keybridge phase 2 - iema · 1.1. keybridge house 2 llp (the ‘applicant’) is seeking to obtain...

NON TECHNICAL

SUMMARYSeptember 2017

KEYBRIDGE PHASE 2

Prepared by:

Waterman Infrastructure &

Environment Ltd

On behalf of:

Mount Anvil and

FABRICA by A2Dominion

Environmental Statement, Non-Technical Summary

Keybridge House Phase 2

October 2017

Waterman Infrastructure & Environment Limited

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

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Client Name: Keybridge House 2 LLP

Document Reference: WIE11952-100-R- 3.2.1

Project Number: WIE11952-100

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

First Issue September

2017

Chelsie Love

Principal Consultant

Patrick Duffy

Technical Director

Patrick Duffy

Technical Director

Final Issue October

2017

Chelsie Love

Principal Consultant

Patrick Duffy

Technical Director

Patrick Duffy

Technical Director

Comments

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.

Contents


Environmental Statement: Non-Technical Summary

\\S-lncs\wiel\Projects\WIE11952\100\8_Reports\3.Environmental Statement\NTS\WIE11952- Keybridge Phase

Contents

1. Introduction ................................................................................................................................. 1 2. The Existing Site and Its Surrounding Context ....................................................................... 3 3. What are the Proposals? ........................................................................................................... 6 4. Alternatives and Design Evolution ........................................................................................... 9 5. Approach and Environmental Impact Assessment Methodology .......................................11 6. What Are the Likely Environmental Effects and How Would They Be Minimised? ...........12 7. What Will Happen Next? ..........................................................................................................22




1. Introduction

1.1. Keybridge House 2 LLP (the ‘Applicant’) is seeking to obtain full planning permission for the

development of a new primary school campus for Wyvil Primary School and residential dwellings

located on land known as Keybridge House Phase 2 in Vauxhall (the ‘Site’) within the London

Borough of Lambeth (LBL).

1.2. The Site is located within the Vauxhall Nine Elms Battersea (VNEB) Opportunity Area (OA), as

designated by the London Plan, and therefore it is within an area allocated for substantial

regeneration.

1.3. The Site covers an approximate area of 0.24 hectares and is located to the north of the Vauxhall

Griffin public house and Wyvil Road and adjacent to the Keybridge House Phase 1 development,

which is currently under construction.

1.4. The proposed development (‘the Development’) would provide a total floorspace of 16,438m2

Gross External Area (GEA), which would include the provision of servicing and car parking, and

would comprise:

Retention of the existing double basement;

A two-form entry primary school with 3,779m2 GEA of floorspace over the basement, ground

and first floor of the Development including external play areas;

125 residential units with 12,659m2 GEA of floorspace located above the school; and

New associated landscaping, servicing, plant, access and car parking provision.

1.5. As part of the planning application an Environmental Impact Assessment (EIA) has been

undertaken. EIA is a formal procedure that must be followed for certain types and scales of

development. This procedure systematically assesses and reports the likely significant

environmental effects of the development. The purpose is to ensure that appropriate information

about the likely environmental effects of the Development is available for consideration by the

relevant Local Planning Authority (LPA), consultees and the public, and that the LPA have this

information before they determine a planning application. The EIA process can also identify ways

in which the development can be modified, or likely significant adverse effects mitigated, so as to

reduce or avoid likely significant adverse effects and to create and enhance beneficial effects. To

determine the range of assessment work required to be addressed by the EIA the scoping

opinion of the Council was sought on the 4th May 2017. This was before the recent change to the

EIA Regulations and therefore the legislation relevant to EIA for this proposal is the Town and

Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended 2015)

(referred to as the 2011 EIA Regulations).

1.6. From an early stage, the Applicant recognised that the planning application required an EIA and

commissioned Waterman to undertake the EIA for the Development. The findings of the EIA are

reported in an Environmental Statement (ES), which has been prepared to accompany the

detailed planning application. The likely significant environmental effects of the Development,

both during the site clearance and construction stage, and once completed and operational, have

been assessed. This document provides a summary of the findings of the EIA in non-technical

language.




1.7. Planning permission was granted by LBL in 2014 for the redevelopment of 1.2 hectares of land at

Keybridge House, Vauxhall, which encompassed:

the Site, for which outline planning permission for a two form of entry primary school was

granted (referred to as ‘Phase 2’); and

full planning permission was granted for five blocks (4 to 37 storeys) for 470 dwellings, 4,143

m2 Gross Internal Area (GIA) employment floorspace, 874 m2 GIA retail, associated basement

car parking, storage and servicing, new public realm and open space (referred to as

‘Phase 1’).

1.8. Construction work has commenced on the adjacent Keybridge House Phase 1 and it is currently

anticipated that this will be complete by the end of 2019/beginning of 2020.

Figure 1: Location of Blocks on the Keybridge House Site – Phase 1 and Phase 2




2. The Existing Site and Its Surrounding Context

2.1 The Site is currently being used for accommodation and welfare facilities for the Keybridge House

Phase 1 works. The Site was previously occupied by the Keybridge House five-storey Podium

building which has now been removed as part of the Keybridge House Phase 1 works. It is

anticipated that Keybridge House Phase 1 would be completed and operational before the

Development (Phase 2) is fully constructed / complete. There are limited above ground structures

that remain on the Site and an existing two-level basement extends beneath the majority of the

Site.

2.2 A plan showing the location of the Site is presented in Figure 2. The planning application boundary

of the Site is shown in Figure 3. The Site is bounded by the Keybridge House Phase 1 site

(currently under construction) to the north and east, The Vauxhall Griffin public house to the south

and businesses off Wyvil Court to the southwest/south, and 12-20 Wyvil Road residential

development (permitted scheme, not yet under construction) to the west.

Figure 2: Site Location Plan




Figure 3: Planning Application Boundary

2.3 The Site is located in a predominantly commercial and industrial area. Several businesses are

located within the viaduct arches, including specialist gyms and a theatre. The mainline railway line

to Waterloo, on a raised viaduct, is located to the northwest of the Site. To the east of the Site on

South Lambeth Road, there are retail units and restaurants with residential units above. Beyond

South Lambeth Road to the east there are businesses including Marble and Granite UK and Travis

Perkins Supplies Centre.

2.4 There are community spaces near the Site, with St. Anne and All Saints Church immediately to the

northeast of the wider Keybridge Site. Vauxhall Park is located approximately 130m to the north

east of the Site beyond South Lambeth Road. Wyvil Primary School is located beyond Wyvil Road

to the south of the Site.

2.5 Nearby transport infrastructure includes Vauxhall Underground and National Rail Stations, located

approximately 450m to the north of the Site. The station is accessible from the Site via Wandsworth

Road (A3036) and South Lambeth Road. It is also well served by a wide variety of London bus services

within walking distance from the Site.




2.6 The Site abuts the Vauxhall Conservation Area and is approximately 90m west of St Marks

Conservation Area. There are also a number of listed structures in the vicinity of the Site, the

nearest of which is the Grade II Listed 57 and 59 South Lambeth Road, approximately 25m to the

east of the Site. The Vauxhall Griffin public house immediately to the south of the Site is locally

listed.

2.7 The Site is approximately 380m southeast of the River Thames. The Site is not located within an

Archaeological Priority Area (APA), however APA2 Lambeth Waterfront is adjacent to the Site.




3. What are the Proposals?

3.1 The Development would comprise the construction of a building up to 19 floors. The building would

provide a mix of 125 residential units, along with a new primary school campus (which forms an

extension to an existing primary school), and associated car parking and other facilities, amenity

space and play space, as presented in Figure 4. The proposed mix of residential units to be

provided is shown in Table 3.1 below.

Table 3.1: Proposed Residential Unit Mix

Unit Size Total no. of units

Studio 12

1 bed 74

2 bed 33

3 bed 6

Total 125

3.2 The Development would provide a floorspace of 16,4382 GEA. This would comprise 12,659m2 GEA

of residential space and 3,779m2 of GEA Primary School space.

3.3 The height of the Development would be a maximum of 71.40m above ordnance datum (AOD) and

18 storeys above ground. The shape of the Development ‘steps down’ at Level 5 on the south side

and Level 10 on the east side where it joins Keybridge House Phase 1.

3.4 There is an existing sub-basement and basement across the Site, which is to be retained and

refurbished. These will form Basement Level 1 and Basement Level 2.

3.5 The Primary School would be located over three floors: Basement Level 1, Ground Floor and First

Floor and would provide an additional 360 primary school places (12 classes) for the existing Wyvil

Primary School.

3.6 The residential units above the school would span 17 storeys from the Second Floor to the 18th

Floor. Amenity space would be provided for all flats in the form of private balconies or terraces and

communal amenity spaces located on the 5th and 10th floor of the building. Further external amenity

space would be provided in the shared area with Keybridge House Phase 1 (Exchange Gardens)

by the entrance to the residential building.

3.7 Private amenity space would be provided for all residential units in the form of private balconies

and terraces and communal residential amenity space would also be provided on the fifth floor

(101m2) and 10th floor (93m2) of the Development.




3.8 A total of 1,654m2 of play space would be provided for the school at Basement Level 1, ground

floor level and first floor level. Play space for the use of residents would be split across an on-Site

and off-Site provision, with 40m2 for under 5s being within the Development. The adjacent

Keybridge House Phase 1 scheme has an oversupply of 46.8m2 of play space, which could be

used by residents of the Development (more detail of which is set out in Chapter 7: Socio-

Economics of the ES Volume 1).

Figure 4: The Proposed Development

3.9 Residential cars would enter the Development from Wyvil Road via a two-way ramp within

Keybridge House Phase 1, and exit on to Miles Street via two car lifts within Keybridge House

Phase 1. Service vehicles would enter and exit the Development from Wyvil Road via the ramp.

Twenty-six residential car parking spaces, of which 13 would be for disabled use, would be

provided at basement level 2. Six staff car parking spaces would be provided at basement level 1,

of which two would be for disabled use. There would be provision for 164 cycle parking spaces at

basement level for use by residents along with 6 staff cycle spaces, 14 pupil cycle spaces and 14

pupil scooter spaces for the new primary school campus.

3.10 Pedestrian access for the school would be via Trenchold Street, off Wyvil Road, with

improvements being made for safe road crossing. Pedestrian access for residents would be

separate to that of the school, from Exchange Gardens (which is part of Keybridge House

Phase 1).

3.11 An Outline Drainage Strategy has been prepared, which uses sustainable drainage systems

where possible (for example, green roofs) to manage surface water from the Development. It has

been confirmed by Thames Water that flows to the sewerage system can be accommodated,

which includes for flood events and climate change predictions. The Outline Drainage Strategy

informs the Flood Risk Assessment. It also gives a maintenance programme for drainage

infrastructure included within the Development.




3.12 An Energy Strategy has been prepared to show how the Development will comply with the

planning objectives of LBL and the Mayor’s London Plan in terms of carbon dioxide emissions,

energy consumption and sustainable design. The Development has been designed to ensure the

minimum requirement of 35% reduction from ‘regulated emissions’ is exceeded.

3.13 Waste storage facilities would be provided in the Development to accommodate waste generated

and allow waste to be segregated and recycled.




4. Alternatives and Design Evolution

4.1 In line with the EIA Regulations, the ES provides a description of the main alternatives to the

Development, considered by the Applicant. These include:

the ‘No Development’ alternative; and

alternative design and land uses.

4.2 The ‘No Development’ scenario is based on leaving the Site in its current state. ‘No Development’

at the Site was not considered to be a preferable option by the Applicant. It is considered that

under this scenario, the Site would remain vacant and the existing basement that runs across the

Site would remain unused and underutilised. This would lead to a missed opportunity for

redeveloping the Site in line with Lambeth Council strategies and the VNEB OA, to provide a

school and new housing.

4.3 In addition, the delivery of Phase 2 is key to the completion of the overall redevelopment of the

Keybridge House site as a whole and delivering an extension to the existing Wyvil Primary School.

For the reasons stated above, this alternative was therefore discounted.

4.4 During the process of refining the design of the Development, a degree of design evolution has

occurred in response to environmental constraints and opportunities and following comprehensive

consultation undertaken with LBL, the Greater London Authority (GLA), and other key

stakeholders. These changes are reflected in the final design for the Development which has been

applied for, and include:

Revising the location of the building core and footprint to allow for more efficient circulation,

increased play space and increased distance from neighbouring sites, the recently consented

12-20 Wyvil Road scheme and under construction Keybridge House Phase 1;

Altering the configuration of the classrooms to increase daylight levels;

Revising levels of the ground floor to ensure areas remain dry in a flood scenario and allow

safe, dry routes from the basement;

Ensuring the Amenity Space within the Development and residential entrance connects with

the Keybridge Phase 1 site;

Developing a design of the proposed school that is consistent with the existing Wyvil Primary

School; and

Designing the massing to take into account the form and scale of surrounding buildings and

integrate the residential building to the school including the lower Victorian buildings of the

Vauxhall Griffin public house, Railway Viaduct and existing Wyvil Primary School, as well as

the mid-rise mansion block of Keybridge House Phase 1 Block D to the east and the emerging

scheme around the Site, including 12-20 Wyvil Road.




4.5 Different land uses have not been considered through design development as the Applicant’s

vision, driven by policy requirements, has always been to provide a school and new homes on the

Site. The site allocation 11 of Policy PN2 Vauxhall supports mixed use development with active

frontages providing employment at ground floor with residential above and identifies the area as a

potential location for a new primary school.

4.6 The design of the Development has therefore responded to feedback and been influenced by

environmental factors.




5. Approach and Environmental Impact Assessment Methodology

5.1 The EIA was undertaken in accordance with the EIA Regulations and best practice guidance using

established methods such as site surveys, reviews of available reports and data, computer

modelling, consultations with relevant organisations and specialist assessments.

5.2 The first stage of the EIA process involved undertaking a ‘Scoping Study’. The purpose of the

‘Scoping Study’ was to identify the likely significant environmental effects that could arise from the

Development and therefore provide the focus of the EIA. The findings of the scoping exercise,

along with details of the proposed methods for the specialist assessments, were presented in a

Scoping Study report and submitted to LBL in May 2017.

5.3 The scope of the EIA was formally agreed with LBL via their formal ‘Scoping Opinion’ which was

received on 20th July 2017.

5.4 The Scoping process confirmed that the Development would likely give rise to a number of issues

which need to be considered in the EIA. These comprise:

Socio-Economics;

Transportation and Access;

Air Quality;

Noise and Vibration;

Ground Conditions and Contamination;

Water Resources and Flood Risk;

Wind Microclimate;

Daylight, Sunlight and Overshadowing (DSO);

Cumulative Effects; and

Heritage, Townscape and Visual Impact Assessment (HTVIA).

5.5 Each of the above issues are addressed in the ES, with a chapter dedicated to each of these

issues. The HTVIA is presented in a separate volume (Volume 3) of the ES. In each chapter, a

description of the assessment methodology is given together with a description of the relevant

environmental aspects of the Site and surrounding area. This is followed by an assessment of the

potential significant effects of the Development (both beneficial and adverse) and any measures

that should be adopted to reduce or offset any significant adverse effects identified during the

assessment. The ES also provides an assessment of the residual effects that would remain after

mitigation measures have been implemented, as well as the cumulative effects of the scheme.

Cumulative effects can arise due to the combination of individual effects from the Development

(e.g. dust and noise during construction works) or as a result of a combination of effects from

several developments (referred to as ‘committed developments’).




6. What Are the Likely Environmental Effects and How Would They

Be Minimised?

Socio-Economics

6.1 An assessment of the likely socio-economic effects resulting from the construction and operation of

the Development has been undertaken, using desk based information, established models,

standard procedures and professional judgement. The main purposes of the Chapter are as

follows:

To review the key regeneration, economic development and related planning policies and

strategies for the LBL;

To explain baseline socio-economic conditions for the local area close to the Development;

To identify, quantify and assess the significance of the temporary socio-economic effects

associated with the construction phase of the Development; and

To identify, quantify and assess the significance of the permanent socio-economic effects

associated with the operational phase of the Development.

6.2 The Site is in the LBL, within Oval ward. The ward has an increasing population, and most

households rent their homes. The immediate locality of the Site is ranked in the top 10% most

deprived neighbourhoods in England.

6.3 Local primary and secondary schools are considered to have capacity on the whole, and all

General Practitioners (GP) within 1km of the Site are accepting new patients. There is a library and

a post office within 1km of the Site, and the Kennington Park Sports Centre, lies just outside the

1km area.

6.4 The Site preparation and construction period of the Development would generate an estimated 30

full-time equivalent permanent construction jobs.

6.5 The Completed Development would generate a range of socio-economic effects, including:

Creation of 26 net additional jobs, which would create a gross value added to the local

economy of £1.83 million annually in perpetuity;

The new residential population at the Development would generate a net additional household

expenditure of around £2.08 million per annum;

New Homes Bonus payments to LBL of £778,780 over a four-year period;

The need for an additional 0.12 GPs, from an estimated 222 new residents;

Demand for eight Early Years education places, eight Primary School places and two

secondary school places; and

A requirement for 61.8 sqm of play space within the development.




6.6 Of the 12 permanent socio-economic effects generated by the Development, only the effect on

secondary school provision and open space have been assessed as adverse and are of minor

significance. Two effects (future GP provision and Early Years educational capacity) have been

assessed as insignificant, whilst the remaining eight effects have been assessed as beneficial.

Transportation and Access

6.7 The Site has excellent and safe accessibility to public transport facilities for pedestrians. There are

frequent bus services from nearby bus stops, national rail services from Vauxhall Rail Station, and

London Underground services from Vauxhall and Oval. Currently, the Site is accessed from Wyvil

Road, which joins South Lambeth Road.

6.8 An assessment of the effect of the Development on transportation and access has been carried out

using an estimation of the number of vehicles associated with the Site Preparation and

Construction phase and modelling of vehicle movements for the operational phase. Effects on

public transport and pedestrians have also been assessed, based on a survey carried out by

Entran Ltd.

6.9 It is anticipated that the effect of construction vehicles on the road network, pedestrians and

cyclists will be insignificant, as the number of trips will be low compared to the existing volume of

traffic on the network. A Demolition and Construction Management Plan (DCMP) will also be put in

place to manage construction vehicle movements.

6.10 Once completed, the Development is expected to increase journeys on foot, by bike and public

transport. It is proposed that there would be a new pedestrian link and improved walkways

delivered as part of Keybridge Phase 1, although there will be pedestrians crossing Wyvil Road

between school sites. It is therefore anticipated that this would have a minor adverse effect on

pedestrians. Cycle links will be kept in and around the Site, and therefore would have a minor

beneficial effect. Effects as a result of the Proposed Development on public transport is likely to be

insignificant.

6.11 The Development is likely to increase the number of service vehicles (vans, lorries, motorcycles)

using Wyvil Road, and this is expected to have a minor adverse effect. There is anticipated to be a

slight increase in travel by car, rail, and London underground, but the overall effect is considered to

be insignificant.

Air Quality

6.12 The whole of the LBL has been designated as an Air Quality Management Area, where some air

pollution levels are above the objectives set by the government for the pollutants nitrogen dioxide

(NO2) and particulates of a certain size (PM10). The main source of air pollution at the Site comes

from road vehicles using South Lambeth Road which is part of the Transport for London Road

network a designated Red Route.




6.13 The main likely effects on local air quality during the Site preparation and construction relate to

dust. A range of measures to minimise or prevent dust generated from construction activities would

be set out and implemented throughout the works. Therefore, it is considered that dust would not

have an effect on the local air quality.

6.14 It is anticipated that the effect of construction vehicles entering and exiting the Site during the

construction period would not be significant on local air quality, because of the local background

pollutant concentrations and existing local road traffic emissions.

6.15 Any emissions from plant operating on the Site would be very small in comparison to the emissions

from traffic movements on the roads adjacent to the Site. It is therefore considered that the effect

on local air quality would be not significant.

6.16 Computer modelling has been carried out to predict the effect of future traffic-related exhaust

emissions and heating plant emissions on local air quality following the completion of the

Development. The effect of the Development on local air quality has been predicted for sensitive

receptors surrounding the Site and for future users of the Development.

6.17 Following completion of the Development, and considering uncertainty in future NOx and NO2

reductions, the Development is predicted to have an insignificant effect on NO2, PM10 and PM2.5

concentrations. The overall effect of the Development on air quality is therefore considered to be

insignificant.

Noise and Vibration

6.18 A noise and vibration assessment has been undertaken for the Site preparation and construction

and complete and operational phases of the Development. This included a baseline noise and

vibration survey to robustly quantify the existing noise and vibration climate across the Site, whilst

also providing a good representation of the noise and vibration environment experienced at nearby

potential sensitive receptors (SRs). The key noise sources which influence the Site are from road

traffic, railway movements and plant and building services noise on nearby buildings.

6.19 The Site preparation and construction works would include activities likely to increase noise levels

and potentially cause vibration immediately adjacent to the Site. This may result in temporary,

short-term effects to occupants of surrounding properties particularly in respect of the occupants at

Keybridge House Phase 1 and the Griffin Vauxhall public house. Site preparation and construction

traffic flows are not anticipated to give rise to any significant additional noise.

6.20 The implementation of noise and vibration control and management measures via a Construction

Environment Management Plan (CEMP) would help to reduce noise disturbance to occupants of

existing properties. The CEMP would include measures such as the use of modern, quiet and well

maintained machinery to assist in controlling level at nearby receptors to reasonable levels. In

addition, all Site preparation and construction traffic logistics would be agreed with LBL and TfL

and a DCMP would allow for good traffic management.




6.21 The assessment of the increase in noise levels resulting from additional traffic generated by the

Development has found that this would be negligible on all local roads.

6.22 Any items of fixed building services plant installed as part of the Development would have the

potential to generate noise. Suitable noise level limits have therefore been proposed to ensure that

noise from plant does not cause disturbance to future occupants of the Development as well as

surrounding SRs.

6.23 Standard Building Regulation requirements mean there would be no noise break-out associated

with internal activities in the school units that would give rise to disturbance to either existing or

future SRs or future residents of the Development. External activities have the potential to cause

increased noise levels at Keybridge House Phase 1 but mitigation in the form of appropriate

management and layout design would reduce any disturbance.

Ground Conditions and Contamination

6.24 A desk based study of the Site along with subsequent ground investigation was undertaken by

WSP. The purpose of the investigation was to assess the presence of ground contamination at the

Site, based on historical land uses within the Site boundary and in the surrounding area. The

investigation works involved collecting samples of soil for laboratory analysis. The potential for

ground contamination leaching from soils to groundwater was measured, and levels of ground gas

were monitored.

6.25 The monitoring results for samples collected within the Site boundary indicated a single elevated

lead reading. Leachate testing indicated exceedances of copper and lead. However, these

exceedances were relatively minor.

6.26 During Site preparation and construction works, the potential receptors for any ground

contamination present are site workers, nearby waterways such as the River Thames and

culverted River Effra, groundwater beneath the Site and buried structures or services. However,

these risks will be managed by provision of appropriate protective equipment for workers, proper

environmental management planning, and use of appropriately designed water pipes where these

will contact soils beneath the Site.

6.27 Upon completion of the Development, the only potential receptor of ground contamination would be

buried water pipes coming into contact with residual soils outside the basement level. This will be

mitigated by use of appropriately designed water pipes.

Water Resources and Flood Risk

6.28 There are no surface water features (e.g. ponds or rivers) on Site, but the River Thames is located

over 380m to the northwest of the Site. The Site is located within an area with a high probability of

flooding from tides and rivers (fluvial). However, the Site is defended by the Thames Tidal

Defences. Groundwater was found below the site during the ground investigation.




6.29 The effects of the Development upon water resources and flood risk have been informed by a

review of various information sources including those made available by the Environment Agency

and Thames Water. A Flood Risk Assessment (FRA) and Drainage Strategy has also been

prepared to accompany the planning application and is included as part of the ES.

6.30 During the Site preparation and construction works, changes in Site conditions have the potential to

result in a temporary risk of groundwater and surface water flooding. However, measures such as

the implementation of a CEMP would include measures to manage surface water run-off and

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

practice and that equipment for removing any excess water from the ground is used.

6.31 Effects on the completed development from tidal, fluvial, surface water and groundwater flooding

are considered to be insignificant because of the defences which already benefit the Site, and the

design of the Development ensures that the Site can be occupied safely in the unlikely event that

the defences fail (a breach flood). Ground floor levels would be raised to ensure the school remains

dry during such a scenario, and three stair cores would provide access from the ground floor of the

school to the basement to ensure a dry route of escape from the basement. To ensure people can

evacuate safely, a flood warning system would be incorporated as part of the Development.

6.32 The Development would provide storage on-Site for excess surface water, which will ultimately

enter the sewer system. Because of this storage, this would lead to a reduction in surface water

flood risk elsewhere compared to the current situation.

6.33 There is considered to be an insignificant effect on the capacity of drainage and sewerage

infrastructure as a result of the Development. However, there would be an increased demand for

potable water due to the introduction of new residents and the school to the Site. The Development

would include low water use fittings to reduce the amount of water used and wasted on-Site, and

therefore, an effect on potable water is likely to be insignificant.

6.34 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 operation of the Development.

6.35 Overall the Development would be likely to have insignificant to long-term, local, beneficial effects

of minor significance residual effects in regards to water resources and flood risk.

Wind Microclimate

6.36 An assessment of the likely wind conditions as a result of the Development and the suitability of

these in terms of pedestrian comfort has been undertaken, informed by appropriate meteorological

data and detailed wind tunnel testing.

6.37 The baseline conditions (with Keybridge House Phase 1 in place) reflect a wind microclimate at the

existing Site that is broadly in keeping with other parts of central London, which is considered

suitable for a range of activity from sitting use to leisure walking use.




6.38 The wind effects during Site Preparation and Construction works has been assessed using

professional judgement, informed by an analysis of the background windiness of the Site based on

meteorological data. As construction of the Development and Keybridge House Phase 1 proceeds,

the wind conditions of the Site would gradually adjust to the conditions of the completed

Development. When considering Keybridge House Phase 1 as an existing building wind conditions

would range from sitting use to leisure walking use at the Site, and there are no strong winds

anticipated. As such, wind conditions on Site will be suitable during construction works.

6.39 With the Development Complete and Operational, in the presence of existing surrounding

buildings, wind conditions are generally expected to be suitable for the intended use throughout the

Site and surrounding area, with effects ranging from insignificant to moderately beneficial. The only

exceptions to this was at a retail entrance beneath the railway to the north of the Site, and at

several western and southern facing balcony locations. Strong winds were also located at three

balcony locations.

6.40 As the retail entrances beneath the railway line to the north west of the Keybridge House Site only

marginally exceeded the required comfort criteria, the measures required to mitigate this location

are expected to be minimal, with the proposed soft landscaping within the Keybridge House Phase

1 scheme on the thoroughfare and by Wandsworth Road expected to mitigate the windy conditions

at this location.

6.41 At balcony locations mitigation measures to provide more shelter to the balcony spaces were

tested in the wind tunnel during a mitigation workshop and have been included in the final design.

These measures comprised of balustrades of varying porosity and height, and 1.2m planters at the

lowest northern terrace.

6.42 With these mitigation measures in place all locations are suitable for the intended use.

Daylight, Sunlight and Overshadowing

6.43 The baseline scenario indicates that surrounding properties currently meet the required guideline

criteria, with the exception of some rooms within Keybridge House Phase 1.

6.44 A technical assessment was undertaken to ascertain the likely effect of the Development on the

amount of daylight, sunlight and overshadowing received by residential properties surrounding the

Site during Site preparation and construction and once the Development is complete and

operational. The assessment involved the creation and use of a 3D computer model of the existing

Site, Development and surrounding properties. The results were compared to the British Research

Establishment (BRE) Guidelines.

6.45 Whilst some existing properties would receive a minor to moderate reduction in daylight levels

resulting from the Development, the levels are considered acceptable for an urban location with a

large number of buildings.




6.46 With regard to overshadowing, whilst there are some deviations from the BRE Guidelines, the

amenity area assessed would receive direct sunlight at some part of the day in the summer

months, which is considered good and commensurate with an urban location.

6.47 Overall, the development is considered to result in effects ranging from insignificant to minor to

moderate adverse significance. However, the technical analysis undertaken demonstrated there

would be a good level of compliance with the BRE Guidelines and any areas which are not

compliant would still be consistent with the flexibility intended in the guidelines for an urban context.

No mitigation measures will be required in terms of daylight, sunlight and overshadowing as per the

ES Volume 1, Chapter 14: Daylight, Sunlight and Overshadowing.

Heritage, Townscape and Visual

6.48 The Site is not within a conservation area nor does it include any listed buildings. There are,

however, a number of heritage assets in the surrounding area, the significance of which could be

affected by the Development. This includes the Vauxhall Conservation Area which is adjacent to

the Site. The Site is within Townscape Character Area 6 (Nine Elms) which is considered to have

‘poor townscape value’ as a result of the current changes within the area as a result of emerging

tall buildings and high-density development from the VNEB OA. However, when completed, the

VNEB OA will feature large areas of open space and a whole new townscape.

Figure 5: View of the Development from South Lambeth Road at the existing Wyvil School

6.49 An assessment of the effect on built heritage, townscape and visual amenity has been carried out

using baseline images, with the Development proposals incorporated to provide a visual




representation of the Development in the context of the area. This has allowed a judgement to be

made as to the likely significant effects.

6.50 During Site Preparation and Construction, there are unlikely to be significant effects on built

heritage assets. In terms of townscape and visual amenity, it is considered that there would be

minor to moderate adverse effects on three townscape character areas (Nine Elms, South Lambeth

and Pimlico) and on some of the identified viewpoints. However, these would be temporary effects

caused by the construction activities. Effects on other identified townscape character areas and

viewpoints would be insignificant.

6.51 The construction of the Development is likely to give rise to a temporary, direct, effect of moderate

to minor significance on the Nine Elms townscape character area, in which the Site is located. It is

likely to have a temporary, indirect, adverse effect of moderate and moderate/minor significance on

the remaining identified townscape character areas of South Lambeth and Pimlico. There will be

insignificant effects on the other townscape character areas. This is seen as a necessary stage in

the redevelopment of the Site.

6.52 The construction of the Development will give rise to some significant adverse effects on the

identified viewpoints. This will be as a result of the visibility of tower cranes and site hoardings

which are necessary as a stage of redevelopment. The effect will be of moderate to minor

significance. There are also a number of views where there will be an insignificant effect on the

view.

6.53 Once the Development is complete and occupied, there is likely to a neutral effect on the Vauxhall

Conservation Area and a minor neutral effect on the St Mark’s Conservation Area as a result of the

Development.

6.54 In respect of conservation areas within the wider area, effects will be limited due to interposing built

form and distance to the Site. As such, the Development is likely to have no significant effect.

6.55 It is considered that there would be a significant beneficial effect on the Nine Elms and South

Lambeth townscape character areas once the Development is complete and operational as a result

of the high quality of design. There is likely to be an insignificant effect on other townscape

character areas.

6.56 The Development is likely to result in moderate beneficial effects on short to medium distance

views because of the high-quality design of the Development and the localised improvements to

the townscape. The Development is expected to have an insignificant effect on the other views

assessed as the building will be largely shielded by other buildings.

Cumulative Effects

6.57 Two types of cumulative effects have been considered:

Type 1 Effects: The combination of individual effects (for example noise, dust, and visual

effects) from one development (in this case, the Development) on a particular receptor; and




Type 2 Effects: The combination of effects from several developments (in this case, the

Development together with other reasonably foreseeable schemes (hereafter referred to as

‘cumulative schemes’)), which individually might be insignificant, but when considered together

could create a significant cumulative effect.

6.58 During demolition and construction, a combination of nuisance effects from noise and vibration

together with visual and DSO effects could be experienced. The implementation of environmental

control measures through a CEMP would minimise the nuisance effects on nearby receptors users

during demolition and construction.

6.59 The cumulative effects of the Development, together with other planned (or committed)

developments were assessed. In total, 16 cumulative schemes were considered and were agreed

with Wandsworth Borough Council through the Scoping process. The schemes were selected on

the basis that they were within 1km of the Site and have a floorspace of greater than 10,000m2

GEA or introduced new sensitive receptors near to the Site. The schemes comprise:

Vauxhall Square;

The Corniche (Hampton House, 20 Albert Embankment);

Battersea Power Station;

Vauxhall Cross Island;

Sainsbury Nine Elms Site;

Nine Elms Parkside – Royal Mail Site;

The Atlas (30-60 South Lambeth Road);

New Covent Garden Market Scheme;

One Nine Elms (Market Towers);

12-20 Wyvil Road;

The Residence (Christies Auctioneers, 40-42 Ponton Road);

Vauxhall Bondway (69-71 Bondway);

10 Pascal Street;

The Dumont, 22-29 Albert Embankment;

36-46 Albert Embankment; and

Eastbury House, 30-34 Albert Embankment.

6.60 During demolition and construction of the Development, similar works on the other cumulative

schemes would likely result in temporary minor to moderate adverse cumulative effects in terms of

traffic, air quality and noise and vibration. The implementation of environmental control measures,

such as a CEMP for the Development and the other planned developments, would minimise the

effects on the surrounding area during demolition and construction.

6.61 There is also likely to be an incrementally increasing effect in terms of DSO on Keybridge House

Phase 1 as a result of the Development and cumulative schemes.




6.62 The Development, along with the cumulative schemes are also likely to overlap in terms of

employment opportunities. This is considered to be a temporary beneficial effect.

6.63 The key cumulative effects of the Development once completed and operational, in conjunction

with the cumulative schemes are as follows:

Socio-economics: Minor to moderate beneficial effect on employment, housing delivery and

demand for open space. All other effects are considered to be insignificant;

Transportation and Access: Cumulative effects likely to be insignificant;

Air Quality: Temporary minor adverse effect on local air quality due to exhaust emissions from

construction traffic. All other cumulative effects likely to be insignificant;

Noise and Vibration: Cumulative effects likely to be insignificant;

Ground Conditions and Contamination: Cumulative effects likely to be insignificant;

Water Resources and Flood Risk: Moderate beneficial effects to flood risk are considered

likely. All other effects are expected to be insignificant;

Wind Microclimate: It is anticipated that there would be moderate beneficial effects at some

thoroughfare locations, and minor beneficial effects at some entrances within the

Development. All other effects are considered to be insignificant;

Daylight, Sunlight and Overshadowing: In terms of daylight, minor adverse effects are likely on

the Griffin Public House, and minor to substantial adverse effects are anticipated in 12 rooms

of the 470 units within the Keybridge House Phase 1 development. These effects are mainly

likely within lounge, kitchen and diner areas. With respect to sunlight, sun hours on the

ground, and overshadowing, the cumulative effect on amenity space within Keybridge House

Phase 1 is expected to be minor to moderate adverse. All other effects are expected to be

insignificant; and

Heritage, Townscape and Visual: As the completed proposed development is not visible in

distant views of the Site from the north, south, east and west and would have at worst a

moderate adverse effect on views during construction, its contribution to cumulative effects

would be negligible from these viewpoints. In closer views the proposed Development would

give rise to, at worst, moderate neutral effects, although in many instances when cumulative

schemes are considered, effects would be reduced by existing development and the presence

of cumulative schemes. The proposed development therefore has a very limited contribution to

the cumulative effects with the identified cumulative schemes.




7. What Will Happen Next?

7.1 Following the submission of the detailed planning application, there would be an opportunity for any

interested parties to comment on the proposals. The ES is available for viewing by the public on

LBL’s website: https://www.lambeth.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 provided below.

Comments on the planning application should be forwarded to the planning case officer at the

address given below:

Lambeth Borough Council

Phoenix House

First Floor

10 Wandsworth Road

London

SW8 2LL

7.2 Additional copies of the ES can be obtained from LBL at the above address or purchased from

Waterman on request (contact details below):

Waterman Infrastructure & Environment Ltd.

Pickfords Wharf

Clink Street

London

SE1 9DG

Tel: 020 7928 7888

Fax: 020 7928 3033

Email: [email protected]

keybridge phase 2 - iema · 1.1. keybridge house 2 llp (the ‘applicant’) is seeking to obtain...

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