Revised Non-Technical Summary Seagrave Road

Revised Non-Technical Summary
Demolition and Construction
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A period of just over 5 years is anticipated for demolition and construction which has been divided into 5, one year timeslices. The
demolition and construction works will not commence until some time after the 2012 Olympic Games. Figure 11 shows a simplified
phasing programme for the Amended Scheme and Figure 12 shows the development phasing.
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Before demolition and construction starts, the Applicant will develop and issue a Construction Environmental Management Plan (CEMP)
Seagrave Road
Figure 12- Development Phasing
that will apply to all contractors, sub-contractors, trade and site management. This plan would set out the management, monitoring auditing
and training procedures in place to ensure compliance with the relevant legislation. The plan will be agreed with the LBHF prior to
construction commencing.
Figure 11 - Development Phasing Programme
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The CEMP will place obligations on contractors to adopt best environmental practice and reflect the requirements of the United Kingdom’s
“Considerate Contractors Scheme” to which the Amended Scheme will be registered. The CEMP will include detailed working procedures
for the control of emissions and environmental risk. The CEMP will also specify working hours and locations. Specifically, the CEMP will
include measures for, among others:
Neighbour relations;
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•
Traffic management (including access and egress);
•
Road and utility diversions;
•
Parking provisions;
•
Waste management;
•
Clean road management;
•
Noise and vibration control;
•
Protection of ecological and archaeological resources;
•
Site hoarding, housekeeping and security; and
•
Provisions for complaints.
Revised Non-Technical Summary
Operational Waste Management
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The Amended Scheme aims to be sustainable with high standards of environmental performance. As such, due consideration has and will
continue to be given to the waste generated by the Amended Scheme during construction and operation.
Seagrave Road
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Demolition and Construction: Waste Management
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Before demolition and construction of the Amended Scheme commences, the principal and trade contractors will be required to produce a
construction Site Waste Management Plan (SWMP) which will contain:
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The regular maintenance of vehicle engines.
Any impacts at the nearest sensitive receptors arising from demolition and construction dust, construction plant emissions and construction
road traffic are predicted to be minor adverse and lasting for the duration of the demolition and construction phase.
•
Measures to minimise waste generation;
•
Opportunities for reuse and recycling;
•
Road traffic emissions; and
•
Provision for the segregation of waste streams on site that are clearly labelled;
•
Emissions from heating and energy plant..
•
Recording of proposed carriers and licences for disposal sites;
•
An audit trail encompassing waste disposal activities and waste consignment notes;
•
Measures to avoid fly tipping by others on land being used for construction;
•
Measures to provide adequate training and awareness through toolbox talks; and
•
Consideration of alternative means of removing waste other than by road.
Operational: Air Quality
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Potential to air quality associated with the operational phase of the Amended Scheme include:
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It was not considered necessary to mitigate atmospheric emissions associated with traffic flows attributed to the completed Amended
Scheme, given that the impact upon ground level pollutant concentrations is expected to be minor and therefore not significant.
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With regards to the operational road traffic associated with Amended Scheme, the assessment predicted the proposals will have a
negligible impact at nearby sensitive receptors. At two of the modelled receptor points an impact of minor beneficial significance is
predicted as less traffic is expected on the road.
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The SWMP will ensure that building materials are managed efficiently, waste is disposed of legally and material recycling, reuse and
recovery is maintained.
A series of mitigation measures have been incorporated into the Energy Strategy during the design phase of the Amended Scheme and
include:
•
Omission of biomass fuel;
•
Appropriate design of the flues to ensure adequate dispersion of pollutants and the selection of equipment regarded as being the Best
Available Technology (BAT);
•
Incorporation of low-emission combined heat and power engines and gas boilers, including use of a digital combustion control system;
and
•
Regular inspection of the machinery, operation to the manufacturer’s instructions, and ensuring that equipment is well maintained.
The Amended Scheme has taken into account sustainable methods for waste management at all stages. Measures to encourage reuse
•
17,161 litres of residential recyclate and residual waste; and
•
1,213 litres of non-residential recyclate and residual waste from the gym and café facilities.
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The impact from the heating and power plant during operation of the Amended Scheme is predicted to be of negligible significance at the
worst affected nearby sensitive receptors.
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In addition, when considering the combined effect from road traffic and the heating plant the anticipated impact is expected to be
negligible at worst.
A significant proportion of the waste produced by the Amended Scheme is recyclable, with approximately 44% (by volume) of the dry
After discussions with the waste management team at LBHF it has been confirmed that waste storage provided within the Amended
Scheme is sufficient. In addition, a dedicated secure storage area will be designated for hazardous materials.
Cumulative Impact Assessment: Air Quality
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In order to understand the local air quality conditions at the site, the air quality baseline was determined from analysis of local air quality
Demolition and Construction: Air Quality
Emissions to air during site demolition and construction activities will be related to:
•
Road traffic movements associated with deliveries and movement of building rubble;
•
Construction equipment and vehicles (vehicle exhaust emissions); and;
•
Earth moving and construction operations (construction dust).
It is considered that the demolition and construction phase will have the greatest potential to contribute to cumulative impacts. Should
demolition and construction programmes overlap, the impact on local air quality from construction dust and site plant exhaust emissions
are unlikely to be increased to moderate adverse given that the cumulative development schemes are in excess of 500m away. It is also
expected that each scheme will prepare and undertake a CEMP, in order to control dust emissions. The effect of dust emissions for the
Earls Court development proposals are unlikely to be increased to moderate adverse given that the Earls Court Site is well in excess of
200m away and the potential impacts of demolition and construction for the entire Earls Court Development Proposals have been
assessed as being of minor adverse significance. As such, the cumulative impact of dust generation and site plant emissions during the
demolition and construction phase are considered to be unchanged and therefore minor adverse.
monitoring stations. An assessment of potential impacts associated with emissions generated by the different aspects of the Amended was
carried out. The ES included an assessment of both construction and operational impacts on air quality.
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Performance measures and target setting against estimated waste forecasts;
Air Quality
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The use (where appropriate) of catalytic converters; and
•
recyclate waste stream consisting of paper, packaging materials, plastics, metals and glass. Approximately 44% of the waste produced will
be non-recoverable or non-recyclable and 12% will be made up of organic wet kitchen waste. A small component will be other waste
streams, such as printer and toner cartridges and fluorescent light tubes. Building maintenance will also give rise to materials such as
paints and waste lubricating oils that will require storage and disposal in accordance with appropriate Regulations.
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•
Classification of all wastes;
and recycling will be implemented. An assessment has predicted that the Amended Scheme will produce a maximum of approximately
18,374 litres of waste per day. The breakdown of the total waste into its residential and non-residential components is as follows:
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The CEMP and DMP will present measures for controlling emissions to the environment from the works such as:
•
Operational: Waste Management
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A Construction Environmental Management Plan (CEMP) and Dust Management Plan (DMP) will be prepared for the Amended Scheme
and agreed with the LBHF prior to the commencement of any on-site works. The plans will include details of proposed dust monitoring
during construction works.
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For the operational phase, the road traffic emissions air quality assessment of the Amended Scheme take into account road traffic
emissions attributable to other surrounding schemes. This assessment ensures that these schemes are taken into account without doublecounting their traffic into the forecasts of background traffic growth. The traffic attributable to the other developments considered within the
cumulative impact assessment has been reviewed against TfL’s London Transportation Study (LTS) growth forecasts, confirming that the
additional travel demand associated with all of the schemes have been counted into the background growth forecasts for the 2021 and
2031f future scenarios. As such, it has only been deemed necessary to consider further the cumulative impacts of the Amended Scheme
with the Earls Court Development Proposals (Development Option (RBKC) and Development Option (Site Wide).
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Revised Non-Technical Summary
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The Development Option (RBKC) Proposals are expected to generate small differences in traffic flows along the local road network, with
several roads predicted to experience a reduction in traffic flows due to this cumulative scheme, and others experiencing an increase. The
cumulative impact of the Development Option (RBKC) Proposals with the Amended Scheme is, at worse, a ‘small’
magnitude of change of minor adverse significance to air quality.
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Initially, there will be an impact to any surviving archaeological remains from site clearance, demolition of existing structures, obstruction
removal, ground remediation/decontamination and preliminary landscaping. This impact however, would be successfully mitigated by a
suitable programme of archaeological investigation (such as trial trenches/pits), the results which will be used to develop a mitigation
strategy (if required).
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There are a number of commercial properties neighbouring the site that will likely experience varying degrees of light loss as a result of the
development. For daylight, 160 windows were assessed, with 16 failing guidelines for daylight, with an overall pass rate of 90%.
Therefore the impact of the Amended scheme on sunlight for commercial properties is considered to be minor adverse.
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For sunlight impacts on commercial properties, 40 rooms were identified as requiring assessment. Of these 140 only 25 failed sunlight
guidelines, with an overall pass rate of 75%. Therefore the impact of the Amended Scheme on daylight for commercial is considered to be
moderate adverse. However, commercial properties, other than those recommend by the BRE to be assessed (studios, schools, hotels
etc), have a lower requirement for natural lighting as they have a greater reliance upon supplementary electric lighting in order to function
effectively. Therefore, the ability of the commercial units to function is not likely to be affected by the Amended Scheme.
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Following the successful implementation of the mitigation strategy, it is anticipated that the identified environmental impacts for the buried
There are no operational impacts associated with buried heritage.
Overshadowing
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As part of the assessment, an analysis has also been undertaken of the overshadowing potential of the Amended Scheme, in terms of both
permanent and transient overshadowing. In relation to permanent overshadow, there are no areas of public or private amenity space in
permanent overshadowing terms.
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In relation to transient overshadowing of public or private amenity and garden areas of surrounding land and buildings, the analysis
showed that any shadows from the Amended Scheme would result a minor adverse impact.
Cumulative Impact Assessment
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No adverse cumulative impacts or residual effects have been identified in relation to the cumulative scenarios.
In addition to the assessment of impacts against the existing condition, the Original Scheme has been assessed against a ‘mirrored
condition’. This ‘mirrored condition’ refers to a scenario which provides a more realistic comparison of the impacts to the neighbouring
buildings on the basis of a hypothetical massing assuming that a typical London street scene existed along Seagrave Road. By
considering how this mirrored massing would impact on the surrounding properties, it is possible to gain a more realistic appreciation of
reasonable levels of acceptable daylight and sunlight in this urban context. When compared against this ‘mirrored condition’, there is a
noticeable improvement in the results of the daylight, sunlight and overshadowing analysis.
historic environment would generally be reduced to negligible with no residual effect. This could potentially be improved to minor
beneficial if (as expected) distribution of the results of preservation by record leads to a significant enhancement to public understanding.
Operational: Buried Heritage Assets: Buried Heritage Assets
With regard to sunlight, 155 windows were identified as requiring assessment. Of these windows, 152 were fully compliant and nine
windows fail sunlight guidelines. The majority of these failures are a result of the existing built environment in close proximity to the failing
windows. This is an overall pass rate of 98% which is considered to be an excellent rate of compliance for a scheme in a dense London
Environment. Therefore the impact of the Amended scheme on sunlight to surrounding properties is considered to be negligible.
Demolition and Construction: Buried Heritage Assets
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The analysis encompassed all three forms of daylight assessment, which measure the amount of light falling on a window or filling a room.
In general, it showed that of the 466 rooms surveyed, 445 rooms will retain levels of daylight which are in accordance with the guidelines
once the Amended Scheme is in place. This is an overall pass rate of 95% which is considered to be a high rate of compliance for a
scheme in a dense London Environment. Therefore the overall impact of the Amended Scheme on daylight to surrounding receptors will
be negligible.
The site has low potential to contain archaeological remains dated to the Roman period and early medieval period. The site has an
uncertain but possibly moderate potential to contain archaeological remains dated to the prehistoric period. The site has a moderate
potential to contain archaeological remains dated to the later medieval period and for palaeo-environmental remains; and a high potential
to contain archaeological remains dated to the post-medieval period.
Solar Glare should be considered where there is a chance of ‘dazzle’ occurring when sunlight is reflected from a glazed façade which may
cause a problem for motorists or pedestrians. An assessment was untaken which considered seven viewpoints, and the impacts from
Solar Glare from the Amended Scheme will be negligible.
Daylight and Sunlight
A desk based assessment has been carried out in order to determine the below ground heritage (archaeological) potential of the site.
Archaeological survival is likely to be variable and localised across the site due to disturbance from present and former buildings and
possible levelling of ground.
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The impact of the energy centres for all cumulative scenarios was also considered and the maximum predicted impact on annual emission
concentrations at an existing sensitive or residential receptor is of minor adverse significance
Buried Heritage Assets
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Solar Glare
Both net increases and decreases in traffic flows are expected for the Amended Scheme and the completed Earls Court Development
Proposals. There is expected to be a large margin of error associated with predicting pollutant concentrations as far forward as 2031.
Consequently, a realistic scenario has been adopted with regard the traffic fleet. The cumulative impact of the Amended Scheme and Earls
Court Development Proposals results in, at worse, a ‘small’ magnitude of change, considered to be of minor adverse significance. This
impact occurs at 7 of the receptor locations, with the remaining 12 experiencing a negligible impact as a result of the cumulative
development scenario
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Seagrave Road
Daylight, Sunlight, Overshadowing, Light Pollution and Solar Glare
Cumulative Impact Assessment: Daylight, Sunlight and Overshadowing
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An assessment of the likely impact of the Amended Scheme on sunlight, daylight, overshadowing, light pollution, and solar glare was
undertaken.
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cause adverse daylight, sunlight, overshadowing, light pollution or solar glare issues to any surrounding existing residential properties.
Therefore, there would be negligible impacts on daylight, sunlight and overshadowing from the cumulative schemes.
Light Pollution
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Commercial properties and architectural lights and uplighting have the greatest chance of impacting residential properties and amenity
areas. As the Amended Scheme only has a small café and gym, there are no commercial properties of a significant size adjacent to the
Amended Scheme and no uplighters or architectural lighting are proposed, as a result, the Amended Scheme will not create significant
light pollution. The impacts from light pollution are expected to be negligible.
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The cumulative impact of the surrounding developments, most of which are some considerable distance from the development site, will not
Ecology
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An assessment was carried out of the impacts on ecology and nature conservation arising from the demolition, construction and
operational stages of the Amended Scheme. The assessment was supported by baseline ecological information provided by Greenspace
Information for Greater London. The proposed landscaping strategy was also taken into account.
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The site does not fall within any ecological statutory site designations. There are also no Special Protection Areas, Ramsar sites, Special
Areas of Conservation, Sites of Special Scientific Interest, National or Local Nature Reserves within 2 kilometres (km) of the site.
Revised Non-Technical Summary
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There are two non-statutory designated sites adjacent to the Amended Scheme site. These are the Brompton Cemetery and the West
London Line South of Earls Court, both of which are Sites of Borough Importance for Nature Conservation (SBINC). The West London and
District Line SBINC is located less than 50m north of the site and Brompton Cemetery lies less than 10m east of the eastern boundary of
the site.
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An ecological walkover survey of the site was carried out on 19 October 2007. An additional ecological walkover survey was carried out on
22nd January 2008 to assess the buildings not accessed during the initial site walkover and to establish the need for further survey work.
An extended Phase 1 habitat survey of the site was also carried out on 4th March 2011.
The assessment considered the potential for impacts on the following ecological receptors, among others:
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In order to understand the existing geological conditions and any potential contamination beneath the site and immediate area, a deskbased assessment and a review of intrusive ground investigations was undertaken.
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The review of the contamination data obtained during the intrusive investigations at the site revealed that the Made Ground (artificial
ground made up of hard rubble such as broken brick, concrete or other building rubble) did not contain contaminants. However, the
possibility of undiscovered contamination remaining cannot be discounted.
Demolition and Construction: Ground Conditions
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West London and District Line SBINC;
•
Existing light industrial and car park uses;
•
Brompton Cemetery SBINC;
•
Other historic on and off site uses; and
•
West London Line South of Earls Court SBINC;
•
Proposed seagrave road demolition and construction processes.
•
Other habitats present;
•
Bats;
•
Black redstart;
•
Common birds assemblage;
•
Reptiles;
•
Invertebrate assemblage; and
•
Other mammals.
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There are potential impacts on the West London Line south of Earls Court SBINC at a site level from dust, noise and light pollution
resulting from the construction of the Amended Scheme. However, these impacts can be mitigated for and they are not likely to have a
significant adverse impact on the ecological integrity of the SBINC as a whole. Disturbance of the Brompton Cemetery and the West
London and District Line SBINCs will be reduced to negligible and the creation of new ecologically valuable habitats (See Figure 13)
through landscaping will be of minor beneficial significance at a local level.
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The residual impact on the West London Line SBINC upon completion and occupation of the Amended Scheme will be of minor
beneficial significance. This is due to the ecological enhancements that are incorporated into the landscaping strategy.
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There may be an increase in use of West Brompton Cemetery due to the increase in local residents, however this is expected to have no
impact upon the ecological integrity of this SBINC.
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The operational impacts of the Amended Scheme upon the ecological receptors has either been reduced to negligible or enhanced to
minor beneficial.
Potential impacts during the operational stage of the Amended Scheme could include:
•
New materials, built structures, utilities and infrastructure being affected by land settlement; and
•
Contamination of Made Ground and soils, pollution and degradation of water quality in the underlying aquifer from new activities on
site.
In order to mitigate any significant adverse impacts on the ground conditions across the site throughout the operation of the Amended
Scheme, mitigation controls have been considered throughout the design and have been incorporated in the Demolition and Construction
Environmental Management Plans. This includes, for example appropriate use of Personal Protective Equipment (PPE) and adherence to
Health & Safety Protocols, Plans and Procedures This substantially reduces the potential for significant adverse impacts during the
operational lifetime of the Amended Scheme and minimises the need for active controls during occupation. In addition to this, mitigation
controls for the operational Amended Scheme reduce the impacts to ground conditions to negligible.
The implementation of a landscape management plan that will ensure that the habitats created are managed in a way that will increase
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The potential impacts will be managed through a CEMP, phase specific SWMPs, Emergency Response Plans and Health and Safely
Plans. These plans will be completed by the principal contractor/s and sub-contractors prior to demolition and phased construction
activities. The mitigation measures implemented will be reviewed regularly to best suit the practices currently being undertaken across
site. The removal of any contaminated land during site excavations will result in an improvement of land quality.
Operational: Ground Conditions
The impact of demolition and construction of the Amended Scheme upon the ecological receptors is therefore considered to be negligible.
their ecological value, longevity and will result in a minor beneficial impact on ecological receptors. Features are incorporated into the
landscaping strategy that will increase the ecological value of this site such as creation of green open space, green and brown roofing and
planting of habitats.
The Amended Scheme will require excavation across the majority of the site to facilitate a large basement level, and this will involve
removing much of the Made Ground. If any contaminated Made Ground below the basements level is identified it will be replaced with a
clean fill.
Operational: Ecology
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Potential sources of contamination during the demolition and construction of the Amended Scheme include among others:
•
Demolition and Construction: Ecology
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Seagrave Road
Cumulative Impact Assessment: Ground Conditions
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No adverse cumulative impacts or residual effects have been identified in relation to the Amended Scheme in conjunction with the
cumulative schemes. Should remediation of any contaminated soils be undertaken as part of the cumulative schemes, this will add to the
beneficial impact of improving land quality in the local area.
Cumulative Impact Assessment: Ecology
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The majority of the cumulative schemes will have a net gain in biodiversity. Provided that the mitigation measures discussed in Chapter 10:
Ecology are adopted, the predicted impacts are unlikely to be further affected by any other consented schemes. Therefore, cumulative
impacts are considered to be negligible.
Ground Conditions
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Consideration of likely impacts associated with potentially contaminated soils and groundwater was made in the context of existing site
conditions, demolition and construction works and once the Amended Scheme is in operation.
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Revised Non-Technical Summary
Figure 13 – Proposed Amenity Areas
14
Seagrave Road
Revised Non-Technical Summary
Electronic Interference
Seagrave Road
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provided in guidance available for such uses. Mitigation measures would include conditions on maximum permissible noise levels for the
tenants (to be agreed with the LBHF), as well as specific tenant fit out of any acoustic mitigation measures, such as partitions and mass
barrier ceilings. Provided that en meets these requirements, the impacts are considered to be negligible. The increase in noise resulting
from traffic associated with the Amended Scheme is predicted to result in minor adverse to minor beneficial impacts.
Operational: Electronic Interference
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An assessment has been made of the potential impacts to analogue, digital and satellite television reception associated with the Amended
Scheme. Consideration was also given to the potential impact of the Amended Scheme on radio reception and mobile telephone signals,
wireless networks and emergency service communications.
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In order to assess whether the Amended Scheme will cause interference to broadcast reception, a combination of desk-based calculations
Cumulative Impact Assessment: Noise and Vibration
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Based on the distance between the site and the cumulative schemes shown in Chapter 2: EIA Methodology, it is not expected that
combined construction activities would result in any change to the construction noise and vibration impacts that have already been
assessed for the Amended Scheme i.e. negligible under typical operating conditions and up to moderate adverse (temporary) at the
nearest affected sensitive receptors .
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Relative increases in traffic noise due to cumulative traffic are primarily associated with natural traffic growth in the area and is not
and an on-site inspection of domestic aerial installations was undertaken. TV signals in the vicinity of the Amended Scheme are provided
by the Crystal Palace transmitter (analogue BBC1, BBC2, ITV, Channel 4 and digital Freeview) located approximately 10.7 km away to the
south-east. The predicted TV reception loss shadow would lie north-west of the Amended Scheme and extend up to 0.3 km. Beyond this
distance, the loss in TV signal strength is not considered to be significant.
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Prior to mitigation, it is predicted that there could be impacts to the reception of terrestrial digital TV services for up to 52 existing aerial
installations. However, suitable mitigation measures such as upgrading the existing aerials by increasing their height and/or gain or through
the provision of a non-subscription satellite service are available in all cases. Therefore, following mitigation, impacts to TV reception are
considered to be of negligible significance.
Cumulative Impact Assessment: Electronic Interference
considered to be significant in terms of noise and vibration impact. The Amended Scheme provides only a small proportion of the noise
along one localised section of road. The cumulative impact of the Amended Scheme in conjunction with the cumulative schemes is
therefore considered to be of negligible significance.
Socio-economics
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The café/gym are not expected to generate loud music. Entertainment noise from the café/gym will be controlled to meet the criteria
The cumulative schemes considered in terms of electronic interference are those located within the predicted TV reception loss shadow, as
The assessment of socio-economic impacts has considered the extent to which the Amended Scheme conforms to relevant socioeconomic planning policy at appropriate spatial levels. The key areas of potential impact that have been assessed as part of this study
comprise the following:
well as those to the south-east that might block the TV signals to the Amended Scheme. No schemes have the potential to create a
cumulative impact as they all lie outside of the predicted shadow area and are not in line with incoming TV signals. Consequently, no
cumulative impact is predicted.
Noise and Vibration
•
An economic impact assessment, including employment impact on the labour market and additional local spending; and
•
A review of other relevant socio-economic impacts, including the provision of private/affordable housing and the demand on existing
social infrastructure such as education, primary healthcare and open space.
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An assessment was undertaken to determine potential noise and vibration impacts associated with the Amended Scheme during the
demolition and construction stages and once in operation.
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In order to appraise the specific impacts of the Amended Scheme, the planning application assumes that the Earls Court Development
Option (Site Wide) does not occur, and that the Earls Court Exhibition Centre (EC) may remain open.
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The assessment was based upon the results of baseline noise monitoring at the site and calculations of noise impact using predicted traffic
change data and proposed boiler and plant equipment.
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In particular, the assessment considered potential impacts on identified receptors in terms of:
However in the event that the Earls Court Development Option (Site Wide) proceeds, in accordance with the LBHF Core Strategy, it is
assumed that the Earls Court West Kensington Opportunity Area (ECWKOA) will provide replacement homes for residents of the Gibbs
Green and West Kensington estates. Under this option the Amended Scheme would see the 200 social rented dwellings provided instead
of the 200 intermediate ownership dwellings. This option is called the ‘Amended Scheme with replacement of intermediate dwellings by
social rented dwellings’ (hereafter referred to as ‘Amended Scheme (with social rented dwellings)’), and is considered in Cumulative
Scenario 3.
•
Predicted noise and vibration levels from demolition and construction activities;
•
Noise and vibration from building services plant; and
•
Any increases to road traffic noise attributed to the Amended Scheme.
Demolition and Construction: Noise and Vibration
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Impacts of up to minor adverse significance are predicted at Seagrave Road during the highest levels of construction heavy goods vehicle
(HGV) traffic.
Operation: Noise and Vibration
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Operational: Socio-economics
Employment Generation
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The Amended Scheme will generate long-term jobs once completed and operational, through the cafe/gym and servicing, which will
replace a number of jobs lost through the displacement of existing business. In the context of the Greater London economy, which
provides over 4.6 million jobs, the net loss of jobs is considered to represent a negligible impact.
Additional Local Spend
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Additional local spend will be generated by the population of the Amended Scheme. In the context of the Greater London economy, the
direct, indirect and induced expenditure created by the residents of the Amended Scheme is likely to have a minor beneficial long term
impact.
The adjacent train line presents a possible vibration source to the scheme. However, further measurements will be undertaken at
key times during the construction process. This will enable finalisation of the mitigation measures and optimisation of the
acoustic conditions in the buildings. Therefore, the impacts associated with vibration are considered to be of negligible significance.
Construction employment represents a positive economic impact that can be estimated based on the scale and type of construction. It is
estimated that the construction phase of the Amended Scheme will generate 2,217 person years of work or an average of 443 construction
related jobs per year. The total net additional employment created in Greater London is estimated to be 1,929 person years and 288 jobs
beyond Greater London. This will result in a temporary minor beneficial impact on the Greater London Economy.
Operational noise from building services plant will be controlled to within the British Standards guidance target noise criteria. Equipment
will be designed, installed and operated to meet the British Standards guidance for operational noise limits and on this basis, operational
noise impacts are considered to be of negligible significance. It is expected that these operational noise limits will also apply for any other
plant (e.g. service equipment).
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The introduction of a CEMP, adherence to the Considerate Constructors Scheme and use of best practice measures will reduce excessive
noise levels and minimise vibration impact on sensitive receptors. After mitigation, temporary construction works noise is expected to have
negligible to moderate adverse impacts at the nearest affected sensitive receptors. Construction works vibration is expected to be
negligible at the nearest receptors.
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Demolition and Construction: Socio-economics
Education Demand
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The Amended Scheme will create additional education demand on the local area. For nursery, primary and secondary school places,
there is little extra capacity in the local area, resulting in a minor adverse long term impact. There is provision for educational centres
15
Revised Non-Technical Summary
within the Earls Court Development Option (RBKC), which would accommodate all demand arising from the Amended Scheme. As a result
of this, impacts would be negligible assuming that the proposals went ahead. Should the Earls Development Option (RBKC) not come
forward, there would be minor adverse long-term impacts on nursery school facilities in the local area. However, should a financial
contribution be made by the Applicant for additional capacity in secondary schools, this will result in a negligible impact.
Seagrave Road
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and servicing, which will replace a number of jobs lost through the displacement of existing business. In the context of the Greater London
economy which provides over 4.6 million jobs, the net loss of jobs is considered to represent a negligible impact.
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It is estimated that once completed and fully occupied the total expenditure by residents in the Amended Scheme (with social rented
dwellings), will be approximately £11.5 million per annum, or £17.5 million once composite multiplier effects have been accounted.
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In the context of the Greater London economy, the direct, indirect and induced expenditure created by the residents of the Amended
Scheme (with social rented dwellings) is likely to have a minor beneficial long term impact on the Greater London economy.
Healthcare Provision
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In terms of healthcare provision (general practitioners and dentist) it is estimated that one GP and one dentist will be required to satisfy the
new demand arising. The opening of the integrated health hub within the Earls Court Development Option (RBKC would accommodate all
demand arising from the Amended Scheme. As a result, the impact on the local area’s GP and dental health care provision is judged to be
negligible. Were Earls Court Development Option (RBKC) not to come forward or assuming no new healthcare provision within the Earls
Court Development Option (RBKC) or (Site Wide), the Applicant would make financial contributions towards new GP and dentist provision
in order to cater for new demand arising from the Amended Scheme. Assuming such contributions are made, the impact of the Amended
Scheme on primary health care would be negligible.
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The open space provided as part of the Development Proposals will create playspace and open spaces to serve the future residents. This
Summary
In summary, it is considered that the Amended Scheme would have an overall positive economic impact on the Greater London economy,
through the provision of employment and through increased local spending. The Amended Scheme will also provide a positive step
towards meeting the new build housing targets of the Borough and Greater London.
Cumulative Impact Assessment: Socio-economic
Open Space and Play Space
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All homes will have soft publicly accessible open space within 400 metres. Therefore, It is considered that the Amended Scheme (with
social rented dwellings) would have a negligible impact on open space in the local area.
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For playspace, the distribution and area of playable spaces meets GLA requirements. It is therefore considered that the Amended Scheme
(with social rented dwellings) would have a negligible impact on play space in the local area.
Cumulative Scenario 1 and 2
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Assuming a high quality of design, there is the potential for the urban environment to be improved with associated regeneration benefits.
Improvements to the public realm and increased opportunities for physical activity will be of particular importance. The new jobs and
spending by residents, visitors and employees associated with development will economic activity and potentially reducing deprivation
amongst local communities.
Transportation and Access
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New residents of the cumulative schemes will create demand for social infrastructure such as health care, schools and open space which
will need to be accommodated. The baseline assessment reveals that there is no spare capacity in any area of social infrastructure, and in
many cases there is a significant social infrastructure deficit. Consequently, the consented schemes and the Amended Scheme would not
be able to utilise any spare social infrastructure capacity within the surrounding area.
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Scenario 3: Amended Scheme with replacement of intermediate dwellings by social rented dwellings PLUS other cumulative schemes PLUS the
Earls Court Development Option (Site Wide) i.e. Earls Court Development Proposals (Scenario 3)
Demolition and Construction will generate short-term increases in HGVs on the highway in the vicinity of the site. Potential impacts
associated with HGVs will be mitigated through the provision of a CEMP, which will set out details of the management of vehicle
movements. The routes to be used by construction traffic and the site access/egress arrangement will be agreed with LBHF, RBKC and
Transport for London (TfL).
While the consented schemes offer elements of new infrastructure, such as the new primary school within the Warwick Road development,
While some new community facilities have been planned for, including a new primary school and health and fitness centres, it will be
important to mitigate any adverse impacts in this context by ensuring that each scheme is robustly assessed through the planning
permissions process and infrastructure which meets the needs of development is provided. This includes taking a strategic joined-up view
of cumulative impacts in relation to social infrastructure demand and provision.
A Transportation Assessment was undertaken which evaluates the impact of the Amended Scheme on the surrounding highway network,
public transport and local pedestrian areas. It was prepared by WSP and is based on an assessment of the interaction between the
Amended Scheme and background patterns of vehicular and pedestrian movements.
Demolition and Construction: Transportation and Access
there will be no significant available social infrastructure capacity that will benefit the Amended Scheme. As such, the cumulative impacts
of the consented schemes have little effect on the Amended Scheme.
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For Amended Scheme (with social rented dwellings), The Earls Court Development Option (Site Wide) would provide sufficient capacity to
accommodate the nursery and primary school demand arising from the Amended Scheme (with social rented dwellings). As a result, the
impact of the Amended Scheme (with social rented dwellings) would be negligible. For secondary schools, there is no provision in the
Earls Court Development Option (Site Wide). As a result there will be minor long term adverse impacts on secondary school facilities in
the local area. The Applicant would mitigate this adverse impact by financial contributions or other forms of mitigation towards existing
secondary schools in order to cater for new demand arising from the Amended Scheme (with social rented dwellings). Assuming such
mitigation is made, the impact of the Amended Scheme (with social rented dwellings) on secondary school provision in the local area is
considered to be negligible.
will result in a negligible impact on existing playspace and open space provision. The provision of the gym/cafe will also result in a minor
beneficial impact on the provision of local leisure facilities.
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For healthcare provision, the opening of the integrated health hub within the Earls Court Development Option (Site Wide) would
accommodate all demand arising from the Amended Scheme (with social rented dwellings). As a result, the impact on the local area’s GP
and dental health care provision is judged to be negligible.
Provision of Open Space
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The Amended Scheme (with social rented dwellings) will generate long-term jobs once completed and operational, through the cafe/gym
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Minor impacts will be experienced on the walk and cycle networks as a result of HGVs entering and exiting the site. Temporary accesses
and crossovers will result in some minor localised reduced pedestrian and cyclist amenity. In order to mitigate any impacts, the CEMP will
set out details of the management of vehicle, pedestrian and cycle movements.
Operation: Transportation and Access
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The assessment has not raised significant issues regarding the capacity of the transport network to cater for the travel demand associated
with the Amended Scheme, which will be well below the current peaks associated with Earls Court Exhibition Centre events.
Demolition and Construction
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Greater London has a large labour pool of construction workers; approximately 136,000. Over the five years of construction, the direct
construction employment generated by the Amended Scheme (with social rented dwellings) will represent less than 1.5% of the Greater
London’s construction workforce.
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In this context employment generated by the construction phase is likely to have a minor beneficial short term impact on the Greater
London economy.
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Operational
In terms of the highway network, the effects of the Amended Scheme represent a slight improvement, representing a negligible impact
overall.
Cumulative Impact Assessment: Transportation and Access
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16
The anticipated demand has been found to be accommodated on the highway, public transport, pedestrian and cyclist networks, with
appropriate new junction and access arrangements, subject to the mitigation of local impacts detailed within Chapter 15: Transportation
and Access.
In addition to the assessment of the Amended Scheme alone, the assessment considers the potential for cumulative impacts.
Revised Non-Technical Summary
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For traffic generation for Scenario 2, there will be a minor adverse impact, for Scenario 3; there will be a moderate adverse impact.
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Impacts to buses are expected to be negligible for all cumulative scenarios. For the local London underground station, impacts are
expected to be negligible for Scenario 2 and moderate adverse for Scenario 3.
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The likely impact of the Amended Scheme on all aspects of the water environment, both during the demolition and construction phase and
once the Amended Scheme is operational were assessed and are detailed in Chapter 16: Water Resources, Drainage and Flood Risk of
the ES.
Demolition and Construction: Water Resources, Drainage and Flood Risk
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The aspects of the scheme which are of key consideration during demolition and construction include; existing and site levels, the extent of
the basement area, the depth of basement excavation including any locally deeper excavations and the type of piling proposed.
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During demolition and construction on-site, the combined sewage network located adjacent to the site, will be expected to transport surface
water, sewerage and wastewater generated on-site. As such, it may contain suspended sediments, oils and hydrocarbons, sewage,
alkaline water and any other potential contaminants from trade and other effluent.
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The Applicant will develop a CEMP to be agreed with LBHF prior to any works commencing on-site. The CEMP will contain a number of
measures to prevent the release of these contaminants. These comprise amongst others:
•
All existing utilities being identified and marked prior to works commencing;
•
Excavation near to the drainage system being supervised and hand digging being undertaken where necessary;
•
Any damage to the drainage network being immediately repaired; and
•
An emergency action plan being produced to ensure spillages and leakages are immediately contained.
As a result, the demolition and construction phases of the Amended Scheme are assessed as being of negligible significance.
Operation: Water Resources, Drainage and Flood Risk
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Wind Microclimate
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The wind microclimate assessment included consideration of relevant planning policies and the methodology and criteria used to assess
the likely impact of the Amended Scheme on the wind environment. It also included an analysis of the wind tunnel testing undertaken (see
Figure 14), the likely impact of the Amended Scheme and proposed mitigation measures.
For walking and cycling, the cumulative impacts are expected to be minor to major beneficial.
Water Resources, Drainage and Flood Risk
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Seagrave Road
Demolition and Construction: Wind Microclimate
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Two phases within the construction programme were selected for testing, namely phases 1 and 1a. The assessments carried out for both
these phases revealed a variety of wind conditions ranging from negligible to moderate beneficial impacts with the inclusion of the
proposed landscaping and tree planting.
Operation: Wind Microclimate
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The wind analysis of the Amended Scheme indicated that all locations experience a wind microclimate which is considered to be in
keeping with their intended pedestrian use and that the proposed landscaping strategy reduces any minor adverse impacts to negligible.
Therefore, the impacts range from negligible to moderate beneficial.
Cumulative Impact Assessment: Wind Microclimate
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A cumulative wind assessment of the three scenarios described in earlier in this NTS was undertaken.
With regards to Scenario 1 (the Amended Scheme PLUS other consented schemes), the assessment revealed that negligible to minor
beneficial conditions will be experienced since the wind conditions would either be in keeping or better than the conditions required for
their intended use.
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With regards to Scenario 2 (the Amended Scheme PLUS other consented schemes PLUS the Development Option (RBKC) Proposals; the
assessment revealed that minor adverse to moderate beneficial conditions would be experienced at the site. With regards to Scenario 3
(the Amended Scheme PLUS other consented schemes PLUS Development Option (Site Wide) i.e. The Earls Court Proposed
Development, the assessment revealed that minor adverse to moderate beneficial conditions would be experienced at the site.
Figure 14 - Model in the Wind Tunnel (view from the southwest)
The completed and occupied Amended Scheme is likely to have a reduced impact on the environment compared to the demolition and
construction phase and will not result in any significant residual impacts, as appropriate measures will be in place to mitigate any potential
pollution sources and any detrimental alterations to the drainage system. Provided those measures detailed in Chapter 16: Water
Resources, Drainage and Flood Risk are adhered to, the Amended Scheme will have a negligible impact on water resources.
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A Flood Risk Assessment was also undertaken for the site. It indicated that the risk of flooding to the site from surface run off and drainage,
the River Thames and burst water mains is negligible.
Cumulative Impact Assessment: Water Resources, Drainage and Flood Risk
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Cumulative impacts to water resources during demolition and construction processes are associated with the:
•
Generation of sediments and releases to the surface water drainage network;
•
Spillage and leakage of oils and fuels;
•
Leakage of wet concrete and cement; and
•
Disturbance of contaminated land and the generation of foul drainage.
Measures to manage and control these impacts and reduce the magnitude and significance of them to a minimum will be implemented
throughout the demolition and construction phase and during the operation of the Amended Scheme. Therefore, as a result of these
control measures, and the fact that not all development sites in the area will discharge into receiving surface waters or groundwater at
exactly the same time, the cumulative impact is considered to be of negligible significance.
17
Revised Non-Technical Summary
Townscape and Visual Assessment
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The Townscape and Visual Impact Assessment (TVIA) Incorporating PPS5 Heritage Assessment provides an assessment of the potential
impact that the Amended Scheme will have on the surrounding area, and on views of the site from its surroundings. The assessment takes
into account the skyline of London, existing tall buildings, consented tall and large-scale developments and the emerging development
proposal for Earls Court that might also become visible in the views selected in the future. The Amended Scheme’s impact on local
conservation areas, listed buildings and registered parks and gardens has also been assessed in accordance with relevant policy and
guidance.
References
Greater London Authority, October 2011; ‘The London Plan.’
The site is not within a conservation area and does not contain any listed buildings. There are local conservation areas adjacent to the Site
Ref. 3
Her Majesty’s Stationary Office, (2008); The Town and Country Planning (Environmental Impact Assessment) (Amendment)
(England) Regulations.
Ref. 4
Office of the Deputy Prime Minister, March 2010; ‘Planning Policy Statement 5: Planning for the Historic Environment.
Ref. 5
LBHF, January 2011; ‘Core Strategy- Submission Version’
Residual impacts are defined as those impacts that remain following the implementation of mitigation measures. Mitigation measures
relate to any of the three key phases of the Amended Scheme (i.e. design, construction and operation) and are discussed in full within the
relevant technical chapter of ES Volume I.
Throughout the construction programme, temporary minor adverse impacts are anticipated, especially in relation to air quality (dust) and
The Amended Scheme will result in some minor adverse impacts, for example operational traffic noise impacts on Seagrave Road, but
The Amended Scheme will result in some minor and moderate beneficial impacts as a result of the provision of housing and open space,
improvements to surrounding traffic levels, the local wind environment and cyclists and pedestrians.
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The Amended Scheme accords with the overall objectives of planning policies at national, regional and local levels, and is considered to be
in accordance with the government’s objectives for sustainable development.
Contacts and Availability of the ES
The Original ES and Addendum ES are available for viewing by the public during normal office hours at the Planning Department of the
LBHF. Comments on the planning application should be forwarded to the LBHF at the following address:
Planning Department
London Borough of Hammersmith and Fulham
Town Hall
King Street
Hammersmith
London W6 9JU.
18
London W1K 4QZ.
Ref. 2
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15 Grosvenor Street
GLA, London Borough of Hammersmith & Fulham and Royal Borough of Kensington and Chelsea, (2010); Earls Court West
Kensington Opportunity Area: Supplementary Planning Document.
will also result in some minor beneficial operational traffic noise impacts on other surrounding roads. Impacts on sunlight and daylight
range from negligible to moderate adverse however, these impacts are as a result of the uncharacteristically under developed nature of
the site considering its location within the recognised dense urban environment of London.
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E&C Properties Ltd.
Ref. 1
noise. However, the overall conclusion of the EIA is that the Amended Scheme will have an overriding beneficial impact on the Borough.
In particular, it will lead to the provision of high quality residential accommodation, together with improved public realm.
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Additional copies of the Non-Technical Summary are available free of charge in electronic form, while copies of the Original ES and ES
Addendum are available for purchase from:
LBHF and RBKC and the GLA through the Scoping process. The Amended Scheme has been reviewed with the statutory consultees
during the long process of design development to ensure that the visual impact of the Amended Scheme across the site in key views will
be favourable to existing urban forms and spaces.
Residual Impacts and Conclusions
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The suitability of the design in its location was tested using 25 different viewing positions, which were selected in consultation with the
(see Figure 5), most notably Brompton Cemetery to the east, which is also a Grade I listed landscape and contains Grade II* and Grade II
listed structures. Sedlescombe Road Conservation Area to the west. The TVIA has demonstrated that the Amended Scheme will relate
well to local listed buildings, conservation areas and registered parks and gardens and will not be harmful to their settings. In addition, no
heritage assets will be harmed by the Amended Scheme. The over-riding conclusion from the TVIA is that the design will benefit views
from London’s local streetscape and in particular from Brompton Cemetery. The impact on the views assessed ranges from neutral and
negligible to major beneficial. In none of the views is the impact assessed as being adverse.
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Seagrave Road
In addition, the original ES and ES Addendum documents will be available to view on the LBHF’s website (http://www.lbhf.gov.uk/).
Seagrave Road | Planning Application Amendments | Environmental Statement Non-Technical Summary Addendum | November 2011