New U.S. Embassy, Nine Elms Lane ENVIRONMENTAL STATEMENT: NON-TECHNICAL SUMMARY

Transcription

1 1. Introduction The Government of the United States of America (specifically the Unites States Department of State - hereafter referred to as the Applicant ) is seeking to build a new Embassy in London on a parcel of land located near to the River Thames (hereafter referred to as the Site ) in the London Borough of Wandsworth. The Site, which covers approximately 2 hectares, is located off Nine Elms Lane between Battersea Power Station and Vauxhall Station; an area which has been identified for regeneration. The location and boundary of the Site are shown on the plans below. Site Location 1

2 Boundary of the Site In May 2009, the Applicant submitted an outline planning application to Wandsworth Council for a new Embassy on the Site, with all matters reserved with the exception of access. The outline planning application set out the design principles, together with the minimum and maximum extent (such as height and floor areas) of the new Embassy, which were shown on a series of parameter plans. Based on these parameter plans, an EIA (hereafter referred to as an EIA ) was undertaken to assess the likely environmental effects of the new Embassy; the findings of which were presented in an Environmental Statement (hereafter referred to as an ES ). Outline planning permission for the new Embassy was granted by the Wandsworth Council in 2010, with a number of planning conditions. In line with the planning requirements of the outline permission, the Applicant was required to submit more detailed design information of the new Embassy (known as a reserved matters planning application) to Wandsworth Council for approval before construction works can commence. Accordingly, the Applicant has submitted a reserved matters planning application to the Wandsworth Council, seeking approval for the detailed design of the new Embassy in relation to the following: the layout of the building; the scale of the building; the external appearance of the building, including materials; and landscaping of the Site. 2

3 An updated EIA was undertaken to assess likely environmental effects of the new Embassy in relation to the detailed design information. The findings of the updated EIA are presented in Volume 4 and 5 of an Updated ES. This document, which comprises Volume 3 of the Updated ES, provides a non-technical summary of the findings of the EIA in non-technical language. 2 Updated Environmental Impact Assessment Methodology EIA is a process which aims to ensure that the likely significant environmental effects of a new development (which can be positive or negative) are taken into account by the local planning authority in the deciding whether to grant planning permission. Updating the EIA of the new Embassy was undertaken in accordance with legal requirements and best practice guidelines, and used established methods and criteria for assessment. This involved Site surveys, data reviews, computer modelling and specialist assessments. For the reserved matters application, the original EIA was updated to take into account more detailed design information being available. The purpose of updating the original EIA was to: identify and assess any changes to the land uses and activities of the Site and surrounding area; identify and assess potential significant environmental effects of the new Embassy, which were not identified or identifiable at the outline planning stage; and identify and assess further information that has become available since the outline planning stage. The first stage of updating the EIA involved updating the scoping study to identify potentially significant environmental issues that could arise from the new Embassy and which should therefore described in an Updated ES. The scoping study, which was presented in the form of a Scoping Report and submitted to Wandsworth Council, set out the environmental studies which would need to be undertaken as part of the EIA. It was agreed with Wandsworth Council that the following environmental topic areas should be addressed as part of the EIA: Socio-economics; Transportation and Access; Air Quality; Noise and Vibration; Water Resources and Flood Risk; Ecology; Wind; Daylight, Sunlight, Overshadowing, Light Pollution and Solar Glare; Telecommunications; and Townscape, Visual and Built Heritage. An assessment of each environmental topic set out above is reported in the Updated ES as a technical chapter. Each technical chapter describes how the assessment was undertaken, the current conditions on and adjacent to the Site, and the potential effects of the new Embassy. Measures are also set out in the technical chapter to avoid, reduce, or offset any identified negative effects, and / or enhance potential positive effects. Such measures are referred to as mitigation measures. The resulting effects (known as likely residual effects) following the implementation of mitigation measures are also described. 3. Land Uses and Activities of the Site and Surrounding Area Until 2011, the Site was occupied by commercial and light industrial uses including Southbank Business Centre, Jack Barclay s Car Showroom and Cadogan Tate fine art storage and distribution centre. Southbank Business Centre occupied the eastern part of the Site, separated from Jack Barclay s Car Showroom and Cadogan Tate in the western part of the Site by Ponton Road. As part of the sale agreement, the Site will be handed over to the Applicant cleared of all buildings, structures and trees to a depth of between 0.20 metres and 2 metres below ground level. Ponton Road, which currently extends through the Site, will be realigned to skirt the western and northern boundaries of the Site. At the time 3

4 of updating the EIA, demolition had commenced on the Site with Jack Barclay s Car Showroom and Cadogan Tate having been already removed. It is anticipated that Southbank Business Centre will be demolished later in The Site is located in a mixed use urban area that was historically dominated by commercial and light industrial land uses such as New Covent Garden Flower Market, London Mail Sorting Offices and Tideway Industrial Estate. However, land immediately surrounding the Site has recently been cleared as part of the regeneration of the wider area. Residential properties in the locality of the Site are few, although Elm Quay Court, Riverside Court and the former Porters Lodge are nearest to the Site, located between 25 metres and 45 metres from its northern boundary. The River Thames is located to the north of Elm Quay Court and Riverside Court, approximately 70m from the Site at its nearest. The Site is not located in a Conservation Area (areas designated for their special architectural and / or historic interest) and no listed buildings are present on or adjacent to the Site. The nearest listed building to the Site is Battersea Power Station located approximately 600 metres west of the Site. Southbank Business Park Main vehicular entrance, Southbank Business Centre Entrance to Cadogan Tate Demolition of Jack Barclay s Car Showroom and Cadogan Tate commenced on the Site in Elm Quay Court is located adjacent to the Site beyond Nine Elms Lane. 4

5 4. Description of the New United States Embassy Following the grant of outline planning permission, the detailed design of the new Embassy has evolved and been defined. The new Embassy would comprise a main Embassy Building located centrally within the Site, and three Pavilion Buildings (to be known as the Main Pavilion, Consular Pavilion and Service Pavilion) located close to the Site boundary. The main Embassy Building would be surrounded by landscaping and a pond. The main Embassy Building would provide 47,999 square metres (Gross External Area) of floorspace. This would include office space, gallery and exhibition space, café and retail, gym, lobbies and mechanical plant space. The main Embassy Building would be a maximum of 11-storeys high (above a double storey ground level entrance lobby / gallery) with a maximum height of metres Above Ordnance Datum. A basement would extend beneath the main Embassy Building to a maximum depth of 3.60 metres below Ordnance Datum. The basement would provide parking, plant and storage space. 5

6 Three Pavilion Buildings forming the main pedestrian and vehicle entrances to the Embassy complex would be located on the periphery of the Site to the east, south and south-west of the main Embassy Building. The single story Pavilion Buildings, which would include between 281 square metres and 528 square metres (Gross External Area) of floorspace, would be largely rectangular in shape and would range from metres and metres Above Ordnance Datum in height. Vehicular access to the new Embassy Building would be through the Service Pavilion from the re-aligned Ponton Road and through the Main Pavilion from a new road (to be known as Estate Road) along the eastern boundary of the Site. A total of 88 parking spaces would be provided in the new Embassy, of which four would be allocated to disabled parking. In addition, 62 cycle spaces would be provided for staff and visitors. A number of distinct public and private amenity areas would be provided within the Embassy complex. To the north of the main Embassy Building, a new park (to be known as Embassy Park) would be created, providing approximately 2,685 square metres of open space accessible to the general public. Separating Embassy Park from the main Embassy Building would be a pond, which would extend along a promenade. Publically accessible space would also be provided within the Main Entry Courtyard (located between the Main Pavilion and the main Embassy Building) and within the Main Entry Plaza (located between the Main Pavilion and the new Estate Road). For Embassy staff, an Event Lawn (covering approximately 600 square metres) and a shared surface basketball court would be created to the west and south-west of the main Embassy Building. An upper and lower meadow mound planted with grasses and wildflowers would be created to the south-east of the main Embassy Building, which would only be accessible to maintenance staff. Landscaping of these public and private amenity areas would comprise a combination of woodland, shrubs and meadow grasses of varying species. The detailed design of the new Embassy complex is largely within the minimum and maximum parameters defined at the outline planning application stage. There are, however, minor changes to the length, height and width of the Pavilion Buildings and to the extent of the underground car parking area. 6

7 5. Development Programme and Construction It is anticipated that the construction works for the new Embassy would be carried out over a period of approximately 47 months. The construction works are expected to be started in 2013 and completed and occupied by In order to minimise potential environmental effects, a Site-specific Construction Environmental Management Plan (CEMP) would be implemented and monitored throughout the duration of the construction works. CEMPs are an established method of managing environmental effects resulting construction works and are successfully adopted for major schemes in urban areas. A Site Waste Management Plan would also be implemented during the construction works, to minimise waste generation and maximise the reuse and recycling of waste, where possible. 7

8 6. Socio-Economics During the construction works of the new Embassy approximately 299 permanent Full Time Equivalent jobs would likely be created. Whilst a proportion of these construction-related jobs would provide local and regional employment opportunities, some of the construction workforce would likely be contracted from the United States, owing to the nature of the scheme. Employment opportunities created by the new Embassy would contribute to employment levels and local economic growth. Once completed and operational, the new Embassy would be expected to provide approximately 805 permanent jobs, of which approximately 649 jobs would be available for locally and regionally based people, with the remaining 156 jobs relating to overseas (United States) positions. An increase in employment opportunities and visitors to the new Embassy would likely increase spending in the local area. As a result, the new Embassy would be expected to make a positive contribution to the regeneration of the Nine Elms area. 7. Transportation and Access Owing to its proximity to Vauxhall Station and Battersea Park Station, the Site benefits from very good public transport links in relation to train, underground and bus services. There are also established pedestrian and cycle networks in the area. During construction, it is expected that the majority of the construction workforce would travel to and from the Site using public transport. However, construction traffic would be generated as a result of the construction works on the Site, with an average of 30 vehicles per day and up to a maximum of 100 vehicles per day. This would likely cause some temporary disruption to traffic flows on the local road network, although such disruption would be minimised through the implementation of a Traffic Management Plan and a CEMP, together with the use of designated routes. Once completed, the new Embassy would likely result in a small increase in traffic on the local road network (based on no vehicles generated from the Site), although the increase is only expected to be significant on the realigned Ponton Road. The new Embassy would be expected to result in an increase in the number of pedestrians, cyclists and public transport users in the local area. However, owing to good pedestrian and cycle networks, the provision of cycle stands within the Embassy complex and the good public transport services, the increase in pedestrians, cyclists and public transport users is not expected to have a significant effect. 8. Air Quality The entire administrative area of the London Borough of Wandsworth has been declared an Air Quality Management Area because of relatively high levels of pollutants in the air. These pollutants are mainly caused by exhaust emissions from road vehicles. Accordingly, an air quality assessment was undertaken to determine the likely effects of the new Embassy on local air quality. Construction works would likely generate dust, thereby causing potential nuisance to nearby residents. A range of best practice environmental controls would be implemented to minimise dust generated during the construction works. However, owing to the proximity of residents to the Site some temporary nuisance is likely to occur, especially during dry and windy conditions, even with mitigation in place. Emissions from construction traffic would likely be small in comparison to emissions from road traffic already using the local road network, although emissions could have a short term adverse effect on local air quality during periods of peak construction traffic movement. Once operational, the new Embassy would likely result in a small increase in road traffic on the local network, although a Workplace Travel Plan would be implemented to assist in delivering sustainable transport objectives, including reducing dependency on the private car. The assessment of the potential effects predicted that traffic generation and emissions from the new Embassy s heating and cooling plant would lead to a slight deterioration in air quality at one residential property (1 Wendle Court, Wandsworth Road). 8

9 9. Noise and Vibration Monitoring undertaken at the Site in 2009 and 2012 confirmed that the local noise climate is largely dominated by road traffic and to a lesser extent by aircraft and trains. Following the demolition of Jack Barclay s Car Showroom and Cadogan Tate in the western part of the Site, there was a slight reduction in noise levels. No significant sources of vibration were identified on or close to the Site. Residents at Riverside Court and Elm Quay Court located immediately to the north-east and north of the Site, respectively, are considered most sensitive to noise and vibration. The EIA concluded that noise generated from construction activities and equipment on the Site would likely cause some temporary nuisance to the residents of Riverside Court and Elm Quay Court. Although some noise would also be generated from construction traffic entering and leaving the Site, overall, this is not predicted to result in a significant change in the local noise climate. Owing to their proximity to the Site, vibration resulting from construction works could be temporarily experienced by the nearest residents. However, the CEMP, which would set out measures to minimise noise and vibration, would be implemented during the construction works. Owing to the existing noise levels surrounding the Site, the relatively small increase in traffic likely to be generated by the new Embassy once it is operational would not be expected to significantly affect nearby residents. Similarly, deliveries to the Site would not be expected to cause significant noise, because unloading and loading would largely be carried out in the basement beneath the main Embassy building and in the Service Pavilion. Building plant incorporated into the new Embassy would have the potential to generate noise. However, suitably quiet plant would be chosen to ensure that noise levels are kept to a minimum. 10. Water Resources and Flood Risk During construction works, temporary measures would be put in place as part of the CEMP to control surface water runoff, which would be discharged to existing connections to the River Thames and / or the Thames Water sewers on Ponton Road / Nine Elms Lane. Discharge rates and volumes would be agreed with the Environment Agency and Thames Water. Where appropriate, cut-off drainage would be provided around the Site during the construction phase when there is no on-site drainage network in place. Although dewatering activities during basement excavation would not be expected to adversely affect local groundwater abstractions, or lead to an increase in flood risk, groundwater levels would be monitored as part of the CEMP, and where necessary, adjustments to the rate of pumping would be made to minimise any unsatisfactory drawdown. During construction, the CEMP would ensure that surface water runoff and groundwater pumped from the excavations, which could contain contaminants such as sediments or oil, would be passed through settlement and oil interceptors as necessary prior to discharge to the local sewerage. The CEMP would also ensure the careful siting and bunding of fuel storage facilities, management of drainage on the Site to prevent sediment laden and / or contaminated runoff entering land surrounding the Site, monitoring of groundwater contamination during construction, and testing of surface water discharge prior to release to the sewer system, and adherence to an emergency plan to be followed in the event of any accidents involving spillages of hazardous or potentially hazardous materials. At its closest point, the Site is located approximately 70 metres south of the River Thames. According to the Environment Agency s flood map, the Site is at high risk of flooding. However, the Site and surrounding area is protected from flooding by the River Thames Tidal Defences, which prevent flooding from the River from all surge tides up to and including the 1 in 1,000 year event (i.e. surge tides with a probability of occurring once every thousand years or less). Should the Site flood as a result of the defences failing, the main Embassy building ground floor upwards would be above the predicted flood level. Automatic flood gates located at the entrances to the basement and Service Pavilion would reduce the risk of these areas flooding. However, because the automatic flood gates could fail, a Flood Management Plan would be prepared, whereby occupants of the basement and the Service Pavilion would be evacuated safely to the ground floor of the main Embassy Building. The new Embassy has been designed to eliminate potable water use for non-potable consumption. Therefore, the overall consumption of potable water with the new Embassy complex would not be significantly greater than the previous uses on the Site. 9

10 11. Ecology Prior to the commencement of demolition, the Site largely comprised buildings and hard-standing which were considered to have little ecological value for bats and birds, although the limited landscaped areas were considered to have some ecological value in the context of the Site. At the time of undertaking this EIA, Jack Barclay s Car Showroom and Cadogan Tate were being demolished, resulting in areas characterised by hardstanding and hard-core. The cleared areas of the Site area also expected to have little ecological value providing the areas are managed appropriately up until the construction works commence. Noise, dust, light pollution and contaminated surface water runoff from the construction works of the new Embassy would be controlled through the CEMP. This,, together with the urban nature surrounding the Site, would ensure that birds and bats using the River Thames to the north of the Site are unlikely to be significantly affected by the construction works. The new Embassy would include a pond and extensive areas of soft landscaping, providing a range of tree, shrub, wildflowers and grasses species, which would significantly improve biodiversity and the ecological value of the Site by providing opportunities for foraging and nesting. 12. Daylight, Sunlight, Overshadowing, Light Pollution and Solar Glare Changes in the massing (that is the general shape), layout and height of buildings can result in changes to the daylight and sunlight availability to adjacent buildings and cause overshadowing of adjacent open space. New developments also have the potential to create light pollution and solar glare (dazzle when sunlight is reflected from a glazed façade). Therefore, an assessment was undertaken to establish the potential effects of the new Embassy on daylight, sunlight, overshadowing, light pollution and solar glare. Sunlight and daylight availability at adjacent residential properties (Riverside Court, Elm Quay Court and the former Porters Lodge), together with overshadowing, light pollution and solar glare, would be expected to vary throughout the construction works, with a gradually increasing effect on the levels of daylight, sunlight, and overshadowing as the massing of the new Embassy steadily progresses toward completion. The assessment predicted that the new Embassy would not significantly reduce daylight and sunlight levels at Riverside Court, Elm Quay Court and the former Porters Lodge compared to conditions at the Site prior to demolition. However, sunlight received at one window in Elm Quay Court would likely be lower than the recommended level. The majority of the proposed amenity areas within the new Embassy complex would likely receive adequate levels of sunlight. Only the promenade to the north of the main Embassy Building would likely receive less sunlight less than recommended by the Building Research Establishment, although is not regarded as a significant adverse effect for this location. The new Embassy is also expected to cause temporary overshadowing of the proposed amenity areas within the complex and to the River Thames to the north during certain parts of the day at certain times of the year. The proposed lighting design of the new Embassy is not expected to cause significant light pollution in respect of residents at Riverside Court, Elm Quay Court and the former Porters Lodge. Some instances of solar glare from the glazing of the main Embassy building would likely occur to motorists approaching along Nine Elms Lane and Ponton Road. However, these instances of solar glare would be limited to certain parts of the day at certain times of the year. 12. Wind The potential effects of the new Embassy on wind conditions in the proposed amenity areas of the Site and immediate surrounding area were tested with regard to pedestrian comfort and safety within. The assessment was based on a three-dimensional scale model the new Embassy complex, which was subjected to the simulated prevailing wind and weather conditions of the Site in a wind tunnel. The assessment showed that during the construction works there would be the potential for wind to blow across the Site, although the presence of the Site hoardings would provide localised shelter to pedestrians downwind. As construction progresses, wind conditions experienced at the Site would be trend towards those pertaining to the completed new Embassy. The proposed landscaping would ensure that Ground level wind conditions at building entrances, amenity areas and thoroughfares (such as streets and paths) in and around the new Embassy would likely be suitable for or better than the desired pedestrian uses such as sitting, standing or walking. 13. Telecommunications 10

11 Large buildings can cause significant interference with the quality and coverage of broadcast radio, digital terrestrial television, satellite television and telephone reception. Therefore, a telecommunication assessment of the new Embassy was undertaken. During the construction works, residents of Riverside Court and Elm Quay Court near to the Site could experience a temporary reduction in the quality of digital terrestrial and satellite television signals. However, construction works would not be expected to result in significant interference of broadcast radio and telephone reception. Similarly on completion, the main Embassy building could reduce the quality of digital television and satellite television signals, although this would likely be experienced by a limited number of residents. Any reduction in the quality of digital television and satellite television (during the construction phase and once completed) could be mitigated through the adjustment or relocation of satellite dishes and / or aerials. The new Embassy would not be expected to significantly interfere with the quality of broadcast radio and telephone reception. 14. Townscape, Visual and Built Heritage The Site and immediate surrounding area contains no buildings of architectural or townscape significance, in the form of listed buildings or Conservation Areas. However, Battersea Power Station (a Grade II* Listed), the Westminster World Heritage Site and a number of Conservation Areas are located further afield. In relation to construction works, hoardings and tower cranes would be present on the Site. Whilst this could have a locally negative effect on the visual quality of the townscape, any such effects would be temporary and therefore are considered to be small. In general, the Townscape, Visual and Built Heritage Assessment concluded that the new Embassy, once completed and operational, would preserve the setting of Battersea Power Station, the Westminster World Heritage Site, the Hospital and Cheyne Conservation Areas in Kensington and Chelsea and the Pimlico Conservation Area in Westminster. From many of the distant townscape viewpoints, the new Embassy would not have a significant effect on the skyline. From closer viewpoints, the new Embassy would be expected to either not significantly affect the townscape view (when obscured by other buildings) or become a focus point and enhance the townscape view through the high quality design. 11

12 View of Proposed New Embassy from Pimlico Gardens, Grosvenor Road 15. Cumulative Effects Two types of cumulative effects were assessed in relation to the new Embassy: the interaction of individual potential environmental effects, for example, the combination of noise, dust and visual intrusion during the construction works; and the potential combination of environmental effects arising from other schemes in the surrounding area with those likely to arise from the new Embassy. During the construction works there would be some temporary combined effects, predominately associated with noise and dust generated from the excavation / construction of the basement and the main Embassy Building. However, the implementation of a CEMP would provide a mechanism by which potential temporary environmental effects likely to arise during the construction works would be minimised. The potential cumulative effects of the new Embassy in combination with a number of other schemes agreed with Wandsworth Council were assessed, the nearest being Embassy Gardens, New Covent Garden Market and Nine Elms Parkside. Should construction of other schemes nearby overlap with construction works on the Site, there is the potential for a combination of environmental effects to arise, particularly in relation to employment generation, construction traffic, surface water contamination, noise and dust generation. The new Embassy and the other schemes would together be expected to bring regenerative benefits to the area in terms of employment opportunities, the provision of pedestrian and cycle facilities, and enhanced townscape and views. Traffic generated by the new Embassy in combination with the cumulative schemes would overall not be expected to negatively affect the capacity of the local road network. Owing to the combined massing of the main Embassy building and the other schemes, daylight and sunlight likely to be received at nearby residential properties would likely be reduced whilst overshadowing would increase. 12

13 If you would like to receive further copies of this Non-Technical Summary or would like to purchase a copy of the Environmental Statement, please contact: Waterman Energy, Environment & Design Pickfords Wharf Clink Street London SE1 9DG Tel: Fax: eed@watermangroup.com 13