) have been

reviewed against the receptors they affect. Where there

is more than one effect on a particular receptor, the

potential for effect interactions has been determined. If

there is the potential for effect interactions, consideration

is then given as to whether there is the potential for any

resultant combined cumulative effect.


1.200 The EIA has addressed the potential combined effects of

individual effects associated with the Proposed

Development upon sensitive receptors. The prospect for

this type of cumulative effect to occur during the

demolition and construction phase includes effects to:

• Neighbouring Commercial/Residential Property

(during the demolition and construction phase) who

will experience a combined temporary adverse effect

due emissions from traffic, dust, noise and vibration

from the demolition and construction works;

• Adjacent Residential Properties (during the demolition

and construction phase) who will experience a

combined temporary adverse effect due emissions

from traffic, dust, noise and vibration from the

demolition and construction works, but are likely to

receive temporary negligible to beneficial effects with

regards to increased daylight and sunlight;

• Future on-site Users (in particular, future residents of

the Proposed Development who occupy completed

phases of the development whilst remaining phases

of the Proposed Development are completed) (during

the demolition and construction phase) who will

experience a combined temporary adverse effect due

emissions from traffic, dust, noise and vibration from

the demolition and construction works but are likely to

receive temporary negligible to beneficial effects with

regards to increased daylight and sunlight;


24

• Social Infrastructure and Community Facilities (during

the demolition and construction phase) who will

experience a combined temporary adverse effect due

emissions from traffic, dust, noise and vibration from

the demolition and construction works; and

• Ecology and Nature Conservation (during the

demolition and construction phase), who will

experience a combined adverse effect due to loss of

scattered trees, effect of loss of foraging habitat for

bats, effects of loss of nests, disturbance of any

roosts and foraging habitat on breeding birds, effect of

disturbance on wintering birds, and effect of killing

and injury of common reptiles.

1.201 As works progress across the Site, the combined effects

to the above receptors will vary. The different stages of

the demolition and construction works will generate

different magnitudes. For example, dust effects are

potentially more significant during demolition and

excavation activities than during construction activities.

As such, whilst there is the potential for combined

nuisance effects throughout the demolition and

construction stages of the project, the magnitude of the

effects will vary depending on the stage and location of

works. These effects are therefore temporary and

transient in nature.

1.202 Compliance with the mitigation measures discussed

throughout this NTS and detailed within ES Volume I,

such as the commitment to produce a site specific

CEMP; the use of site hoardings; maintenance of plant;

the setting of target noise levels and noise and vibration

monitoring which will be carried out at sensitive

receptors; wheel washing to help dust suppression; and

traffic management plans, will reduce, as far as possible,

the effects of these effect interactions.

Completed and Operational Development

1.203 There is also the potential for combined effects of

individual effects once the Proposed Development is built

and operational to:

• Neighbouring Commercial/Residential Properties

which will experience a combined beneficial effect

due to effects on pedestrian and cyclist amenity,

severance and amenity and accommodation and

facility provision along with the creation of jobs,

housing, public realm improvements and additional

spend associated with the Proposed Development but

are likely to receive lower levels of daylight and

sunlight;

• Adjacent Residential Properties which will experience

a combined beneficial effect due to effects on

pedestrian and cyclist amenity, severance and

amenity and accommodation and facility provision

along with the creation of jobs, housing, public realm

improvements and additional spend associated with

the Proposed Development but are likely to receive

lower levels of daylight and sunlight;

• Future on-site Users which will experience a

combined beneficial effect due to effects on


amenity, wind microclimate conditions at entrances

and thoroughfares during the windiest season and

accommodation and facility provision along with the

creation of jobs, housing, public realm improvements

and additional spend associated with the Proposed

Development;

• Social Infrastructure and Community Facilities which

will experience a combined beneficial effect due to

effects on pedestrian and cyclist amenity, severance

and amenity, the creation of jobs, public realm

improvements, open space provision and additional

spend associated with the Proposed Development;

• Local Highway Network which will experience a



amenity associated with the Proposed Development;

• Public Transport Network which will experience a



amenity associated with the Proposed Development;

• Pedestrian and Cycle Network, Safety and Amenity

which will experience a combined beneficial effect

due to effects on pedestrian and cyclist amenity,

severance and amenity associated with the Proposed

Development; and

• Ecology and Nature Conservation which will

experience combined adverse and beneficial effects

due to potential for disturbance and pollution on the

Stoke Newington Reservoirs and New River on birds,

in addition to habitat creation (birds and bats) and

reduced disturbance for bats.

Combined Effects of Several Development Schemes

1.204 The EIA considers the potential cumulative effects of the

Proposed Development in relation to other developments

within close proximity (approximately 1km) of the Site that

may have an additive effect on the surrounding area.

1.205 The location of the schemes considered within the

assessment of cumulative effects is shown in Figure 5.

1.206 An assessment of the combined effects of the Proposed

Development with the above cumulative development

schemes has been undertaken and can be found in

Chapter 16: Effect Interactions and Cumulative

Effects Assessment.

1.207 The majority of technical subjects covered within ES

Volume I are not expected to result in significantly


25

adverse cumulative demolition and construction effects,

as long as standard mitigation measures, including those

detailed within ES Volume I (such as appropriate traffic

management measures and construction routing; and the

introduction of site hoardings and compliance with the

mitigation measures detailed within the CEMP) are

adhered to. It is expected that the other cumulative

schemes’ demolition and construction works would also

adhere to such best practice measures. There is,

however, the potential for adverse cumulative moderate

adverse effect relating to demolition and construction

noise and a minor to moderate adverse visual effect.

1.208 However there are also permanent beneficial effects on:

biodiversity and improvements to public realm;

townscape, heritage and visual effects; ground

contamination; flood risk; as well as socio-economic

benefits on housing provision, employment, spending in

the local area.

Figure 5: Location of the Schemes

Considered in the Assessment of

Cumulative Effects


26

Residual Effects and Conclusions

1.209 Chapter 17: Residual Effects and Conclusions

presents the residual effects and conclusions of the ES.

Residual effects are defined as those effects that remain

following the implementation of mitigation measures.

Mitigation measures relate to any of the three key phases

of the proposed development (i.e. design; demolition and

construction; and operation).

1.210 The ES has concluded that the majority of environmental

effects during the demolition and construction phases of

the Proposed Development will be of minor adverse or

negligible significance taking into account the application

of appropriate mitigation measures.

1.211 The number of potential adverse effects are limited to:

• Air quality, specifically the effect of construction dust

and short-term concentrations of PM10 (temporary,

local, minor adverse);

• Noise and vibration, specifically the effect of

demolition and construction noise and vibration on

existing and proposed receptors (temporary, local,

negligible – moderate adverse) and the effect of

construction vibration (temporary, local, minor

adverse);

• Archaeology, the effect of demolition and construction

on the Woodberry Down Estate (permanent, local,

minor adverse);

• Ecology, specifically effects of disturbance on species

and breeding species within the Stoke Newington

Reservoirs Site of Metropolitan Importance for Nature

Conservation (SMINC) (negligible to moderate

adverse), disturbance, pollution and habitat loss on

the New River SMINC (minor adverse), loss of

scattered trees (minor adverse), disturbance of bats

(negligible – minor adverse), loss of foraging habitat

for bats (minor adverse), loss of roosts for bats (minor

–moderate adverse), loss of nests on breeding birds

(minor – moderate adverse), loss of foraging habitat

on breeding birds (minor adverse), and potential

killing or injury of common reptiles (no impact – minor

adverse); and

• Townscape, heritage and visual, specifically effects of

demolition and construction on Townscape Character

Areas (local – regional, temporary, minor to moderate

adverse), effects on local views (local – regional,

temporary, minor to moderate adverse), and effects

on local Heritage Assets (local – regional, temporary,

• minor to moderate adverse).

1.212 A number of environmental management measures

would be implemented during the demolition and

construction process. These include specific mitigation

measures for the Proposed Development and Site as well

as those measures that would be implemented as a

matter of course as appropriate for urban regeneration

projects and in line with best practice guidance.

1.213 A principal contractor will be appointed by the Applicant

to develop and implement a site-specific CEMP through

which mitigation measures will be implemented. Subject

to the implementation of the CEMP, the residual effects

resulting from the demolition and construction phase of

the Proposed Development are considered to have been

reduced as far as reasonably practicable.

1.214 The demolition and construction phase also generates a

net beneficial effect due to the removal or remediation of

any contamination land on Site.

1.215 During the completed and operational phase of the

Proposed Development adverse effects are limited and

relate to the following:

• Ecology, specifically in relation to effects on habitats

with the Stoke Newington Reservoirs SMINC (no

impact to minor adverse and New River SMINC

(minor adverse), effect of pollution on the New Rivier

SMINC (minor adverse) and effect of disturbance on

Finsbury Park SBINC and wintering birds (minor

adverse);

• Daylight, sunlight and overshadowing effects to

surrounding sensitive receptors (properties) and

amenity areas from minor to major adverse.

However, with regards to the outline component of the

Proposed Development (representing the majority of

this hybrid planning application), this chapter

assesses the impact of the maximum plot envelope /

parameter massing (see ES Volume III Technical

Appendix K for the Parameter Plans) and it should be

acknowledged that this represents very much a worst

case scenario and does not reflect the reality of the

situation following the future detailed design stage for

each phase. It is to be expected that through iterative

detailed design development, taking into

consideration the guidance of the BRE guidance and

the Applicants Design Principles Document, that

daylight and sunlight impacts to the surrounding

residential properties will be considered and designed

out. This is further demonstrated by the illustrative

scheme for the outline component of the Proposed

Development, as set out in the Design and Access

Statement, which shows that consideration has

already been given to addressing building to building

relationships, and by reference to the limited daylight,

sunlight and overshadowing effects of the detailed

component of the Proposed Development (Phase 2). ,

It is also important to note that the low existing

obstructions on the Site mean that some existing

properties on the Site currently enjoy unusually high

levels of sunlight and daylight for an urban location.


27

1.216 On completion and occupation of the Proposed

Development, beneficial residual socio-economic effects

have been identified in relation to housing delivery (local -

district, permanent, moderate - major beneficial);

additional spending (local, permanent, minor – major

beneficial); generation of employment (local, permanent,

minor – moderate beneficial) open space (local,

permanent, moderate beneficial) and crime and safety

(local, permanent, moderate beneficial).

1.217 Other beneficial effects on completion and occupation of

the Proposed Development relate to the following:

• Ecology in terms of effects on habitat creation by

scattered trees (permanent, minor beneficial), effect

of habitat creation on bats using the Site (permanent,

minor – moderate beneficial), effect of disturbance on

bats (permanent, minor beneficial) and effect of

habitat creation on breeding birds (permanent, minor

beneficial);

• Traffic and Transportation, specifically in relation to

effects on pedestrian severance (permanent, local,

minor adverse), effects on pedestrian delay

(permanent, local, minor beneficial) and effects on

pedestrian and cyclist amenity (permanent, local,

minor beneficial);

• Water Resources and Flood Risk, specifically in

relation to effects on water consumption (local,

permanent, minor beneficial) and surface water runoff

(local, permanent, major beneficial);

• Ground Conditions and Contamination, specifically in

terms of effects from soil and groundwater

contamination on human health and controlled waters

(permanent, district, minor to major beneficial);

• Wind Microclimate, specifically wind effects along

pedestrian thoroughfares (during the windiest season)

(permanent, local, negligible – moderate beneficial),

and wind effect at entrances (during the windiest

season) as a result of the completion and operation of

the detailed component of the Proposed Development

only (permanent, local, negligible – moderate

beneficial); and

• Townscape, heritage and visual, specifically in

relation to effects on Townscape Character Areas

(local – regional, permanent, minor to moderate

beneficial), effects on local views (local – district,

permanent, minor – major beneficial), and effects on

local Heritage Assets (local – regional, temporary,

minor – major beneficial).The conclusions of the

townscape, conservation and visual impact

assessment demonstrate that overall the Proposed

Development has significant urban design benefits

and would reinforce the emerging townscape

character of the Site and wider Woodberry Down

Masterplan area in a coherent and positive manner. It

is also considered that the effect on views,

surrounding Townscape Character Areas and HAs

would be beneficial or neutral in all cases.

1.218 It is recognised that the Proposed Development will result

in some short term adverse effects during the demolition

and construction phase, however it is considered that

overall the Proposed Development would have a positive

effect on the regeneration of the area and contribute to

the employment and housing objectives of LBH. The

delivery of new homes, creation of new jobs and the

provision of high quality public realm and open space will

all contribute significantly to the regeneration of the area.

1.219 The Proposed Development has been designed to

achieve high sustainable standards and has committed to

achieving a BREEAM ‘very good’ building rating for all

non-residential units and Code for Sustainable Homes

Level 4 for the residential units. There will also be

significant reductions in carbon dioxide emissions as

required by LBH policy and the London Plan with the use

of combined heat and power (CHP). The Proposed

Development meets, and in some cases exceeds,

requirements as set out in the planning policy framework

to which is applicable to the development.

1.220 The design of the Proposed Development has sought to

build on a comprehensive review of the existing 2009

masterplan, learning from the detailed work that took

place in preparing the original scheme for the Site and

the lessons that can be learned from the first phases of

implementation that have been delivered. This will

support the ongoing transformation of Woodberry Down.

1.221 Overall, the Proposed Development not only accords with

relevant national, regional and local planning policy, but

represents an appropriate development that is

encouraged by policies contained within national

guidance and the LDF. It will contribute to the vitality,

viability and continued inward investment of the area and

to the aspirations of the LBH, while finding ways to

improve the quality of the Woodberry Down

redevelopment and a proposition that can respond to the

changing context within which development is taking

place.

Contacts and Availability of the ES

1.222 The ES is available for viewing by the public during

normal office hours at the Planning Department of the

LBH. Comments on the planning application should be

forwarded to the LBH at the following address:

London Borough of Hackney

Regeneration and Planning Division

2 Hillman Street

London E8 1FB

1.223 Additional copies of the NTS (this document) are

available free of charge, while copies of the full ES

(Volume I, II and III) are available for purchase from:


28

Berkeley Homes (Capital) plc

Woodberry Down Regeneration Project

Units A&B, Riverside Apartments

Goodchild Road, off Woodberry Grove

London N4 2BA

1.224 Hard copies of the ES are priced at £300 (ES Volume I),

£150 (ES Volume II) and £600 (ES Volume III). CDs of

the ES (Volumes I, II and III and the NTS are priced at

£20.

References

Ref. 1 Her Majesty’s Stationary Office, (2011); The Town and

Country Planning (Environmental Impact Assessment)

Regulations 2011.

Ref. 2 Department of Communities and Local Government,

(2012); National Planning Policy Framework.

Ref. 3 Greater London Authority, (2011); The London Plan

Spatial Development Strategy for Greater London.

Ref. 4 Greater London Authority, (2007); London View

Management Framework – Supplementary Planning

Guidance.

Ref. 5 Greater London Authority, (2006); Sustainable Design

and Construction – Supplementary Planning

Guidance.

Ref. 6 London Borough of Hackney, (2010); Core Strategy.

Ref. 7 London Borough of Hackney, (1995); Unitary

Development Plan.

Ref. 8 London Borough of Hackney (2012); Draft Local Plan.

Ref. 9 London Borough of Hackney, (2004); Woodberry

Down Area Action Plan.

Ref. 10 London Borough of Hackney, (2013); The Manor

House Area Action Plan.

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