e lm ll ee - IEMA Elms Skills Centre, Lambeth NTS...Nine Elms Skills Centre Lambeth College : Non-Technical Summary (September 2016) 12050866v1 P3 1.13 Funding for the new NESC will

Nine Elms Skills Centre Environmental Statement (2016)

Lambeth CollegeThe Careers College

Volume 3Non-Technical Summary

Nine Elms Skills Centre Lambeth College : Non-Technical Summary (September 2016)

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1.0 Introduction & Methodology

1.1 This document is a summary in non-technical language of an Environmental Statement (‘ES’) prepared on behalf of Lambeth College and Carillion (‘the applicant’). It accompanies an application for a mixed use development of educational floorspace, 232 residential units and a 184 bed hotel on land at Lambeth College’s campus - the Vauxhall Centre, Lambeth.

1.2 The proposed development falls within part 10(b) (Infrastructure Projects) of Schedule 2 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (the ‘2011 Regulations’) (as updated). Part 10(b) relates to “urban development projects” where the development includes more than 150 dwellings. For such developments, EIA is required in situations where the development could give rise to significant environmental effects. The scope of the ES has been agreed with London Borough of Lambeth (‘LBL’).

1.3 The document includes the following information: -

Section 1.0 – background to the assessment process and the scheme;

Sections 2.0 to 3.0 – description of the site and the current proposals;

Sections 4.0 to 15.0 – a topic by topic review of the findings of the EIA;

Section 16.0 – a review of whether other direct or indirect effects may arise when the scheme is considered with other schemes in the area;

Section 17.0 – details of how to obtain a full copy of the ES;

Section 18.0 – scheme plans and cross-sections.

The EIA Process

1.4 The ES sets out the findings of an Environmental Impact Assessment (‘EIA’) of the development.

1.5 The EIA process aims to ensure that any significant effects arising from a development are systematically identified, assessed and presented to help a local planning authority, statutory consultees and other key stakeholders in their understanding of impacts arising from development. If measures are required to minimise or reduce effects then these are clearly identified.

1.6 For this development, EIA has been carried out to consider the likely significant effects that may arise during its construction and operation and due to its potential relationship to future developments in the area. It has been completed with regard to best practice and relevant legislation and has addressed the following matters agreed with LBL as being required to assess the impacts of the development:-


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1. Townscape & Visual Effects 7. Air Quality 2. Socio-Economics 8. Micro-Climate – Wind 3. Daylight and Sunlight 9. Ground Conditions and Contamination 4. Transport 10. Water Environment 5. Heritage 11. Archaeology 6. Noise and Vibration 12. Electronic Interference

1.7 Likely effects are identified based on current knowledge of the site and surroundings, desktop assessment, survey and fieldwork and information available to the EIA team. All those matters that could be reasonably required to assess the effects of the proposals are set out in the ES; this includes effects arising from the scheme itself as well as those temporary effects arising during the construction of the proposed development.

1.8 The EIA team has worked with the design team to ensure that the scheme for which planning permission is sought incorporates those revisions or modifications that are necessary or appropriate to avoid or reduce significant adverse effects on the environment.

1.9 Consultation has also informed the EIA process in relation to the methods by which the EIA has been carried out, as a means to seek environmental data, to review the effectiveness of any identified mitigation measures and as a means to keep interested bodies informed on the process of EIA undertaken.

Background to the Scheme

1.10 Lambeth College is the largest provider of skills training for young people and adults in the Borough and is a significant employer. The College has a Property Strategy which seeks to reduce the amount of existing poor quality floorspace across its three centres (at Brixton, Clapham and Vauxhall) as well as rationalising the College Estate. The Strategy identifies that by investing in new and refurbished buildings, and reducing the size of the Estate, the College can significantly increase the proportion of floorspace in ‘good’ or better condition. The amount of floorspace required by the College has been assessed based on the anticipated growth in daytime guided learning hours.

1.11 It is recognised in LBL’s Local Plan (2015) that the College plays an important role in the Borough and looks to support the provision and improvement of high quality educational facilities in order to attract investment and talent to the Borough. It is recognised that the inclusion of other uses on sites can facilitate the improvement of the educational services provided.

1.12 The current Vauxhall Centre, which focuses on vocational training, represents an inefficient use of floorspace and the existing buildings are in a poor condition with high associated maintenance and running costs. There is an aspiration to create a bespoke, world-class vocational facility of approximately 10,000sqm of specialist, state-of-the-art accommodation for Construction, Engineering, Electric & Green Technologies, Digital Technologies, and Hospitality & Catering. The building will be called the ‘Nine Elms Skills Centre’ (‘NESC’).


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1.13 Funding for the new NESC will be acquired through the development of new residential and hotel floorspace at the site (in addition to LEP funding) with the hotel also providing training and employment opportunities.

2.0 Site & Surroundings

Surroundings

2.1 The site is located in Vauxhall, approximately 220 metres south-east of New Covent Garden Market. The A3036 Wandsworth Road is to the east with Belmore Street to the south, Brooklands Passage to the west and Thorparch Road to the north. Vehicular access is from Belmore Street. To the north and south are predominantly residential areas. A mixed use building including residential uses alongside a theatre, gym and food store is to the east.

Figure 2.1 Aerial Photograph Identifying Broad Extent of land subject to EIA

Source: Google Maps

2.2 A number of bus routes serve the site along Wandsworth Road. The nearest overland train station is at Wandsworth Road (1km to the south-west) and the nearest London Underground station is Stockwell (800m to the east).

2.3 The site is not in a designated Conservation Area and does not contain any statutorily listed buildings but the boundaries of three Conservation Areas are in close proximity (approximately 70m, 115m and 320m from the site). The nearest listed buildings are 110m east of the site (both Grade II listed).

The Site

2.4 The site comprises 0.91 hectares and is occupied by two blocks of education accommodation (15,238 sqm) currently occupied by Lambeth College. Block A at the west of the site is four storeys in height, and fronts onto New Covent Garden Market. Block B is six storeys tall, and fronts onto Belmore Street.


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2.5 There are no existing trees or landscaping on site. The site includes 22 parking spaces. It is located in the Vauxhall Nine Elms Battersea Opportunity Area.

2.6 The Vauxhall Centre at present offers a range of courses, such as dentistry, electronic engineering, and building and construction training. The campus hosts approximately 118 staff and 2,100 students.

3.0 Description of Development

3.1 The development is described as follows:-

“Demolition of existing buildings and the erection of a mixed use development comprising a new College facility (Class D1), a hotel (Class C1) and four blocks of residential accommodation (Class C3) with associated parking, servicing, new public realm, hard and soft landscaping and other associated works”.

3.2 The total gross internal floorspace proposed by the development is 38,838 sqm. The existing College will be demolished to accommodate the additional floorspace.

3.3 The individual components of the development are described as follows.

Nine Elms Skills Centre

4-8 storeys (maximum height of 34 metres AOD)

9,743 sqm (GIA) of teaching space

Workshops and classrooms for practical subjects (e.g. construction, electronics and engineering) will be within storeys 1 to 3

Teaching space for hospitality, science, dentistry and general teaching will be within storeys 4 to 8

An external courtyard for construction teaching will be framed by the building and an acoustic screen

The building will include a mix of glazing and white louvres; a three storey glazed atrium will face onto Belmore Street including a green wall

Pedestrian access will be from Belmore Street

Four car parking spaces, two accessible spaces and two visitor spaces will be provided as well as 238 cycle storage spaces

A green roof will be provided at fourth floor level (for planting/gardening) and a sedum roof at third floor level

The building is designed to achieve a BREEAM Excellent rating; a photovoltaics system will be provided at roof level


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Hotel

11 storeys (maximum height of 38.3 metres AOD) and 184 bedrooms (including 18 accessible bedrooms)

The operator will be required to adhere to an agreed Hotel Training Agreement which will ensure that apprentices are taken on and trained in each academic year

The building will be clad in smooth faced GRC Cladding incorporating framed anodized aluminium framing

Six parking spaces will be provided for hotel use

Residential Accommodation

Divided into four blocks of predominantly private rented sector accommodation:- i Block A (corner of Belmore Street and Brooklands Passage); 15

storeys (48.4mAOD); 57 x studio, 1, 2 and 3 bed units;

ii Block B (west of site adjacent to Brooklands Passage); 26 storeys (79.8mAOD); 117 x 1 and 2 bed units;

iii Block C (facing Thorparch Road); 7 storeys (24.3mAOD); 39 x studio, 1, 2 and 3 bed units; and

iv Block D (fronts Thorparch Road); 6 storeys (21.4mAOD); 19 x studio, 1, 2 and 3 bed units; all discounted rent units.

Car free development but with 3 accessible spaces provided.

Two new play areas would provide amenity and open space for users of the new development and the public. Residential Blocks A and C include roof terraces and all of the residential blocks include private balconies.

All residential properties have been designed to Lifetime Homes standards.

3.4 Plans showing the development are provided at Section 18.0 of this Non-Technical Summary.

Construction Methodology

3.5 For the purposes of assessment it is assumed that construction will take approximately 2.5 years with an anticipated completion of works for the College in January 2019, for the hotel in July 2019 and for the residential in October 2020.

3.6 The contractor will be required to produce and agree a ‘Construction Environmental Management Plan’ (‘CEMP’) to describe how construction will be managed to avoid, minimise and mitigate any construction effects on the environment and existing surrounding communities. The information assessed in the EIA will form part of the tender documentation to be issued to potential contractors and they will be required to comply with the outline methodology described, as well as any relevant planning conditions.


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Alternatives Considered

3.7 It is good practice to consider alternatives for the proposed development. This helps in clarifying the main advantages for taking forward the current scheme, taking account of the environmental effects.

3.8 Consideration of a scenario where the development does not proceed and the site remains in its current use has also been considered. In this ‘no development scenario’, it is expected that Lambeth College would continue to occupy the existing buildings, which are in a poor condition and have a limited lifespan. The economic benefits of the enhanced College facilities and new residential and hotel accommodation would not come forward.

3.9 Alternative sites for the proposed development have not been considered due to it being a primary objective to deliver a new college-led mixed use development at the existing Lambeth College site.

3.10 A variety of different scales and configurations for the uses forming part of the proposed development were considered for the site under a number of key design priorities including: to maximise new public space; the maximise town house frontage at street level; and to facilitate passive surveillance of the new public space. The proposed site layout has evolved from an iterative process of design review, consultation and environmental assessment.

4.0 Townscape and Visual Effects

4.1 An assessment has been carried out of the effect of the development on existing townscape character and on views towards the site. The assessment methodology draws upon key guidance from the Landscape Institute and the Institute of Environmental Management and Assessment. This chapter comprises two separate but interrelated assessments: an assessment of the likely significant effects on the character and quality of the townscape together with an assessment of the effect of development on views (including protected views), viewers and their visual amenity.

4.2 The extent of the study area has been established through a combination of desk-based study and fieldwork to define the Zone of Theoretical Visibility (ZTV) (i.e. where views of the proposed development would be obtained).

4.3 Fieldwork was first undertaken in July 2015 to review available views of the Site and record the role of existing buildings, vegetation and localised variations in the landform. Further fieldwork has been undertaken in September and October 2015. This has been used to more clearly define the current and proposed intervisibility of the Site and surrounding area.

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minor adverse due to the balancing of positive and negative factors. A number of moderate beneficial effects are likely including on views from Thorparch Road, Thessaly Road, Deeley Road and Belmore Street.

4.9 The potential for effects on the protected River prospect from Hungerford Bridge has been considered. A sectional analysis confirmed that the development would be entirely screened and would not therefore affect the silhouette of the Houses of Parliament. A locally protected view from Brockwell Park has also been reviewed and it has been confirmed that there would be a negligible effect and that the development would not effect the silhouette of the existing towers.

4.10 No significant adverse residual townscape or visual effects have been identified. Moderate adverse effects on nearby residents during the construction phase and on views from Crimsworth Road to the north once built have been identified. However none of the identified effects are considered to be significant.

5.0 Socio-Economics

5.1 An assessment has been carried out of the potential effects on socio-economic receptors. The assessment reviews current economic and labour market conditions and the provisions of schools, healthcare facilities, and other community facilities and infrastructure.

5.2 The assessment establishes the baseline position for the LBL (i.e. the ‘wider impact area’) in terms of its economic and labour market conditions, before reviewing the existing provision of schools, healthcare facilities, sports and community facilities, open and amenity spaces, and hotels in the ‘local impact area’ (i.e. the local area within 1.5km surrounding the site).

5.3 The resident population in Lambeth equated to 324,000 in 2015, with the population increasing by 17% over the previous decade (above the London and UK average). The economic activity rate equated to 84% in 2015 (also above the London and UK average). The majority of employee jobs in Lambeth in 2014 were in the service sector (96%) and the proportion of jobs in the public admin, education and health sector is also high in Lambeth (34%). The unemployment rate in Lambeth in 2015 equated to around 6.2% (similar to the London and UK average).

5.4 The qualification attainment rate in Lambeth is relatively high compared to the regional and national averages, with about 65% of the working-age population in the Borough having attained NVQ4 and above qualification in 2015. This compared with 50% in London and 37% in Great Britain.

5.5 Overall, these economic and labour market indicators suggest the Lambeth economy performs relatively well when compared to the regional and national benchmarks. However, Lambeth was also ranked amongst the top 7% most


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deprived local authorities in England and the borough is a significant net exporter of labour.

5.6 The delivery of new homes in the Borough has been relatively slow during recent years, with a 5% increase in the total stock of housing in Lambeth since 2009. Average house prices are also substantially above London and national averages.

5.7 Primary school provision in the area close to the site is at capacity with secondary school provision with surplus capacity of 6%. There is some capacity in local healthcare facilities.

5.8 In assessing the effect of the development on the current conditions, the development will have a beneficial effect on the local economy by creating new construction jobs during the development phase and new operational jobs once the scheme has been fully built-out. Increases in resident expenditure and supply chain expenditure will also support additional employment. The proposed development represents significant new capital investment within the local area, and will help to raise the overall levels of economic activity and expenditure within the local economy.

5.9 Alongside these economic effects, the proposed development will meet local housing needs, improve and increase further education provision and provide key visitor infrastructure in this inner London location. It will also help to deliver local and regional, Local Plan and Opportunity Area objectives.

5.10 The proposed development will result in some disruption to on-site activities and will place more demand on existing social and community infrastructure particular primary and secondary education facilities and this could lead to some adverse effects that require mitigating. On balance, and from a socio-economic perspective, the proposed development is assessed as having a moderate beneficial effect.

6.0 Daylight and Sunlight

6.1 An assessment has been carried out of the effect of the development on daylight, sunlight and shadow levels experienced at residential dwellings and gardens/amenity space surrounding the site. It also reviews the levels of natural light that will be experienced within all of the proposed residential units and open spaces within the development. The assessment has been carried out in accordance with guidelines prepared by the Building Research Establishment (‘BRE’).


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Figure 6.1 Models used for Daylight and Sunlight Assessment

6.2 The assessment has considered daylight levels received by 241 windows serving neighbouring residential properties on Crimsworth Road, Thorparch Road and Goldsboro Road and within Nos. 202-230 Wandsworth Road, Fowler House, McConnell House, Gresley House and Beames House. Where internal room layouts are available, the analysis has also considered the internal daylight levels experienced within 168 rooms in these properties. Thirty six neighbouring gardens and areas of amenity space have been considered in terms of sunlight and shadow.

6.3 The results of the assessment show that the majority of neighbouring windows will either achieve the BRE guide levels or will experience only marginal breaches of the guide levels for ambient daylight. A marginal decrease will be experienced for houses and flats north of the site but this is typical of higher density developments in an urban environment in Inner London. Greater decreases in daylight for some units within McConnell House, Gresley House and Beames House are largely due to inbuilt constraints imposed by their own design (e.g. deep balconies).


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6.4 The development’s overall level of compliance with the guide levels for ambient and internal daylight is consistent with expectations of natural light in higher density, urban environments, particularly having regard to the flexible, suburban basis of the BRE guidance.

6.5 All 82 windows assessed in terms of sunlight levels will comply fully with the BRE guide levels for annual sunlight with the development in place. The results of the overshadowing analysis show that the development will comply with the BRE guidance for the majority of neighbouring gardens and amenity spaces in the vicinity of the site.

6.6 Overall, the results demonstrate that the development will have a negligible or minor adverse effect on the daylight conditions experienced by most neighbouring properties and a moderate adverse effect on a small proportion of neighbouring properties. It will have an almost entirely negligible effect on neighbouring properties sunlight conditions and the shadow levels within neighbouring gardens and open spaces. In addition, the proposed residential units will experience high levels of interior daylight and acceptable levels of sunlight. It is, therefore, concluded that the proposed development will not give rise to any materially unacceptable environmental impacts in terms of daylight, sunlight and overshadowing.

7.0 Transport

7.1 An assessment has been carried out of the likely environmental effects of the proposed development with respect to traffic and transport. It should be read in conjunction with a detailed Transport Assessment (‘TA’) and Framework Travel Plan. The methodology for preparation of the TA has followed current best practice and has been agreed with the LBL. The assessment in the ES has had regard to likely effects covering noise, vibration, visual impact, severance, driver delay, pedestrian delay, pedestrian amenity, fear and intimidation and accidents and safety. Issues associated with traffic effects on air, ecology and heritage are addressed elsewhere in the ES.

7.2 The main transport effects of the proposed development during construction are the predicted increase of construction-related vehicles on the highway, particularly larger vehicles and HGVs, which may result in disturbance to other highway users and cause safety concerns. A CEMP will be created to ensure any disturbance is minimised. At the site, staff will be present at vehicular accesses to ensure highway safety and to monitor the volume and condition of vehicles accessing and leaving the construction site. Vehicle wheels will also be cleaned before leaving the site. The overall effects during construction are anticipated to be minor adverse, however temporary in nature.

7.3 17 car parking spaces are proposed for the whole development inclusive of the accessible and visitor parking provision. Principally the scheme will be a car free development and levels of car traffic generated to the site will be limited.


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7.4 As such the proposed development is predicted to have a beneficial effect on the operation of the local highway network. The development will however increase the amount of journeys taken on public transport in the local area. It has been predicted that the journeys associated with the proposed development represent a minor percentage of the overall local public transport demand within the vicinity of the site and therefore any environmental effects from the proposed development will be indiscernible. Public realm works are predicted to have minor beneficial effects for pedestrians and cyclists.

8.0 Heritage

8.1 Above ground heritage assets (in this case listed buildings, locally listed buildings and conservation areas) with a visual relationship to the site have been considered as part of the assessment. Assets comprise:-

1 Areas of Wandsworth Road Conservation Area, Larkhall Conservation Area and Lansdowne Gardens Conservation Area;

2 Nos. 335 and 337 Wandsworth Road, Nos. 141, 143 and 145 Lansdowne Way and Nos. 339, 341 and 343 Wandsworth Road (all Grade II listed);

3 Springfield Methodist Church (façade only), Surprise Public House, No. 16 Southville and South Bank Club, Nos. 124-130 Wandsworth Road (locally listed buildings); and

4 (Group) Christ Church, Union Grove; Christ Church Vicarage; forecourt wall to Christ Church and Vicarage; Lambeth Baptist Chapel, Courland Grove; forecourt railings and piers to Lambeth Baptist Chapel (all Grade II listed buildings).

Figure 8.1 Location of Heritage Assets


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8.2 There would also be inter-visibility between Battersea Power Station (Grade II* listed and 1km to the north-west of the site) and the proposed development. However, due to the extensive setting of the Power Station, the amount of new development taking place within its setting, and its distance from the site, it is considered that the proposed development would have a neutral effect on its significance and has therefore been excluded from assessment.

8.3 The assessment has shown that the completed scheme would result in nil, neutral or beneficial effects on the setting of identified heritage assets. This assessment confirms there would be no significant environmental effects on above ground heritage assets and in all cases, the significance of heritage assets would be preserved.

8.4 The proposed development complies with national local planning policy and guidance and will ensure that the significance of heritage assets is sustained. Furthermore, the proposed development is consistent with the objectives of Sec 66 (1) of the Planning (Listed Building and Conservation Areas) Act 1990 which requires special regard to be given to the conservation or enhancement of listed buildings.

9.0 Noise and Vibration

9.1 A noise assessment has been carried out following establishment of the existing noise environment has been determined by a long-term noise survey over a two week period. The existing noise environment was observed to be dominated by road traffic noise during the day from the local road system. The adjacent New Covent Garden Market makes a contribution and individual vehicles accessing the Tesco Service Yard also potentially affect the Hotel building. Vibration from the existing road and rail systems, or the proposed new underground railway to the North, is unlikely to affect the structure of the new buildings or be perceived by the occupiers of the proposed residential accommodation.

9.2 The site’s suitability for the proposed hotel and residential development has been assessed against the indoor ambient noise level requirements provided in the relevant British Standard - BS 8233:2014. The building façades are designed with appropriate levels of noise mitigation to ensure acceptable internal noise levels are achieved in accordance with this standard for both Residential and Hotel buildings.

9.3 Noise levels within external amenity on the new development are likely to fall within acceptable limits based on the results of the ambient noise survey. Therefore this is an indication the external noise environment should have a negligible impact on the external amenity areas.

9.4 The site’s suitability for the proposed college development has been assessed against the indoor ambient noise level requirements provided in BB93 Acoustic Design of Schools. The building façades are designed with appropriate levels


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of noise mitigation to ensure acceptable internal noise levels are achieved in accordance with this standard for the Skills Centre building. Noise levels from the external training area are screened by an acoustic barrier, the design of which will be developed as the curriculum is finalised. Therefore the external teaching area should have a Negligible Impact on the adjacent existing residential buildings and amenity areas such as roof terrace and courtyards.

9.5 Construction works will be sensitively managed to avoid, as far as reasonable, adverse noise effects on the environment. The appointed contractor will prepare and follow an approved CEMP.

9.6 The assessment of post-construction noise impacts compares the predicted road traffic noise levels ‘with’ and ‘without’ the proposed development in the year 2021. The predictions indicate that there should be a predicted Negligible increase in local road traffic levels. Therefore, with the suggested mitigation measures and construction working practices implemented, the site is deemed suitable for the proposed development.

10.0 Air Quality

10.1 An assessment has been carried out of the potential air quality impacts associated with the development. The site lies within an Air Quality Management Area (AQMA) declared by the LBL for exceedences of the annual and hourly mean nitrogen dioxide objectives and the annual and daily mean PM10 (particulate) objectives. The air quality neutrality of the proposed development has also been assessed following the methodology provided in the GLA’s Sustainable Design and Construction Supplementary Planning Guidance1 (SPG).

10.2 The construction works have the potential to create dust. During construction it will therefore be necessary to apply a package of mitigation measures to minimise dust emission. With these measures in place, it is expected that any residual effects will be ‘insignificant. However, the guidance recognises that, even with a rigorous dust management plan in place, it is not possible to guarantee that the dust mitigation measures will be effective all of the time, for instance under adverse weather conditions. The local community may therefore experience occasional, short-term dust annoyance. The scale of this would not normally be considered sufficient to change the conclusion that the effects will be insignificant.

10.3 The operational impacts of emissions arising from road traffic and the proposed energy plant have been assessed. The proposed development will generate an insignificant amount of additional traffic and the proposed energy plant will have an insignificant impact on air quality at existing properties. Air quality conditions for occupants of the proposed development have also been considered. The proposed development is a significant distance away from any main roads and concentrations are therefore expected to be similar to


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ambient background concentrations, and hence below the air quality objectives. Air quality for future occupants will thus be acceptable.

10.4 The proposed development is better than air quality neutral in terms of building related emissions. The proposed development is thus considered to be compliant with the requirement that all new developments in London should be at least air quality neutral. The proposed development is thus compliant with Policy 7.14 of the London Plan.

10.5 The overall operational air quality impacts of the development are judged to be insignificant.

11.0 Micro-climate: Wind

11.1 This chapter of the ES reports the findings of an assessment of the likely significant wind microclimate effects of the proposed development. In particular it considers the potential effects of wind upon pedestrian comfort and safety and summarises the findings of a series of wind tunnel tests.

11.2 The wind tunnel test results deliver a detailed assessment of the mean and gust wind conditions around the proposed development site and the proposed development for all wind directions in terms of pedestrian comfort and safety.

11.3 The methodology for quantifying the pedestrian level wind environment of the proposed development site and the proposed development is outlined below:

Step 1: Measure the building-induced wind speeds at pedestrian level in the wind tunnel;

Step 2: Adjust standard meteorological data to account for conditions at the proposed development site;

Step 3: Combine these to obtain the expected frequency and magnitude of wind speeds at pedestrian level; and

Step 4: Compare the results to ‘grade’ conditions around the proposed development site by reference to the planned/desired pedestrian activities.

11.4 To undertake this assessment, a 1:300 scale model of the proposed development and surrounding buildings within a 450m radius of the centre of the proposed development site was constructed, in order to provide a reasonable balance between resolution and coverage of the study area. The proposed development (coloured blue) and surrounding buildings are shown below.


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Figure 11.1 Photograph of the development in the wind tunnel

11.5 In terms of pedestrian comfort, wind conditions at locations in and around the proposed development within the context of existing surrounds are generally suitable for their intended pedestrian use. An exception occurs at the northwest of the proposed development complex within the region between Blocks B and C. Here, conditions are marginally windy for their intended use as outdoor seating but suitable for general recreational uses.

11.6 In order to enhance the local wind microclimate and to ensure the presence of amenable conditions within the region between Blocks B and C, it is recommended to develop further soft landscaping proposals / mitigation measures, which might include, but would not be limited to, tree planting / soft landscaping / localised screening to provide shelter from prevailing winds.

12.0 Ground Conditions and Contamination

12.1 This chapter assesses the potential ground conditions and contaminative risk and identifies the potential impacts the proposed development may have in this regard.

12.2 Detailed level data has been obtained to identify the ground levels and features within the assessment boundary and published information was obtained in the form of published geology; environmental statutory registers and a Geo-Environmental Report undertaken for the College.

12.3 Based on the desk study information for the site, the local geology comprises Kempton Park Gravel superficial deposits, underlain by the London Clay Formation.

12.4 During construction three potential environmental effects have been identified relating to Ground Conditions and Contamination. These mechanisms are: exposure of construction personnel with contaminants in Made Ground soils;


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mobilisation of contaminants during construction related groundworks into the Kempton Park Formation Secondary A aquifer; and spillage of fuel and oils from construction plant. With the adoption of mitigation measures (e.g. adoption of adequate controls by ways of a CEMP), assessments reported above do not identify any significant adverse effects.

12.5 Post-construction there is potential for exposure to contaminated soil and direct or indirect contamination of the soil and potential groundwater contamination due to leakages of fuel oils, general operational spillages and other contaminants from within the proposed development and the associated collection of surface water drainage from hardstanding areas. However, upon remediation of relevant land (including removal of soil and provision of suitable topsoil) and provision of a sustainable drainage system designed to maximise passive treatment to remove potentially contaminative materials, there are no adverse effects anticipated.

13.0 Water Environment

13.1 The potential for impacts of the proposed development on water resources and flood risk have been identified and is supported by a Flood Risk Assessment and Drainage Strategy Report.

13.2 The methodology for this assessment was based on the requirement to demonstrate that the proposed surface water for the development can be effectively managed without increasing flood risk both on and offsite. Where opportunities exist, the scheme aims to incorporate the use of SuDS into the scheme to attenuate flows and provide a water quality benefits to the development proposals.

13.3 Liaison was undertaken with Thames Water in respect of foul and surface water drainage capacity within the existing combined sewerage network.

13.4 The site lies within defended Flood Zone 3 as defined by the Environment Agency’s flood map (Appendix L2) with the River Thames flowing roughly west to east approximately 800m to the north. This zone comprises land assessed as having a 1 in 100 or greater annual probability of river flooding (>1%) or a 1 in 200 or greater annual probability of flooding from the sea (>0.5%) in any year.

13.5 Flood defences along the Thames provide protection defending the development from events with a 1 in 100 (0.1%) annual probability of occurring. There still remains residual risk of flooding due to potential breaching or overtopping of flood defence structures. There have been no recorded events of historic flooding from other potential sources including groundwater or sewer sources with the site.

13.6 The development is proposed to have a new drainage system with separate surface and foul water systems, which combine at the end of the proposed


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network before discharging into the combined public sewer and the proposed drainage will have a significant reduction in surface water discharge.

13.7 Following application of best practice measures within will be secured within a CEMP, there are no adverse impact identified during the construction phase. After completion, with the installation of the aforementioned drainage systems proposed surface water flows from the development will be reduced. The water environment chapter demonstrates that the site does not increase the probability of flood risk to other properties within the local catchment area and has a minimal detrimental effect on the site or local area from potential pollution factors.

14.0 Archaeology

14.1 An assessment has been carried out of the potential for effects on archaeological features. There are no designated heritage assets on the Site or adjacent to it. The site does not lie within an archaeological priority zone or conservation area.

14.2 The Site is located within the Battersea Channel, which has been identified by Historic England as an area of particular interest for its prehistoric potential. The main archaeological potential is for Palaeo-environmental remains of low to medium heritage significance, possible prehistoric remains including well-preserved (due to waterlogging) fish traps, timber revetments and jetties, of medium or high significance and late 19th century remains of very low significance. There is a low potential for Roman and medieval remains due to the boggy nature of the ground until it was drained.

14.3 Archaeological survival of buried assets may vary across the Site and largely depends on the subsurface topography, i.e. the depth of the underlying alluvium and Gravel. Recent geotechnical investigations indicate varying levels of the top of Gravels (2.0–3.9m below ground level), with overlying alluvium surviving across much of the Site. Survival is likely to be moderate to high beneath the existing buildings as there are no current basements, with possible survival also between any piled foundations. Outside the building footprint archaeological survival is predicted to be high.

14.4 The main impacts on any buried heritage assets present will be from the excavation of the Proposed Development’s hotel basement (c 10% of the Site) which will entirely remove any remains present in its footprint. Elsewhere, piled foundations will remove any remains within each pile footprint; the severity of impact will depend on pile size, type and density, which is not currently known. There will also be impacts from pile-probing, breaking out the existing foundation slabs and landscaping and services.

14.5 Without mitigation, it is assessed that the Proposed Development may have minor to major adverse effects on the potential archaeological resource,


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anticipated to include 19th century, prehistoric and possibly alluvial deposits including palaeo-environmental material.

14.6 Archaeological field evaluation and geo-archaeological sampling may be required to fully assess the presence, nature and significance of any remains in the areas of proposed impact. This will allow an informed decision to be made in respect of an appropriate mitigation strategy for any significant remains. Mitigation will comprise targeted archaeological excavation in advance of construction, and/or a watching brief during groundworks for remains of lesser significance.

14.7 Following mitigation, effects are assessed to be of negligible significance.

15.0 Electronic Interference

15.1 The potential impacts of the Development upon broadcast and telecommunication networks have been assessed. Tower cranes and other tall structures have the potential to cause disruption to the operation of broadcast and telecommunications networks and systems by causing signal blocking and by reducing the reliability of communications channels.

15.2 Particular attention has been paid to microwave links that cross near to or above the Site. Two microwave links were identified in the area, crossing over or near to the Site.

15.3 Liaison with Ofcom and microwave link owners has informed the assessment and where possible enabled the effects to existing identified networks to be determined.

15.4 Whilst the demolition process is unlikely to cause any impacts, the use of tower cranes during the construction period may cause disruption for up to two existing microwave links. Although mitigation would be confirmed with the link operators on a case-by-case basis, it is anticipated that the following mitigation measures would be suitable to ensure the continuous operation of the communications network: re-directing the microwave link to avoid any possible obstruction; and use of a relay site to bypass any possible obstruction.

15.5 Subject to the implementation of mitigation measures prior to the demolition and construction stage, no residual effects would occur during the demolition, construction or operational stages of the Proposed Development.

15.6 With respect to television (terrestrial and satellite) and radio broadcast network reception, no impacts have been identified and consequently, no mitigation measures are required.

15.7 With respect to the Airwave/TETRA radio network, it is advised that a baseline signal survey is undertaken nearer to the start of site works to assess and record the then existing coverage. A similar survey should be undertaken as the Proposed Development nears completion to understand what effects (if


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any) the Proposed Development has had upon the operation of the Airwave/TETRA radio network.

15.8 No other impacts have been identified to any other local telecommunications system of network.

16.0 Cumulative and Residual Effects

16.1 The table below reviews whether the inter-relationship between effects arising from the development may give rise to additional impacts not previously identified. It also considers whether effects may arise when the development is considered alongside other schemes or proposals in the surrounding area, the likelihood of the other developments proceeding and the ability or necessity of the applicant to mitigate any such effects for those other sites.

Table 16.1 Summary of Effects with Mitigation in Place

Environmental Topic

Effects during Construction

Effects during Operation

Cumulative Effects

Townscape and Visual Effects

Temporary and considered insignificant on visual effects

Some local moderate adverse impacts, though insignificant given location

Major beneficial impacts on wider area, minor adverse impacts on Brockwell and Larkhall Parks

Socio-Economics Moderate to major beneficial

Minor to major beneficial on labour, further education and housing and hotel provision

Moderate to Major beneficial on housing and hotel provision and employment

Daylight and Sunlight

Minor but considered insignificant during construction

No effects anticipated No effects anticipated

Transport Minor adverse on traffic

Minor adverse impacts on public transport

Negligible impact

Heritage Minor adverse from construction cranes

No effects anticipated Negligible

Noise and Vibration Predominantly minor with very short term substantial adverse

Negligible Minor to moderate adverse during construction only

Air Quality No effects anticipated Negligible No effects anticipated

Micro-climate and Wind

Minor adverse and temporary

Negligible Minor adverse on outdoor seating

Ground Conditions and Contamination

Negligible No effects No effects anticipated

Water Environment Negligible Negligible No effects anticipated

Archaeology No effects anticipated No effects No effects anticipated

Electronic Interference

No effects No effects anticipated


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16.2 A range of mitigation measures have been identified throughout the ES which are capable of being enforced through planning conditions or other contributions in relation to the development.

16.3 Some minor to moderate negative residual effects remain in relation to specific sensitive receptors in relation to townscape and visual impact and transport. However, these must be balanced against the significant beneficial environmental effects in relation to socio-economics.

16.4 The relationships between the effects identified on site do not give rise to a need for additional mitigation measures in relation to the development. There are no cumulative effects arising from the development when considered with other developments in the surrounding area and the overall conclusion is that the proposed development will not result in unacceptable adverse effects.

17.0 Availability of the Environmental Statement

17.1 A paper or electronic (CD Rom) copy of the full ES can be obtained from:-

Nathaniel Lichfield & Partners, 14 Regent’s Wharf, All Saints Street, London N1 9RL (Tel: +44(0)20 7837 4477)

17.2 Information on the planning application and the ES can also be viewed on the website of LBL at:-

http://www.lambeth.gov.uk/.

All comments on the ES (and planning application) should be issued to LBL directly.

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Documents

e lm ll ee - IEMA Elms Skills Centre, Lambeth NTS...Nine Elms Skills Centre Lambeth College : Non-Technical Summary (September 2016) 12050866v1 P3 1.13 Funding for the new NESC will