Lewisham Gateway S73 Application 2018

Transcription

1 Lewisham Gateway S73 Application 2018 Environmental Statement Addendum Non Technical Summary January 2018

2 ENVIRONMENT Lewisham Gateway Developments Limited Lewisham Gateway - Phase 2 S73 APPLICATION ENVIRONMENTAL STATEMENT ADDENDUM

3 ENVIRONMENT Lewisham Gateway Developments Limited Lewisham Gateway Phase 2 S73 APPLICATION ENVIRONMENTAL STATEMENT ADDENDUM Birmingham Livery Place, 35 Livery Street, Colmore Business District, Birmingham, B3 2PB T: Leeds Whitehall Waterfront, 2 Riverside Way, Leeds LS1 4EH T: London 11 Borough High Street, London, SE1 9SE T: Manchester 4th Floor Carvers Warehouse, 77 Dale Street Manchester, M1 2HG T: Nottingham Waterfront House, Station Street, Nottingham NG2 3DQ T: January 2018 B W B C o n s u l t i n g L t d : R e g i s t e r e d i n E n g l a n d

4 DOCUMENT ISSUE RECORD Status Revision Date of Issue Author: Checked: Approved: S2 P EIA Team EIA Team EIA Team Limitations All comments and proposals contained in this report, including any conclusions, are based on information available to BWB Consulting during investigations. The conclusions drawn by BWB Consulting could therefore differ if the information is found to be inaccurate or misleading. BWB Consulting accepts no liability should this be the case, nor if additional information exists or becomes available with respect to this scheme. Except as otherwise requested by the client, BWB Consulting is not obliged to and disclaims any obligation to update the report for events taking place after:- (i) (ii) The date on which this assessment was undertaken, and The date on which the final report is delivered BWB Consulting makes no representation whatsoever concerning the legal significance of its findings or the legal matters referred to in the following report. The information presented and conclusions drawn are based on statistical data and are for guidance purposes only. This report has been prepared for the sole use of LGDL. No other third parties may rely upon or reproduce the contents of this report without the written permission of BWB. If any unauthorised third party comes into possession of this report they rely on it at their own risk and the authors do not owe them any Duty of Care or Skill. i

5 CONTENTS PAGE DOCUMENT ISSUE RECORD CONTENTS PAGE INTRODUCTION 1 What is an Environmental Impact Assessment and NTS? 1 Planning Background 2 Approach to the S73 ES Addendum 3 THE LEWISHAM GATEWAY SITE 3 The S73 SCHEME 4 Proposed Amendments to Development Parameters 4 Design Evolution and Consideration of Alternatives 6 Construction 6 ASSESSMENT OF ENVIRONMENTAL EFFECTS 7 Socio-Economics 7 Air Quality 8 Noise and Vibration 9 Transport and Access 10 Water Resources and Flood Risk 10 Ecology and Nature Conservation 11 Townscape and Visual Impact 12 Wind 13 Daylight, Sunlight and Overshadowing 14 Climate Change Adaptation and Mitigation 17 Other Issues Considered 17 Summary and Cumulative Impacts 18 TABLES Table 3.1 Construction Phasing Details Table FIGURES Figure 1 Site Location Plan Figure 2 Proposed Layout Ground Level Parameter Plan Figure 4.1- Examples of Visual Viewpoints Assessed i ii ii

6 INTRODUCTION This Non-Technical Summary (NTS) report has been submitted as part of the Section 73 application for minor material amendments to be made to a planning permission for a major mixed use scheme known as Lewisham Gateway, in accordance with the requirements of specific legislation known as the Town and Country (Environmental Impact Assessment) Regulations (2017). The site is shown in Figure 1. Figure 1 Location of the Lewisham Gateway Site What is an Environmental Impact Assessment and NTS? Environmental Impact Assessment (EIA) is a process that identifies the key ways a development can affect or impact the environment, and suggests ways that these impacts can be reduced / managed (known as mitigation) where possible. The process is a legal requirement for developments that have the potential to cause significant environmental effects. For this specific project the need for EIA was established through a screening opinion from the London Borough of Lewisham (LBL), which determined that significant effects were likely. The findings of the EIA process (including baseline information, surveys and technical assessments) are reported in a document called an Environmental Statement (ES), 1

7 which is available in the public domain on LBL s website of at their planning office for anyone to view. This document comprises a Non-Technical Summary of the S73 ES Addendum (ESA). The main purpose of providing this NTS is to ensure that all environmental topics are summarised in non-technical language to ensure the outcomes of each assessment completed in support of the ESA are clear. Planning Background In May 2009 Lewisham Gateway Developments Limited (LGDL) received planning permission for the Lewisham Gateway Development (reference DC/06/62375) (hereafter referred to as the Approved Scheme). The Approved Scheme The comprehensive mixed use redevelopment of the Lewisham Gateway Site, SE13 (land between Rennell Street and Lewisham Railway Station) for up to 100,000 m² comprising retail (A1, A2, A3, A4 and A5), offices (B1), hotel (C1), residential (C3), education/health (D1) and leisure (D2) with parking and associated infrastructure, as well as open space and water features as follows; up to 57,000 m² residential (C3); up to 12,000 m² shops, financial & professional services (A1& A2); up to 17,500 m² offices (B1) / education (D1); up to 5,000 m² leisure (D2); up to 4,000 m² restaurants & cafés and drinking establishments (A3 & A4); up to 3,000 m² hotel (C1); up to 1,000 m² hot food takeaways (A5); 500m² health (D1); provision of up to 500 car parking spaces; and revised road alignment of (part of) Lewisham High Street, Rennell Street, Molesworth Street and Loampit Vale and works to Lewisham Road. This application was supported by an ES produced in 2006 and an associated ESA produced in 2007 to respond to a request for further information. Due to the outline nature of the planning permission, Reserved Matters Applications (RMAs) were submitted for the first phase (Infrastructure, Phase 1A and 1B) to provide further development details. These applications were both approved, and some parts are already completed under construction. LGDL consider that many things have changed since the original submission in Planning policy at all levels has evolved significantly, the built environment of Lewisham Town Centre has transformed as a result of a number of new developments, and economic and market changes have taken place across London with regards to demand for various uses. Therefore, in 2016, there was a S73 application for Minor 2

8 Material Amendments which sought to amend the second phase with respect to the floorspace allocated to the approved uses, the physical parameters of Blocks C1, C2, D1, D2 and E, and omit Block F and basement car parking. This application was refused planning permission due to lack of affordable housing provision and sunlight levels within Confluence Place. Therefore, in order to reflect the changing context and requirements, and to take into account the reasons for the refusal of the 2016 S73 Scheme, a news S73 application for minor amendments to the Approved Scheme is being submitted, to which this ESA relates. Approach to the S73 ES Addendum The ESA has been prepared in support of the new S73 application to update the assessments provided in the Original ES to identify any likely new or different significant environmental effects of the S73 Scheme. This has included consideration of changes to policy, changes to the baseline and changes to the S73 Scheme. It also takes into consideration the completion of Phase 1A, 1B and the infrastructure works already approved and underway. This S73 ESA therefore considers in greater detail the proposed amendments to Phase 2 of the Lewisham Gateway Development as set out in the following paragraph. THE LEWISHAM GATEWAY SITE The planning application site boundary is shown in Figure 2.1. Figure 2.1 Site Boundary 3

9 Prior to the commencement of the construction, the Lewisham Gateway Site was dominated by a roundabout, known as Lewisham Northern Roundabout and associated approach roads. The northern end of Lewisham Gateway includes Lewisham Bus Station and Lewisham Docklands Light Railway (DLR) station. The northern and western boundaries of the site are bordered by railway lines which are elevated above the surrounding land. The southern boundary runs along Rennell Street beyond which lie the Riverdale Centre and the Citibank Tower. The eastern boundary runs along Granville Grove Street Lewisham High Street. The River Ravensbourne flows across the site and is partially culverted. The River Quaggy flows through the development from the east and meets the River Ravensbourne adjacent to the existing bus station. Phase 1A is to the north west of the site and includes Blocks A1 and A2 which have already been constructed. Phase 1B includes Block B1, which is currently nearing completion of construction. Phase 1C, which includes Block B2 and Confluence Place, are in progress with an anticipated completion of Q and Q respectively. The locations of Blocks A and B are shown in Figure 3.1. The S73 SCHEME Proposed Amendments to Development Parameters The amended limits or parameters for the size and position of the buildings within the Lewisham Gateway development have been submitted alongside the S73 applications. These include: Existing Layout; Proposed Layout: Ground Level; Proposed Layout: Basement; Building Blocks Plan; Public Realm Plan: Ground Level; Open Space Plan: Roof Levels; Vehicular Circulation/Public Transport Plan; and Building Heights Plan. Figure 3.1 provides the amended parameters showing the maximum building heights proposed. 4

10 Figure 3.1 Proposed Layout Maximum Heights Parameter Plan 5

11 The overall scheme description has been amended as follows: An application submitted under Section 73 of the Town & Country Planning Act 1990 for Minor Material Amendments in connection with the planning permission DC/06/62375 (granted on 8 May 2009) for the comprehensive mixed use redevelopment of the Lewisham Gateway Site, SE13 (land between Rennell Street and Lewisham Railway Station) for up to 100,000m² comprising retail (A1, A2, A3, A4 and A5), offices (B1), hotel (C1), residential (C3), education/health (D1) and leisure (D2) with parking and associated infrastructure, as well as open space and water features. The amendments comprise the reduction of the overall floorspace to 97,545m², amendments to the floorspace allocated to the approved uses, introduction of coliving accommodation (sui generis) and co-working/business space (B1), amendments to the physical parameters of Blocks C1, C2, D1, D2 and E including increasing the height of blocks, changes to the footprints and massing, omission of Block F and basement car parking, and associated changes. Design Evolution and Consideration of Alternatives Since the masterplan was approved market demand within Lewisham Town Centre and in London in general has shifted. A decade ago it was hoped that educational and commercial space could be let to help create a diverse and mixed-use scheme. However, current and future demand has shifted from employment and educational towards a primarily commercial led development, with an opportunity to accommodate more homes, including co-living and potential for affordable housing with leisure, retail and social uses to create a vibrant mixed-use town centre. The S73 Scheme is also seeking to amend the potential heights being sought under the Maximum Parameters, for example to reduce the overall heights of Block D2 from 104m to 95m (equivalent of a decrease of 3 storeys), to minimise townscape impacts. There have also been changes proposed to Block E which has had its footprint and profile (including height) redesigned to reflect an entirely office/co-working usage. The main purpose for the re-design being to ensure that St Stephen s Square is more clearly defined while keeping the visual linkage with St Stephen s Church. Further explanation regarding the evolution of the design and masterplan can be found in the Design and Access Statement submitted with the S73 application. Construction The Original ES provided a summary of construction activities and phasing. The activities included site enabling and infrastructure works, demolition of existing buildings, excavation of basements, foundations/substructure construction, superstructure, internal fit-out and external landscaping. The Lewisham Gateway scheme will be delivered over two main phases and over a number of years, with Phase 1 already nearing completion. Phase 2 is anticipated to be implemented over a 7-8 year period. Main works are expected to commence on Phase 2A during the latter part of

12 The Original ES identified that a Construction Management Plan would be prepared to ensure that the construction phase mitigation measures identified in the Original ES are implemented and the environmental effects of the construction works are minimised. This includes aspects such as avoidance of pollution by managing fuel/chemical spillages and contamination, monitoring dust and noise/vibration emissions, protecting wildlife and managing construction traffic and pedestrian access. As part of the Original ES a draft Code of Construction Practice (CoCP) was prepared and submitted in support of the application. Once permission was gained a site wide CoCP was submitted alongside further detailed CoCP s for Phase 1A and 1B, and approved by LBL. In line with this a CoCP will be submitted relating to Phase 2 for LBL approval prior to its commencement. ASSESSMENT OF ENVIRONMENTAL EFFECTS Socio-Economics An assessment of the effects of the S73 Scheme on the local economy and impacts on local people was carried out. In line with the Original ES, the assessment considers the likely significant effects of the development against the existing baseline (current) conditions, considering the following: (i) (ii) (iii) (iv) Construction related employment Employment related to the end uses of the completed development Provision of new homes Demand for community facilities arising from the new population, including: a. Education facilities b. Healthcare facilities c. Open space d. Child play space. In addition to the economic benefits that arise as a result of construction employment (direct and supply chain), Table 5.1 indicates the proposed amount of jobs that will be created as a result of the operational S73 Scheme. Table 5.1 below shows the estimated number of employees who will be accommodated within each of the proposed uses. Table Estimated Employment Levels Completed development Employment use Employment density (m2/job) (HCA, 2015) Employees Accommodated (FTE, once operational) Food and Drink, Retail, Financial and Professional Services 17.5 (based on NIA) 350 Leisure (including indicative gym and cinema uses) Cinema (based on GIA) Gym - 65 (based on GIA) 35 7

13 Office / co-working 12.5 (based on GIA) 140 Hotel 1 per 36m² (budget hotel) (based on NIA) Total This employment would have a moderate beneficial effect, and is in line with the effect assessed within the Original ES. The proposed development would deliver up to 900 new homes of a mix of sizes and tenures. A proportion of these units will be affordable at London Living Rent, although the final number is subject to further discussion. In addition, up to 120 co-living units (Sui Generis) would be delivered. In total these homes represent approximately 7% of LBL s housing target for the years , which would have a moderate beneficial effect (in line with that assessed within the Original ES). The new population introduced by the proposed development (estimated to be approximately 1,530 residents) will result in pressure to social infrastructure such as health care, education and amenity space. With respect to healthcare, there will be an anticipated demand for approximately 1 new GP. Although there is some existing capacity, a financial contribution will be made to LBL to help fund this. The estimated 55 new children will be accommodated within the surplus capacity of nearby primary and secondary schools, and adequate levels of playspace will be provided. The provision of new, good quality open space and public realm will cause a major benefit to new and existing residents. The socio-economic effects of the S73 Scheme are assessed to be consistent with the effects of the Approved Scheme, as assessed within the Original ES. There are no new or different significant environmental effects. Air Quality The potential effects of the S73 Scheme on local air quality has taken account of key guidance such as the Local Air Quality Management Technical Guidance TG(16), released by Defra, alongside national and local planning policy and more specific guidance notes. Also, the London Local Air Quality Management Technical Guidance (LLAQM.TG(16)) was taken into account, which is specific air quality guidance produced by the GLA. The construction phase of the S73 Scheme will involve a number of activities that could produce polluting emissions to air. These will mainly be releases of dust, however, they could also include releases of oxides of nitrogen, odours and other gases. Emissions will arise from vehicle and construction plant exhausts. The most important pollutants released by cars and other vehicles are oxides of nitrogen (NO2/NOx) and fine particulate matter/dust (PM10 and PM2.5). During construction these impacts will be mitigated through measures such as wheel-washing and use of cleaner fuels. 8

14 In order to determine the effects on local air pollution from the operation of the S73 Scheme, emissions from local roads have been assessed using a detailed air dispersion model. Air dispersion modelling is a way of assessing how air pollutants are released into the atmosphere. This is done using modelling software. As part of this S73 Scheme residential parking will be omitted, which results in a reduction of 500 private car parking spaces from the scheme and associated vehicles entering and exiting the site. It is not anticipated that there will be any significant residual operational phase impacts and therefore no additional mitigation should be required. However, it is noted that the Block E proposed energy centre will include a NOx abatement system which should significantly reduce the buildings emissions of NOx/NO2. There is no significant change in terms of Air Quality to the Approved Scheme as a result of the S73 Scheme when compared to the Original ES undertaken in support of the Approved Scheme. There are no new or different significant environmental effects. Noise and Vibration The potential effects of the S73 Scheme on noise and vibration levels around the Approved Scheme have been described and assessed as part of the EIA. It is considered that the effect of construction noise and vibration on local residents and businesses remains unchanged to the Original ES, with appropriate mitigation being secured through Condition 32 of the Approved Scheme which requires a CoCP and Construction Method Statement to be agreed with LBL prior to the commencement of construction. An updated baseline noise survey was carried out in June With the implementation of best practicable means, measures detailed in the CoCP to minimise the effects of construction noise and vibration and the methodology outlined in the mitigation section the residual effect of construction noise and vibration at the nearest noise sensitive receptors is considered to provide a minor adverse effect. Construction traffic will provide a change of noise levels that is regarded as negligible, temporary and a short term effect. The proposed residential, hotel and/or co-living accommodation will be designed such that appropriate sound insulation measures will provide acceptable internal noise levels. The changes in road traffic noise with the completed development will have a minor effect at the nearest noise sensitive properties. Noise from mechanical services plant will be controlled by condition to meet the requirements of BS4142:2014. There will be no significant or different residual effects compared to those previously identified in the Original ES and associated Addendums. Additionally, as part of this S73 Scheme residential parking is proposed to be omitted. This includes the removal of the residential car parking from the scheme. This results in the omission of 500 private car parking spaces from the scheme and associated vehicles entering and exiting the site. In turn this will further aid in noise reduction. 9

15 Overall, the noise and vibration impacts of the S73 Scheme, and the requirements for mitigation, are consistent with those identified in the Original ES. There are no new or different significant environmental effects. Transport and Access The potential effects of the S73 Scheme on traffic levels on the surrounding highway network with regard to highway capacity, public transport, walking and cycling have been described and assessed. The Approved Scheme included car parking for approximately 500 vehicles as part of the site, however the S73 Scheme does not seek to provide any private car parking other than the 4 spaces allocated for disabled users. Therefore, further assessments have been required in order to look at the change in impact of the S73 Scheme. This has been in the form of an Accessibility Review which assesses the access provision regarding vehicles, pedestrians and cyclists as well as the provision and capacity of local public transport. The results of these additional assessments show that traffic impacts on the local highways network during construction would be similar in nature to those of the approved scheme and therefore would lead to minimal or negligible environmental impacts. Based upon the methodology adopted within the Original ES, the S73 Scheme will not generate any private residential trips during the morning (AM) or evening (PM) peak traffic periods. Restrictions which will be imposed on the new road layout (a Low H Concept ) result in a net decrease in vehicle generation during the morning (AM) and evening (PM) peak periods of 180 and 199 trips respectively. The Low H concept introduces enhanced public space and substantially improves the pedestrian connectivity of the stations to Lewisham town centre and other surrounding areas. The Low H concept also significantly improves interchanges between bus and rail and offers considerable operational benefits over the existing layout for buses in terms of priority, stop accessibility and stop capacity. The environmental effects of the operation phase of the S73 Scheme are therefore beneficial negligible. There are no new or different significant environmental effects. Water Resources and Flood Risk The potential effects of water resources and flood risk on the S73 Scheme and surrounding developments have been described and assessed as part of the EIA. The Environment Agency s Flood Zone mapping shows the site lies across Flood Zones 1, 2 and 3. Flood modelling previously completed (2005) for the Approved Scheme showed flows for the high risk flood event with (a 1% chance of happening that year) to be contained within the river channel. The watercourse diversions were designed so the high risk flood event would be contained in bank. 10

16 An approach has been agreed with the Environment Agency to ensure that adequate mitigation measures are implemented, providing protection against the risk of river flooding. Drainage at the site was agreed during a previous phase of work. The strategy to be implemented at the S73 Scheme will not deviate from the parameters previously decided. Storm water attenuation will be re-considered to account for the elevated climate change allowances. The potential effects on flood risk and drainage from the site have been considered, and steps taken to ensure appropriate measures are incorporated within the build development. The effects from the construction and operation of the S73 Scheme are therefore considered to be not significant. The CoCP and Construction Method Statement will be adhered to. Overall, the impacts of the S73 Scheme, and mitigation requirements, are consistent with those identified in the Original ES. The assessment demonstrates that the S73 Scheme will not increase flood risk to adjacent third-party land. There are no new or different significant environmental effects. Ecology and Nature Conservation The assessment of the S73 Scheme is based on the ecology survey undertaken on 19th July 2016, as well as desk study data. Development associated with the Approved Scheme has meant that large areas of the Lewisham Gateway Site are existing or new road infrastructure or areas that are currently undergoing construction works, the majority of these areas were fenced off. There were large areas of stockpiled building material to the east of the S73 Scheme area, the site is largely void of any vegetation due to the recent work. The exception being, a small patch of buddleia on the edge of the site, however this was the only species seen. The River Ravensbourne flows from the west of the site flowing in a north easterly direction. During the site visit the river realignment works as consented were observed to be taking place. As previously recorded the entire stretch of this river was heavily engineered concrete with no natural vegetation seen in any section of the river. Further south west outside of the site, the urban banks had ornamental planting along the tops near pedestrian routes which ran opposite commercial units/shops. The River Ravensbourne runs under part of the site and was not visible, however due to the engineered characteristics and the over shading by the existing roads and current construction works, this will not provide any habitats for protected or notable species. It has been evaluated that the current habitats present have no ecological value as there is an absence of potential habitats. There were no plants providing nectar sources and opportunities for larger animals were also absent. The possible opportunities to improve ecology at the S73 Scheme site are limited. There are only likely to be minor beneficial effects at a local level. The wider Approved Scheme will have a more substantial beneficial effect, due to the removal of manmade river systems and creating a more natural river corridors and surroundings. 11

17 Overall, the ecological and nature conservation impacts of the S73 Scheme, and the requirements for mitigation, are consistent with those identified in the Original ES. There are no new or different significant environmental effects. Townscape and Visual Impact The potential effects of the S73 Scheme on townscape and visual impact have been described and assessed as part of the ESA. Changes made as part of this S73 Scheme to the proposals that are of relevance to townscape and visual matters are primarily focussed upon building height increases to Blocks C1, D1 and D2. Photos were taken from the same view points as the ones used in the Original ES in order to identify changes in views when compared to the S73 Scheme, examples of which can be seen in Figure 4.1 below. Changes to views principally arise where changes to the maximum building heights form part of the view, such as short distance locations along part of Lewisham High Street and at Cornmill Gardens, and at long distance at Blackheath. Changes to the proposals as outlined within the S73 Scheme will not result in any new or different significant effects. Figure 4.1 Examples of Visual Viewpoints Assessed 12

18 The assessment has considered the character of the site and its townscape context at a national through to a local level, and also takes into consideration designations of relevance to townscape and visual matters. Of particular relevance is St Stephens Chuch (Grade II listed) which is located within the St Stephens Conservation area. The proposals are not considered to result in any new or different significant effects. The S73 Scheme has been considered cumulatively alongside nine committed or consented developments in the surrounding area. No significant cumulative effects are considered to arise as a result of any of these developments coming forward simultaneously with the S73 Scheme. Overall, this assessment finds that, although changes to the townscape baseline have occurred since Impacts of the S73 Scheme, and the requirements for mitigation, are consistent with those identified in the Original ES. There are no new or different significant environmental effects. Wind The potential effects of the S73 Scheme on the wind environment in the local area have been described and assessed as part of the ESA. Wind conditions were assessed using wind tunnel modelling. The predicted wind speeds have been compared with the Lawson Comfort Criteria, which provides a method for assessing the suitability of an area for different uses. Compared with the existing Phase 1 site configuration (i.e. baseline conditions) the proposed S73 Scheme configurations show areas of improved wind conditions (where the S73 Scheme buildings provide significant shelter) as well as some areas of worsened wind conditions. The majority of the entrance and long-term sitting locations around the proposed Phase 2 scheme were found to have wind conditions suitable for the intended usage throughout the year. There were a small number of locations around the proposed scheme where some additional localised mitigation may be required to improve the entrance and long-term sitting usage. The majority of the bus stop and pedestrian crossing locations around the proposed Phase 2 scheme were found to have wind conditions suitable for the intended usage (i.e. long-term sitting and pedestrian strolling) throughout the year. There were up to 5 bus stop locations around the proposed scheme where some additional localised mitigation may be required to improve long-term sitting conditions during the winter. The wind conditions at all locations on roads and crossings surrounding the proposed Phase 2 scheme were shown to be suitable for pedestrian strolling throughout the year. An assessment of the distress conditions was carried out in each of the test configurations. The only exceedance occurred in the illustrative scheme with mitigation configuration which had a single annual exceedance of the lower distress condition at one location. Alternative mitigation measures will be configured to eliminate this occurrence and will be verified by testing of the detailed design for future Reserved Matters Application(s). No distress conditions were observed in any other test configuration. 13

19 The wind tunnel testing shows that the cumulative schemes identified to date have no significant effect on the wind conditions around the S73 Scheme. In summary, the effects of the wind microclimate around the site are expected to be suitable for the majority of the intended pedestrian activities throughout the Lewisham Gateway Site in all the various model configurations tested. The report identifies where some mitigation measures may be required. Further wind tunnel testing will be carried out for the final designs of the S73 Scheme buildings and of any associated mitigation measures required in order to achieve suitable wind conditions throughout the scheme. With appropriate mitigation it is considered that there is insignificant risk of unacceptable wind conditions occurring in and around the S73 Scheme. Overall, the wind impacts of the S73 Scheme, and the requirements for mitigation, are consistent with or less significant than those identified in the Original ES. There are no new or different significant environmental effects. Daylight, Sunlight and Overshadowing Daylight, Sunlight and Overshadowing NTS The potential effects of the S73 Scheme on the Daylight, sunlight and overshadowing in the local area have been described and assessed as part of the Environmental Impact Assessment for the site. Overall, the Proposed Development performs very well; it has limited impact on surrounding buildings and maximises sunlight as far as reasonably practical within the context of the overall development. There are improvements in sunlight levels within public outdoor spaces, including Confluence Place, when compared directly with the 2016 S73 scheme due to meaningful alterations made to the Lewisham Gateway buildings massing. Technical assessment information is included within the Daylight Sunlight and Overshadowing ES Chapter. Overshadowing of Amenity Spaces within Site Boundary Overshadowing considers the effect of the development on the amount of direct sun presently enjoyed by the amenity spaces within the red line boundary, resulting in a shadow being cast over the outdoor space. The sunlight of the of external ground level spaces within the red line boundary is compliant with the BRE guidance. The three main areas of public amenity space, (Molesworth Street, St Stephens Place and Confluence Place), within the S73 Scheme all comply with BRE assessment guidelines. The assessment results show that desirable and usable public space is achieved. 14

20 Molesworth Street showing particularly shows beneficial results due to its west facing orientation and St Stephen s Square maximises sunlight at around lunchtime. The sunlight availability on Confluence Place also shows that in addition to sunlight being achieved, on an overcast day the daylight levels are high which provides an inviting environment. Quality of Daylight in Confluence Place at 10am on 21st March Care has been taken to ensure changes to the buildings massing since the 2016 S73 application make meaningful improvements to the sunlight received within Confluence Place. Sunlight Availability on 21st March 15

21 Daylight and Sunlight of Phase 1 Due to Phase 1 of the development representing the nearest residents to the Phase 2 element of the S73 Scheme, and therefore most likely to be impacted by Phase 2, the assessment outcomes for Phase 1 have been looked at to illustrate the daylight levels achieved within these homes. Daylight and sunlight for this assessment considered the effect of the development on the amount of natural light within a person s home located within the site boundary during the daytime, ie Lewisham Gateway Phase 1. The daylight and sunlight available in the homes within Phase 1 development show good quality light is received. The daylight availability meets with the BRE guidance. The sunlight received is in keeping with the BRE guidance when their flexible approach to high density urban locations is considered. Daylight, Sunlight and Overshadowing of Adjacent Homes The amount of natural light within a person s home located outside of the site boundary during the daytime has also been considered. Both the daylight and sunlight experienced in each home meet the BRE s guidance. Generally, the sunlight received by the homes amenity spaces is unaffected by the development. Where there is a small impact the BRE s suggested flexible adoption of the guidelines indicate the quality of sunlight experienced is acceptable. Future Developments A number of cumulative schemes have been considered, with the majority being unaffected by the Proposed Development. The effect on the future development proposed for the Carpetright Site has been analysed. The daylight and overshadowing meet the BRE s guidance. The BRE s suggested flexible adoption of the guidelines indicate the quality of sunlight experienced is acceptable. Summary Overall, the Proposed Development performs very well; it has limited impact on surrounding buildings and maximises sunlight as far as reasonably practical within the context of the overall development. There are improvements in sunlight levels within public outdoor spaces, including Confluence Place, when compared directly with the 2016 S73 scheme due to meaningful alterations made to the Lewisham Gateway buildings massing. Technical 16

22 assessment information is included within the Daylight Sunlight and Overshadowing ES Chapter. The results presented in this report support the high-quality nature of the development proposals and demonstrate that the public amenity areas provided are particularly well sunlit and supported by the policy framework. There are no new or different significant environmental effects. Climate Change Adaptation and Mitigation The Climate Change chapter has been included in the ESA, and considers both: Climate change mitigation (i.e. acknowledging that all greenhouse gas emissions (GHGs) play a part cumulatively in climate change, and identifying ways in which these can be reduced); Climate change resilience (i.e. the measures the proposed development will use to adapt to the manifestations of a changing climate). This chapter has showed how carbon and wider GHG emissions have been reduced (and can be further reduced) through considering aspects such as efficient construction techniques, lower embodied carbon in building materials, use of the operational energy hierarchy and better energy and traffic management. Waste can be designed out to a degree, following circular economy principles, and smart technology can be incorporated to improve efficiency in a number of areas. Given the concerns over climate change, and the criticality in meeting GHG emissions targets, it is considered that overall, the whole project life cycle has the potential to make a significant contribution to meeting this target, and would continue to reduce the per capita emissions, given the large number of new residents it will contain. In terms of adaptation and resilience to climate change, this chapter has set out a number of ways in which climate change could affect the findings of the impact assessment. The key measures are considering ways to avoid overheating and flood risk (see Energy Strategy and Flood Risk Assessment, respectively). There are a number of other potential risks identified over the lifespan of the project, such as the usability of outdoor amenity areas, and an outline Adaptation Plan has been provided which is intended form the basis of a more detailed plan. The adoption of these measures is expected to ensure that the effects predicted in this ESA are not exacerbated with a changing climate. As this is a new assessment topic and has not been included in the Original ES, it is not possible to compare previous assessment results or impacts. However the S73 Scheme is predicted to provide betterment compared to the Approved Scheme from a Climate Change perspective, resulting from the omission of 500 car parking spaces, adherence to part L building regulations, alongside an FRA based on more stringent climate change allowance. Other Issues Considered The Original ES dealt with public utilities and waste management in an Other Issues Considered chapter as it was identified that such disciplines will not lead to significant 17

23 environmental effects. The Original ES also provided an assessment on the Archaeological Resources and Cultural Heritage (ARCH) and there have been no changes since this assessment. The Phase 1A Supplementary ES provided an update on Public Utilities and Waste Management, Transport and Access and Land Quality. An update on these disciplines is provided below. Public Utilities and Waste Management Utilities and Waste Management were assessed as part of a chapter within the Original ES called, Other Issues Considered. These two topics were also assessed as part of the 2013 supplementary ES. No additional or new environmental effects were identified. No further assessment of waste management has been completed as this issue has been addressed as part of the site wide waste strategy produced in accordance with condition 45 of the outline planning consent. Archaeological Resources and Cultural Heritage The Original ES included an assessment of Archaeological Resources and Cultural Heritage and the assessment concluded that the site contains a number of archaeological and paleo-environmental receptors of low importance. The previous assessment concluded that, due to the moderate importance of the receptors within the site, preservation by record of the remains would be adequate (secured through Condition 28 of the planning permission). As there are no changes to the known baseline conditions, the archaeological resources and cultural heritage impacts of the S73 Scheme, and the requirements for mitigation, are consistent with those identified in the Original ES. No likely new or different significant environmental effects have been identified. Land Quality A site-wide phase 2 intrusive site investigation was undertaken to support the earlier Reserved Matters Application for Phase 1A (used to discharge planning Condition 42). This assessment completed concluded that there was no evidence of any significant changes in the contamination potential of the site since the Original ES. Summary and Cumulative Impacts The Original ES included an assessment of the in-combination impacts of the Approved Scheme (i.e. receptors being affected by more than one environmental effect, and therefore potentially being subject to a more significant combined effect than the individual effects reported in each of the topic chapters because of potential synergies between different effects). This was updated through a revised assessment included within the Original ES. The revised assessment identified that the in-combination impacts remained as reported in the Original ES. Furthermore, a number of third-party cumulative schemes were assessed as part of the consideration of whether impacts from those could be additive to the impacts form the S73 Scheme. Each specific chapter of the ESA considers these, although there are 18

24 not considered to be any significant cumulative effects, in line with the findings of the Original ES. In summary, this NTS provides a brief description of the S73 Scheme, along with a description of the planning background, the rationale for the design evolution, construction activities and mitigation and a summary of the findings of the updated environmental assessments in the ESA. In comparison with the Approved Scheme, it is considered that the proposed minor amendments to the development parameters do not substantially alter the findings and conclusions of that scheme. In the context of the scheme as a whole, the effects are representative of a major mixed-use urban regeneration scheme and a range of mitigation measures are available to avoid significantly adverse effects (including through future Reserved Matters Applications). Overall, the provision of a well-designed and sensitive development that provides significant levels of employment and housing, excellent public realm and improved connectivity is expected to lead to a substantial improvement over the current situation and the already Approved Scheme. The S73 Scheme will not result in any new or different Impact Interactions. Images of how the Lewisham Gateway Scheme could appear with the S73 Scheme amendments are provided in Figure 4.2. Figure 4.2 Illustrative Images of the S73 Scheme in the Context of the Phase Development 19

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