Environmental Statement Non-Technical Summary · been used as a guide for the topics to be scoped into the ES. As such, the following environmental topics ... include this terminology

Environmental Statement Non-Technical Summary

Conington Road, Lewisham

October 2018

Waterman Infrastructure & Environment Limited

Pickfords Wharf, Clink Street, London, SE1 9DG www.watermangroup.com

Client Name: MB Homes Lewisham Limited

Document Reference: WIE11508-107-R-1-1-1-ES NTS

Project Number: WIE11508

Quality Assurance – Approval Status

This document has been prepared and checked in accordance with Waterman Group’s IMS (BS EN ISO 9001: 2008, BS EN ISO 14001: 2004 and BS OHSAS 18001:2007)

Issue Date Prepared by Checked by Approved by

Final October 2018

Ellen Smith

Senior Consultant

Peter Gardner

Principal Consultant

Kirsty Rimondi

Technical Director

Comments

September 2018 iteration of design

Disclaimer

This report has been prepared by Waterman Infrastructure & Environment Limited, with all reasonable skill, care and diligence within the terms of the Contract with the client, incorporation of our General Terms and Condition of Business and taking account of the resources devoted to us by agreement with the client.

We disclaim any responsibility to the client and others in respect of any matters outside the scope of the above.

This report is confidential to the client and we accept no responsibility of whatsoever nature to third parties to whom this report, or any part thereof, is made known. Any such party relies on the report at its own risk.

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1. INTRODUCTION

MB Homes Lewisham LTD (Meyer Homes) (hereafter referred to as the ‘Applicant’) is seeking to obtain

detailed planning permission for a residential-led scheme located on land adjacent to Conington Road in

Lewisham, south-east London (hereafter referred to as the ‘Development’). The land has been identified as a

Site for redevelopment by the London Borough of Lewisham (LBL) within Policy LTC5 of the Lewisham Town

Centre Local Plan. The Development would encompass an area of 0.98 hectares (ha). The red line planning

application boundary comprises the site of the Development (hereafter referred to as the ‘Site’).

Figure 1: Site Location and Planning Application Boundary

As shown on Figure 1, the overall existing Site comprises two parts:

• the ‘Car Park Site’, located north of the River Ravensbourne (to become known as ‘Conington Green’

once the Development is completed; and

Conington Road, Lewisham ENVIRONMENTAL STATEMENT: NON-TECHNICAL SUMMARY

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• the Island Site, located south of the River Ravensbourne (to become known as ‘Silk Square’ once the

Development is completed).

An Environmental Impact Assessment (EIA) has been undertaken by Waterman IE to assess the

environmental effects of the Development. The EIA is reported in an Environmental Statement (ES) which

has been prepared to accompany the planning application. The ES describes the likely significant

environmental effects of the Development. This document provides a summary of the ES in non-technical

language.

2. ENVIRONMENTAL IMPACT ASSESSMENT METHODOLOGY

EIA is a process which aims to ensure that the likely significant environmental effects of a proposed

development (which can be beneficial and / or adverse) are given due consideration in the determination of a

planning application. In accordance with the relevant legislative requirements and best practice guidelines,

the EIA was undertaken using established methods and assessment criteria. This involved visits to the Site,

along with surveys, data reviews, consultation with several relevant statutory authorities, computer modelling

and specialist assessment undertaken by a team of qualified and experienced consultants.

The first stage of the EIA process involves undertaking a ‘Scoping Study’, to which the local planning

authority issue their Scoping Opinion, focusing the EIA on the potentially significant environmental effects. A

formal scoping opinion was received for a similar scheme on the same Site in December 2016, and this has

been used as a guide for the topics to be scoped into the ES. As such, the following environmental topics

have been assessed within the Conington Road EIA:

• Socio-Economics;

• Transport and Access;

• Noise and Vibration;

• Air Quality;

• Water Resources and Flood Risk;

• Ground Conditions and Contamination;

• Archaeology;

• Ecology;

• Wind Microclimate;

• Daylight, Sunlight, Overshadowing and Solar Glare;

• Townscape, Visual and Heritage Setting Effects; and

• Cumulative Effects.

Each of the above topics are addressed in the ES, with a chapter dedicated to each topic. In each chapter, a

description of the assessment methodology is given together with, the relevant environmental conditions on

and adjacent to the Site and the likely significant effects of the Development. The significance of likely

effects is graded on a scale as either insignificant, minor, moderate or substantial (note, this NTS does not

include this terminology of effects as its purpose is to present the findings of the ES in non-technical

language). Each chapter also describes a range of measures that would be incorporated to avoid, reduce,

or offset any identified likely adverse effects, and / or enhance likely beneficial effects. Such measures are

referred to as ‘mitigation measures’. The resulting effects (known as ‘residual effects’), following the

implementation of mitigation measures, are also described.

In addition to the above topics, a number of effects related to other environmental disciplines have been

sign-posted i.e. they are covered sufficiently elsewhere within the topics already being considered and

therefore did not warrant their own chapter. These disciplines, and chapters within which they are

signposted, are as follows:

• Climate Change and Greenhouse Gases - Air Quality, Water Resources and Flood Risk and Description

of the Development (whereby sustainability measures are presented and discussed); and


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• Population and Human Health – Socio-economics, Noise and Vibration, Air Quality, Wind Microclimate,

and within a stand-alone Health Impact Assessment (HIA).

It is important to note that there are significant residential-led consented proposals surrounding the Site

which are currently being implemented and are likely to be completed and operational approximately about

the same time, or prior to the completion and operation of the Development. This necessitates the following

facts and reasonable assumptions to be applied to the EIA:

• the existing baseline conditions adjacent to the Site are in a current state of flux and represent only

temporary and interim conditions; and

• the pre-construction conditions adjacent to the Site (prior to the consented schemes in proximity to the

Site being implemented) no longer exist and can never exist again.

As a result of the above, the ‘likely significant environmental effects’ resulting from the Development will have

to be assessed against a set of ‘likely future baseline’ conditions which reasonably assumes the

implementation and operation of the following consented schemes by the start on Site year of the

Development (2019):

• Phase 1 of Lewisham Gateway (DC/06/62375/X (OUT); DC/13/82493/X (RMA); and DC/14/89233/X

(RMA));

• Phases 3-4 of Heathside and Lethbridge Estate (DC/09/72554 (HYBRID); DC/10/75395 (MMA);

DC/12/81169 (RMA), DC/12/81165/FT (MMA); DC/14/87333 (RMA)). Note, Phases 1-2 have been built-

out and are occupied;

• 87-89 Loampit Vale (DC/15/093403);

• Phase 2 of Lewisham Gateway (DC/06/62375/X (OUT)); and

• Phases 5-6 of the Heathside and Lethbridge Estate (DC/09/72554 (HYBRID); DC/10/75395 (MMA);

DC/12/81165/FT (MMA); DC/14/87333 (RMA).

3. EXISTING AND LIKELY FUTURE LAND USES AND ACTIVITIES

The Site is in Lewisham town centre which forms part of the Lewisham, Catford and New Cross Opportunity

Area and is a Regeneration and Growth Area. The centre is planned to achieve London Plan Metropolitan

Centre status by 2026.

The Local Plan (2014) identifies the Site in the ‘town centre boundary’, which has been defined to assist in

the intensification of areas that have excellent public transport linkages. The Local Plan identifies the Site as

an ‘appropriate area’ for tall buildings.

The Site has an allocation as a major site which has the potential for development and is considered key in

achieving the vision and the objectives of the Local Plan.

The Site is currently vacant and predominantly comprises hard standing (formerly used as Tesco customer

car parking for 218 cars), a hardstanding area surrounded in hoarding and some vegetated areas. A small

road bridge spans over the River Ravensbourne in the centre of the Site and the historic Silk Mills Path

passes north-west to south-east through the Site, together with a main sewer, running along the same line.

Photographs of the existing conditions of the Site are shown below.


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Photo 1: Car Park Site Photo 2: Island Site

Photo 3: Northern area of Car Park Site Photo 4: Ravensbourne River

The Site is broadly bounded by the following:

• the Adana Building and Hester House residential-led developments, Conington Road and residential

properties along Conington Road to the north-west, north and north-east of the Car Park Site;

• a Tesco Superstore and petrol filling station to the east of the Site;

• The River Ravensbourne to the east and north-east of the Island Site; and

• Dockland Light Railway (DLR) lines and peripheral infrastructure associated with Lewisham Station and

mainline rail line south and west of the Site.

The existing land uses surrounding the Site predominantly comprise residential, commercial and

infrastructure uses, as shown in Figure 2.


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Figure 2: Existing Predominant Surrounding Land Uses

With the inclusion of the likely future baseline schemes, further residential land uses will surround the Site,

as set out in further detail below:

• Lewisham Gateway (Phase 1 and 2): this scheme will include shops, restaurants, bars and cafes, leisure

facilities, up to 800 residential units and a park known as Confluence Place;

• 87-89 Loampit Vale: construction of a part 4, 6 and 7 storey building comprising 49 residential units with

associated parking, landscape works and amenity space; and

• Heathside and Lethbridge Estate: residential-led regeneration scheme aiming to provide around 1,200

residential units.

The location of these likely future baseline schemes are shown in Figure 3.


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Figure 3: Likely Future Baseline Schemes (please note road configuration south of the Site has

changed due to Lewisham Gateway development).

4. ALTERNATIVES AND DESIGN EVOLUTION

In line with the UK regulations which relate to EIA, the ES includes a description of how the baseline

conditions may change over time without the Development. In addition, it provides a description of the main

alternatives to the Development which were considered by the Applicant, and a description of how the

design of the Development evolved over time, taking into account the effects of the Development on the

environment.

Guidance on the preparation of EIA suggests that it is good practice to consider ‘alternative sites’. However,

given that the Site has already been identified as a Site for redevelopment by LBL (Policy LTC5 of the

Lewisham Town Centre Local Plan), it is reasonable that no alternative sites were considered by the

Applicant.

EIA Guidance also suggests that the option of doing nothing (the ‘No Development’ scenario) is also

considered in an ES. The ‘No Development’ scenario would entail leaving the Site in its current vacant state.

It is considered that under this scenario, the Site would remain underutilised and without redevelopment

would lead to several missed opportunities for the Site and Lewisham, including no provision of homes and


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new public realm. This would not accord with relevant National, Regional and Local planning policies,

including those of The London Plan and LBL’s Lewisham Town Centre Local Plan.

The baseline conditions at the Site are likely to evolve without the implementation of the Development as a

result of increased population and housing supply due to cumulative schemes in the area. This would lead to

increased pedestrian and public transport users and pressure on public services in the area of the Site

(although it is expected that this would be mitigated through financial contributions from developers). It is

expected that air quality would improve, in line with current guidance, and the occurrence of nuisance noise

would be likely during the demolition and construction of cumulative schemes. It is expected that townscape

and visual amenity would improve as cumulative schemes are developed, and as these schemes are

developed, levels of daylight and sunlight would generally reduce over time.

On establishing the need and acceptability for a residential-led scheme, the Applicant and their design team

worked up a Development in which the overall design, massing, external materiality and landscaping was

informed by the Site’s constraints and opportunities; particularly those relating to townscape and visual

matters, microclimate, and pedestrian permeability. The final Development design emerged as a result of

these factors together with an extensive programme of consultation with officers at LBL and other statutory

and non-statutory consultees.

5. THE PROPOSED DEVELOPMENT

The Development, designed by EPR Architects and Bradley Murphy Design (BMD), would provide:

• 365 residential units and amenity space including balconies, roof gardens and soft and hard landscaping;

• units for commercial, community, leisure or office use

• publicly assessible rooftop viewing gallery; and

• associated facilities and landscaping.

The Development would provide a total floor space of 39,265m2 Gross External Area (GEA), accounting for

the residential, non-residential and parking land uses.

Three buildings would be constructed, referred to as Buildings B1, B2 and B3.

Building B1 (the tower) would be located on the Silk Square site to the south of the River Ravensbourne.

Building B1 would be the tallest building (34 storeys) and its form would be a simple square from the second

floor upwards, as shown in Figures 4 and 5 below. The ground floor footprint of Building B1 would extend

further to the west and the north elevation on the ground and first floors would have recessed corners.

Stepped public realm with soft and hard landscaping would surround the western extension of Building B1.

Buildings B2 and B3 would be located on the Conington Green site to the north of the River Ravensbourne.

Buildings B2 and B3 would not be as tall as Building B1, extending to 14 and 8 storeys in height respectively,

but would have larger footprint extents in irregular forms, as shown in Figure 4. The footprint of Building B2

would be roughly s-shaped from ground to third floor, dividing into two staggered taller elevations from the

fourth floor up to the sixth floor.


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Figure 4: The Development at Ground Level

B1

B2

B3


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Figure 5: Appearance of Buildings B1 (tower) and B2

Figure 6: Appearance of Conington Green Site, Buildings B2 and B3


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A one storey basement level would be located beneath Building B2(B) and a lower ground floor below

Building B3.

The Development would be car-free, except for nine disabled parking spaces, located within the basement of

Building B2.

An energy centre would be provided on the ground floor of Building B3, in the northern section of the

building. A gas fired combined heat and power unit (CHP) would be located in the energy centre. Solar

panels would be located on the roof levels of Buildings B2 and B3.

Commercial and community uses would be provided on the lower ground floors of Building B1 and B2.

Residential units would be provided on first floors and above in building B1 and ground floors and above in

building B2 and B3

The landscape proposals seek to reinforce the historic Silk Mills Path that runs through the Site and

complement the adjacent River Ravensbourne (see Figure 7 below). A total of 5,528m2 of publicly

accessible space would be provided as part of the Development and includes:

• Conington Green – a sequence of publicly accessible space that includes a more direct route for the

existing Silk Mills Path through the centre of the Development, open space for incidental play and

dedicated play space;

• Island Gardens and River Edge – located on the Silk Square site, to the west of Building B1, this

terraced landscape would provide integrated seating, lawns and planting along the river edge to provide

publicly accessible amenity space with views across the river and to Conington Green; and

• Silk Square – located on the Silk Square site, to the east of Building B1, this area provides a

predominantly hardscaped space with tree planting.

• Public Terrace – located on the roof level of B1.

Conington Green Island Gardens Silk Square

Figure 7: Public Realm and Landscaping Character Areas

Green roofs would be located on Buildings B2 and B3, which would be planted with species-rich, native seed

mixes. Three of the existing trees along the river edge would be retained and supplemented with 91 new

trees, a mix of native and non-native species of various sizes as well as areas of amenity grassland and

shrub planting.

Specific measures to enhance the biodiversity of the Site include the incorporation of the following:

• bird boxes targeting house sparrows, kingfishers and swifts;

• bat boxes; and

• a purpose-built loggery for stag beetles.


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6. DEVELOPMENT PROGRAMME AND CONSTRUCTION

The Site preparation and construction works are anticipated to commence in 2019. They are envisioned to

last two to three years, completing in 2021. However, occupation of the Development would be phased, with

residents occupying completed parts of the Development whilst construction of other parts of the

Development are still under way.

It is anticipated that the Site preparation and construction works would comprise the following main stages:

• Site enabling works, including Site clearance, levelling and sheet piling;

• bulk excavation and foundation piling;

• basement and substructure works;

• superstructure;

• façade cladding;

• fit out;

• landscaping and external works; and

• completion and handover process.

To control and manage the potential environmental effects of Site preparation and construction, a site-

specific Project Environmental Plan (PEP) should be developed. This should be implemented throughout the

duration of the works and should specify a range of measures to manage the environmental effects that

could arise during Site preparation and construction works. Examples of controls specified within the PEP

would be construction traffic management, waste management and controls in relation to dust, noise and

vibration.

The PEP should be prepared in line with relevant legislative and best practice guidelines. Specific regard

should be given to LBL’s ‘Good Practice Guide: Control of pollution and noise from demolition and

construction sites’. Contractors should be required to implement the PEP and ensure that environmental

monitoring is also undertaken where this has been specified.

Due to the proximity of the River Ravensbourne to the Site, a site-specific Water Management Plan should

be prepared including measures to protect against pollution of ground and surface water. A Foundations

Work Risk Assessment should also be prepared in consultation with the Environment Agency to establish the

most appropriate piling methodology to minimise contamination risks to the underlying aquifers.

7. SOCIO-ECONOMICS

A socio-economic assessment has been undertaken using a wide range of information sources. These

sources include a detailed review of planning policies, guidance and standards, population Census data and

professional experience of similar development schemes.

It is estimated that the Development would generate in the region of 650 full time equivalent jobs per annum

during the 3-year construction programme. These jobs include those directly created by the Development

and those created along the supply chain through the provision of goods and services to the construction

process. In addition, construction workers would be anticipated to spend money on convenience goods and

services, such as food, drink and fuel, in the local area, which would further benefit the economy.

Once completed, the Development is predicted to generate 28 full time jobs directly within the Site. When

factoring in those jobs that would be created through the supply chain to businesses within the Development

and the goods and services purchased by residents, an estimated total of 90 new full time jobs would be

created within Lewisham; around 75 of which would be generated locally to the Site.


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The provision of up to 365 residential dwellings would positively contribute to the housing targets within

Lewisham, accounting for around 8.8% of the annual housing target.

It is estimated that the Development would have an additional resident population of between 550 and 600

people. There are 19 General Practitioner (GP) surgeries within 2km of the Site providing an average of one

GP per 2,109 people. This is slightly above the average for Lewisham and also above the ratio targets

recommended by the Health Urban Development Unit. The additional demand for accessing GPs would be

off-set by a financial contribution through the Community Infrastructure Levy (CIL).

It has been concluded that there is sufficient capacity within existing early years education, primary school

education and secondary school education facilities to provide for the additional demand for early years and

school places that the new population on the Site would create. This is because a significant surplus in

school places is forecast for the year of completion and full occupation of the Development and because only

a relatively small number of children are likely to be resident within the Development.

The Development would yield a child population of 55, leading to a requirement for 546.27m2 of play space

based on guidelines from the GLA. The Development includes 603m2 of children’s play space which is more

than sufficient to cater for the additional demand arising from the additional residents within the

Development. Private amenity space is also designed into the Development.

8. TRANSPORT AND ACCESS

A detailed study of the effects of the Development upon the capacity of local highways, public transport,

pedestrians and cyclists has been undertaken. This has been based upon a range of information sources

and includes a detailed assessment of future traffic using baseline traffic surveys and computer modelling.

Based upon the anticipated Site preparation and construction timetable and the quantities of materials

arising and required from the works, it has been predicted that at the peak construction stage, construction

traffic from the Development would result in a minor increase in traffic volume on the highway network.

However, most construction vehicles will access the Site off-peak and a detailed Traffic Management Plan

would ensure that any temporary disruptions to the surrounding road network would be minimised and

appropriately managed. In addition, the Applicant could contribute towards the production of a Construction

Logistics Plan for the area.

There are a wide range of public transport services existing in proximity to the Site. These include Lewisham

Rail and Docklands Light Railway (DLR) Station, adjacent to the Site, together with Elverson Road DLR

Station and a comprehensive range of local and London-wide buses.

The provision of cycle parking as part of the Development would improve cycle facilities in the area and help

promote cycling as a transport mode.

As part of the planning application a Travel Plan has been prepared. The Travel Plan seeks to promote the

use of sustainable transport over single occupancy vehicle trips where possible. Through the Travel Plan a

series of targets will be set which will aim to reduce the overall level of single occupancy vehicle trips to and

from the Development.

Apart from the provision of nine residential disabled car parking spaces, the Development would be car-free

resulting in an insignificant effect on the local highway network.

9. NOISE AND VIBRATION

The noise and vibration effects of the Development have been established in accordance with published

guidelines and this included a comprehensive baseline monitoring survey at the Site. Short term monitoring

of noise at seven sensitive receptor locations (all existing residential property locations) surrounding the Site


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and at key locations within the Site was undertaken. In addition, long-term noise monitoring was undertaken

at two key locations on the periphery of the Site over a four-day period, covering both a typical weekday and

weekend period. The noise monitoring results show the Site to be exposed to high levels of noise from rail

and road traffic during the daytime and night-time periods and advice on minimising this effect on future

residents has influenced the design.

Short term vibration monitoring was also undertaken and this concluded that vibration levels from passing

trains would not require any changes in the Development’s design.

The assessment scope therefore does not need to consider the noise or vibration effect of the occupied

Development but would need to consider the noise and vibration effects of Site preparation and construction

works on sensitive receptors around and within the Site.

The assessment concluded that construction traffic would not have a noticeable noise effect and with the

implementation of best practice measures during Site preparation and construction there would be no

noticeable noise effects at most of the sensitive receptors. The exception being when occasional noisy

activities like pneumatic drilling is undertaken adjacent to the Adana Building, 1-10 Columbine Way and 1-2

Sharsted Villas when additional mitigation would be required to minimise noise effect. Furthermore, the level

of noise nuisance would be monitored during construction to ensure that the mitigation measures identified

are suitable.

To protect the residents of the Adana Building, agreed vibration limits would be set to ensure compliance

with national standards and minimise disturbance. The noise mitigation measures and vibration limits should

be controlled through the implementation of the PEP.

Appropriate noise emission limits have been specified for the completed Development’s building services

plant, based on representative minimum background noise levels and the requirements of LBL. Through

careful plant selection, installation and noise attenuation as appropriate then disturbance to surrounding

sensitive receptors would be avoided.

The completed Development is not modelled to result in a noticeable change in traffic to the levels existing or

predicted to occur in the future and therefore no significant change in road traffic noise will result.

10. AIR QUALITY

Due to the existing and predicted future levels of air pollutants primarily associated with vehicular traffic

emissions, LBL has declared four Air Quality Management Areas (AQMA) within the Borough. The Site is

located within one of these AQMAs (AQMA 3). An AQMA is an area where there is public exposure to areas

exceeding the National Air Quality Objective. Accordingly, an air quality assessment has been undertaken to

determine the effects of the Development on local air quality and the AQMA by inputting air quality

monitoring data from LBL into a model.

The assessment considered the likely effects of the Development on local air quality in relation to Site

preparation and construction activities and the completed and operational Development. Predicted traffic flow

and energy plant data was analysed using a complex computer model which calculated and predicted the

likely resultant changes to local air quality.

During the Site preparation and construction works, best practice measures would be implemented to

minimise dust arising from the construction site. These measures should form part of the Site-specific PEP

and should include the erection of hoarding around the construction site, ‘damping down’ of surfaces, the

covering of all construction materials and the regular cleaning of frequently used areas. The level of dust

nuisance should be monitored during construction to ensure that the mitigation measures put in place are

controlling dust effectively. Emissions from construction plant should be minimised through measures such

as switching off engines when not in use. Furthermore, Site preparation and construction generated traffic is


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not anticipated to significantly add to local traffic flows. As a result, the effect of emissions from Site

preparation and construction vehicles would be minimal.

Once the Development is completed it was predicted that the minor changes in vehicular traffic as a result of

trips generated by the Development and the emissions from the proposed heating plant, which includes four

boilers and Combined Heat and Power plant (CHP), would have an insignificant effect on air quality at

existing and future sensitive residential receptors. In addition, the Site is considered suitable for residential

use.

11. WATER RESOURCES AND FLOOD RISK

The effects of the Development upon water resources and drainage have been informed by a review of

various information sources including those made available by the Environment Agency and Thames Water;

as well as the results of a Site investigations for ground conditions and contamination. A Flood Risk

Assessment and Drainage Strategy has also been prepared to accompany the planning application and is

included as part of the ES.

There are no surface water features on the Site, although the River Ravensbourne is located adjacent to the

Site. The Development does not include any works to the River Ravensbourne channel or river walls. The

River Thames is located further afield, approximately 1.75 km north of the Site. The Site is entirely located

within Flood Zone 1 and is therefore considered to be at low risk of fluvial and tidal flooding.

During the Site preparation and construction works, the Site-specific PEP and Water Management Plan

should include temporary measures to control surface water runoff from the Site. Such measures should

include the provision of adequate drainage to manage surface water run-off. During construction, there is a

risk of damage to sewers located within or close to the Site, and as such, the PEP should also set out

measures to ensure that the existing sewers are adequately protected and / or disconnected in line with best

practice.

During the Site Investigation, groundwater was encountered within the aquifers beneath the Site. However,

the Development is not expected to significantly alter or displace the existing groundwater flows beneath the

Site and thus the risk of groundwater flooding off-Site is not expected to increase. Furthermore, given the

proposed basements would be appropriately waterproofed, the basements would be unlikely to flood.

All works to the foul water drainage system would be undertaken in consultation and agreement with Thames

Water. Such works would be subject to standard best practice and mandatory regulatory controls and would

be designed to cope with the future population of the Development. As such, there would be limited risks of

foul water flooding during Site preparation, construction and operation of the Development.

A surface water drainage strategy has been devised which provides a design solution which can be

implemented on-Site as part of the Development. The strategy involves the storage of surface water from

the Site in underground storage tanks and green roofs. Discharge of the surface water to the Thames Water

sewer network would then be controlled to an agreed rate and to avoid times of peak flow. This minimise the

risk of sewer overflow.

This would lead to a reduction in off-Site surface water flood risk compared to the current and likely future

baseline situation.

Using a computer modelling exercise, it has been demonstrated that the building footprint of the

Development would not hinder access to the River Ravensbourne for maintenance and inspection of the

river walls.


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12. GROUND CONDITIONS AND CONTAMINATION

A ground conditions and contamination assessment has been undertaken to establish the likely

contamination risks posed to several receptors including construction site workers, future occupants of the

Development, surface water resources, groundwater and fauna and flora. The assessment involved the use

of a range of information sources including a review of historical maps, geological maps, previous ground

investigations undertaken for sites near the Site.

It is concluded that the potential for significant ground contamination to be present on the Site is likely to be

low to medium, due to marginal exceedances of contaminated soils. Exceedance of benzene within sampled

groundwater were considered to indicate a background level, attributed to off-site sources. Furthermore,

localised exceedance of arsenic and selenium were not considered to be of risk as there are no groundwater

abstractions down gradient within 1km of the Site.

Site preparation and construction works would be subject to a range of mandatory legislative health and

safety controls. These would prevent construction workers coming into direct contact with any potential

contamination in the soil and exposure to ground gas during excavation works. Such controls should form

part of the Site-specific PEP which would also include protective and preventative measures to ensure that

contamination risks to underlying soils and groundwater would be reduced to a negligible level. The PEP

should also ensure dust suppression techniques and other measures are used to reduce the potential

exposure of contaminated dust to the public using pedestrian routes adjacent to the Site. Monitoring would

be undertaken during site preparation and construction to ensure that the mitigation measures proposed are

working effectively.

In addition, the risk posed by unexploded ordnance would be minimised through education of the

construction work force and the active presence of an Explosive Ordnance Safety Engineer during all

intrusive works undertaken in areas of unexploded ordnance risk.

Whilst limited, the choice of appropriate piling and foundation techniques would be agreed with the

Environment Agency through a Foundations Work Risk Assessment to prevent the mobilisation and release

of potential contaminants to below ground water resources.

Given the proximity of the River Ravensbourne and the underlying aquifers, a Site-specific Water

Management Plan should be prepared to protect against pollution of controlled waters. The Water

Management Plan, which should be in accordance with the Pollution Prevention Guidelines issued by the

Environment Agency, should include measures to ensure appropriate handling and storage of materials

storage locations. Once these mitigation measures are in place, there would be no significant effects during

the Site preparation and construction works.

On completion of the Development, there would be insignificant effects posed by contamination to future

occupants, soil, groundwater and flora and fauna. Areas of proposed landscaping would use imported clean

topsoil and growing medium to form an appropriate cover system. This should be developed within a

remediation method specification / strategy and agreed with LBL prior to implementation.

13. ARCHAEOLOGY (BELOW GROUND)

An assessment of the likely significant effects of the Development on the archaeological (below ground

heritage asset) resource within the Site was undertaken. Heritage assets identified within the Site include the

Mill Pond and the Silk Mill path, although these are considered to be of negligible heritage significance (due

to recorded truncation and disturbance within the Site) and have not been designated for protection.

The archaeological potential of the Site has also been recognised through its incorporation within the

Lewisham and Catford/Rushey Green Archaeological Priority Zone. However, the results of recent

investigations within the Site have concluded that there is a limited potential for the survival of archaeological


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remains which would merit consideration in the planning process within the Site due to extensive truncation.

Similarly, there is a low potential for paleo-environmental information to be present on the Site. Given this,

the Site preparation and construction works would not likely cause harm to the archaeological resource. A

geoarchaeological survey has already been undertaken on the Site and thus further mitigation measures are

not considered necessary for this Development.

14. ECOLOGY

The Site is situated within a densely built-up residential and commercial area of low ecological value. Most of

the Site is hardstanding; with small, well-maintained areas of amenity planting and scattered trees and to a

lesser extent, areas of re-colonising grassland.

An ecological desk study was undertaken that identified the closest area legally protected for wildlife as

Brookmill Road Local Nature Reserve, approximately 350m north-west of the Site and the closest wildlife

designated site as St. John’s Station Site of Importance for Nature Conservation (SINC) which is 25m south-

west of the Site. The River Ravensbourne is adjacent to the Site within a U shaped concrete channel and

this watercourse is part of the River Ravensbourne and Brookmill Park SINC, approximately 275m to the

north-west of the Site.

The desk study also did not provide any records of plants or animal that needed protecting within or

immediately adjacent to the Site. But did identify records of bat, bird and invertebrate species, that needed

protecting, within 1km of the Site.

Site surveys were undertaken to evaluate the ecological value of the habitats on Site and identified eight

different species of birds, Himalayan Cotoneaster and Buddleja, two invasive plant species on Site and that

the River Ravensbourne was suitable for bats. Follow up bat emergence and activity surveys were

undertaken that identified bats commuting along the River Ravensbourne.

During the Site preparation and construction phase works would be controlled through implementation of a

PEP to minimise the risk of a pollution incident, remove invasive species, protect trees and control dust,

noise and light pollution to neighbouring habitats.

Through the implementation of the Lighting Strategy bats would be unaffected by the Development’s lighting.

With the increase in extent and variety of vegetation and the inclusion of bat, bird and invertebrate boxes the

Completed Development will improve the ecological value of the Site.

15. WIND MICROCLIMATE

Wind conditions on and immediately around the Site during preparation works would be very similar to those

presented for the existing Site and would be acceptable for the intended pedestrian activities around the

Site. As construction of the Development progresses, the local wind conditions both on and off Site are

expected to progressively change to the conditions associated with the Development once completed and

operational.

An assessment of the comfort and safety of the local wind microclimate within and surrounding the Site once

the Development is completed and operational has been undertaken using wind tunnel testing of a scale

model of the Development in the context of the ‘likely future baseline’ situation.

The wind tunnel testing concluded that the wind microclimate is generally suitable or ‘calmer’ than required

for the intended uses in and around the Development in the absence of landscaping and mitigation.

However, there are three occurrences of strong winds at ground level within the Development; two of these

locations are within a maintenance area and not accessible to the public. For the other location within a


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pedestrian thoroughfare adjacent to the Silk Square Development, strong winds would be mitigated by

implementation of the landscaping proposals and a solid gate.

Figure 8: Wind Tunnel Model

16. DAYLIGHT, SUNLIGHT, OVERSHADOWING AND SOLAR GLARE

An assessment has been made of the likely effect of the Development on the daylight, sunlight,

overshadowing and solar glare on neighbouring occupiers of properties and amenity spaces near to the

Site..

Construction of the Development would have a gradually increasing effect on the levels of daylight, sunlight,

overshadowing and solar glare to residential properties, amenity spaces and traffic routes surrounding the

Site as the construction progresses. The would be similar, albeit lesser, to those of the completed

Development.

As would be expected given the open and undeveloped nature of the Site there are significant effects to

some of the neighbouring residential properties, notably in relation to daylight, given the large proportional

reduction of daylight, on which significance is based. However, the number of neighbouring properties that

experience significant effects with the Development in place is low and most effects are to windows that are

placed beneath overhanging balconies, which inhibit levels of daylight. Or the Development reduces daylight

levels to neighbouring properties which are in line with similar building types in the area. The use of flexible

and different target values in daylight assessments for modern high rise buildings, like this Development, is

in line with standard industry guidance, which suggest interpretation of the numerical guidelines as

appropriate. As such, where balconies constrain daylight, professional judgement was applied to set a

suitable level of significance which deviates from numerical guideline targets.


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There would be no noticeable effects to the existing/likely future baseline or proposed amenity areas with the

Development in place and the solar glare effects would be minimal.

17. TOWNSCAPE, VISUAL AND HERITAGE SETTING EFFECTS

In accordance with Policy LTC19 of the Local Plan, detailed modelling has informed the appropriate building

height in relation to scale and massing. Visual impact is demonstrated by virtue of verified views, agreed with

LBL.

The Applicant has engaged in pre-application consultation with statutory and non-statutory stakeholders

including LBL and Greater London Authority and presentation of the proposals at two Design Review Panels.

The pre-application process has informed the design development and changes have been embedded within

the application as primary mitigation.

The Site preparation and construction of the Development would have limited effects on townscape, heritage

and views, except for one non-designated heritage asset (Eagle House), and one townscape heritage area

(Lewisham Character Area), where there would be a minor adverse effect.

Once completed, the Development provides a demonstrable positive effect to the function and appearance

of the townscape.

Existing View Proposed View

Figure 9: View along Silk Mills Path, Conington Road, with and without the Development

18. CUMULATIVE EFFECTS

Two types of cumulative effects have been assessed in relation to the Development:

• The interaction of individual effects from the Development upon a set of defined sensitive receptors. For

example, noise, dust and visual intrusion; and

• The combined effects arising from other reasonably foreseeable schemes.

The following reasonably foreseeable schemes were considered as part of the assessment:

• The Catford Greyhound Stadium (for water resources and flood risk effects) (planning ref:

DC/07/67276/X / DC/13/84895/ DC/14/089821);

• Tower House, 65-71 Lewisham High Street (planning ref: DC/15/94039);

• Land at Thurston Road to the North West of Sherwood Court (planning ref: DC/14/88367);

• Riverdale House, 68 Molesworth Street (planning ref: DC/15/91069 & DC/14/86564);


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• Carpetright (planning ref: DC/17/102049 );

• Lewisham Retail Park (planning ref: DC/16/097629);

• Phase 2 Lewisham Gateway, Minor Material Amendment (planning ref: DC/18/105218); and

• Lewisham House (planning ref: DC/17/105087).

Figure 10: Cumulative Schemes

The Site preparation and construction of the Development in isolation would result in some temporary

adverse interaction effects on future and existing residents neighbouring the Development, occupants of

completed phases of the work on Site and pedestrians, cyclists, road and rail users. These interaction effects

would be associated with noise, vehicle exhaust emissions, changes in visual appearance, setting of Eagle

House (a non-designated heritage asset) and on the townscape character area (Lewisham Character Area)

due to the presence of a construction site. The interaction changes in daylight, sunlight, wind and solar glare

to neighbouring land uses would progressively change to that identified for the Development and cumulative

schemes once completed and operational. The Site-specific PEP should improve all construction related

effects as far as possible.


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With the implementation of a Traffic Management Plan for the Development (which could be enhanced by

input to an area wide Construction Logistics Plan to avoid construction traffic being on the road during peak

periods) the Site preparation and construction of the Development, in conjunction with the construction of

other schemes with planning permission, were generally found to be minimal.

Once the Development is operational, the main likely cumulative effects with other schemes with planning

permission were:

• cumulative beneficial effects in relation to socio-economic, due to the provision of housing within

Lewisham and the creation of jobs within Lewisham and London.;

• cumulative beneficial effects on townscape, conservation areas, non-designated heritage assets, and

views by positively contributing to the regeneration of Lewisham town centre;

• cumulative beneficial effects on surface water and flood risk drainage as a result of providing

attenuation to account for climate change;

• cumulative beneficial effects on local pedestrian and cycle infrastructure (particularly due to the planned

improvements within the vicinity of the Site associated with Phase 1 and 2 of Lewisham Gateway);

• cumulative beneficial effects on habitats and biodiversity in the local area, including on bats;

• cumulative beneficial effects on the wind microclimate in relation to being able to sit comfortably at

entrances to the Development and in pedestrian thoroughfares within the Development and off-Site;

• cumulative adverse effects on levels of daylight and/or sunlight on surrounding residential properties

(affecting additional windows of properties such as 1 – 58 Century House, Adana Building, Lewisham

Gateway Phase 1 (Block A), 198 Lewisham Road, 296 Lewisham Road and 298 Lewisham Road); and

• minimal cumulative adverse effects on solar glare on drivers using the local highway (owing to some

reflective façade elements of the Development).

19. ES AVAILABILITY AND COMMENTS

The ES is available for viewing by the public on LBL’s website: http://planning.lewisham.gov.uk/.

Copies of the ES are also available for viewing by the public during normal office hours in the planning

department of LBL at the address below. Comments on the planning application should be forwarded to the

planning case officer at the address given below:

London Borough of Lewisham

Laurence House

1 Catford Road

SE6 4RU

Tel: 020 8314 6000

Copies of the NTS are available free of charge. Copies of the full ES are available for purchase. For copies

of these documents, please contact:

Waterman IE

Pickford’s Wharf

Clink Street

London

SE1 9DG

Tel: 020 7928 7888

Email: [email protected]

http://planning.lewisham.gov.uk/

mailto:[email protected]

Documents

Environmental Statement Non-Technical Summary · been used as a guide for the topics to be scoped into the ES. As such, the following environmental topics ... include this terminology