north kensington gate south - iema kensington gate south redevelopment nts...accompany a detailed...

NORTH KENSINGTON GATE SOUTH

ENVIRONMENTAL STATEMENT

NON-TECHNICAL SUMMARY

September 2016

Our Ref: Q60157

NORTH KENSINGTON GATE SOUTH ENVIRONMENTAL STATEMENT Non-Technical Summary I Page 1

Contents

1 INTRODUCTION .................................................................................................................................. 2

2 EIA METHODOLOGY ........................................................................................................................... 5

3 SITE DESCRIPTION AND SETTING ....................................................................................................... 6

4 ALTERNATIVES .................................................................................................................................. 10

5 DESCRIPTION OF THE DEVELOPMENT ............................................................................................. 14

6 TRANSPORT ...................................................................................................................................... 20

7 NOISE AND VIBRATION .................................................................................................................... 22

8 AIR QUALITY ..................................................................................................................................... 24

9 LAND QUALITY.................................................................................................................................. 26

10 WATER RESOURCES AND FLOOD RISK ............................................................................................. 27

11 ARCHAEOLOGY ................................................................................................................................. 29

12 ECOLOGY .......................................................................................................................................... 30

13 WIND ................................................................................................................................................ 32

14 SOCIO-ECONOMICS .......................................................................................................................... 34

15 HERITAGE, TOWNSCAPE AND VISUAL EFFECTS ............................................................................... 35

16 CUMULATIVE EFFECTS ..................................................................................................................... 37

17 SUMMARY OF MITIGATION MEASURES & RESIDUAL EFFECTS ........................................................ 40

REFERENCES..................................................................................................................................................... 41


1 INTRODUCTION

This Non-Technical Summary (NTS) presents a summary of the findings of an Environmental Impact

Assessment (EIA) that has been undertaken on behalf of Aurora Developments Ltd. (the ‘Applicant’) to

accompany a detailed planning application for redevelopment of North Kensington Gate South (‘the Site’),

otherwise known as 115-129A Scrubs Lane, London, NW10. The Site is located within the boundary of

the Old Oak and Park Royal Development Corporation (OPDC) who are the local planning authority, as

shown in Figure 1.

Figure 1: Site Location

The redevelopment proposals include demolition of the existing buildings and erection of one tall building,

with a tower component reaching a maximum height of 22 storeys, alongside an eight-storey and six-

storey block and providing up to 20,329 square metres (m2) Gross External Area (GEA) of residential-led

floorspace (the ‘Development’), 33 car parking spaces, cycle parking, amenity space and landscaping.

Figure 2 shows a view of the Development from Mitre Bridge to the south of the Site.

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Figure 2: A view of the Development from Mitre Bridge (to the South of the Site)

The full EIA report, known as an ‘Environmental Statement’ (ES) assesses the effects of the proposed

Development and accompanies a detailed planning application submitted to the Old Oak and Park Royal

Development Corporation (OPDC). The ES has been prepared in line with the legal requirements of the

Town and Country Planning (Environmental Impact Assessment) Regulations 2011 (as amended)1,2. The

purpose of the ES is to inform decision making by presenting the likely significant effects that the

Development may have on the environment and how they will be avoided or reduced.

The EIA has been informed by the production of a number of technical studies which accompany the ES

and the planning application. The survey work and studies undertaken have been carried out by a


professional team led by Quod. The ES comprises three volumes, in addition to this Non-Technical

Summary:

Volume 1: Main document – provides the full text of the ES along with figures.

Volume 2: Heritage, Townscape and Visual Impact Assessment (including a Heritage Statement).

Volume 3: Appendices – contains technical surveys, reports and supporting documents to Volume 1.

The ES and all supporting material can be viewed in entirety at the offices of OPDC. Electronic copies of

the planning application and ES are available view on the Council’s website. Copies of the ES can also be

purchased from Quod. Please email [email protected] for further details or contact 020 3597 1000.


2 EIA METHODOLOGY

The purpose of the EIA is to identify how people and the environment could be affected by the

Development and to provide measures (often referred to as ‘mitigation’) that would avoid, minimise or

offset any negative effects.

An EIA Scoping Study was undertaken to establish the scope of the EIA and identify the issues which

needed detailed consideration in the ES. This study proposed that the following topics were scoped out

of the EIA: Daylight, Sunlight and Overshadowing; Solar Glare; and Waste.

An EIA Scoping Report (see Appendix 3.1 of ES Volume 3), which set out the proposed scope and content

of the ES, was provided to OPDC on 15th March 2016 together with a request for a scoping opinion on the

issues to be covered in the EIA process. A scoping opinion was received on the 26th April 2016 which

provided the OPDC’s comments on the proposed approach. This is provided in Appendix 3.2 of ES Volume

3 along with the project team’s responses. Further consultation has occurred with other statutory consults

since then, mostly in respect of clarifications on design changes and confirmation of assessment

methodologies, and the key correspondence is provided in Appendix 3.3 of Volume 3.

The ES considers the likely effect of the Development on its neighbours, local environment, local and

regional economy, as well as the wider area. The environmental effects of the Development are predicted

in relation to sensitive receptors, including human beings, built resources and natural resources. The

sensitive receptors considered in the ES include local residents and businesses, the adjacent Grand Union

Canal, nearby built heritage assets, road users, wildlife, construction workers and future occupiers of the

Site. Each topic assessment attaches a level of significance to the identified effects, i.e. either major,

moderate, minor or negligible. Short and long-term (temporary and permanent), direct and indirect

effects have been assessed. The following terminology has been used to express the nature of the effect:

adverse, negligible or beneficial.

‘Residual effects’ are defined as those that remain after mitigation measures have been implemented.

The significance of these has been identified using best practice and published standards. Where no

suitable guidance exists, professional judgment has been applied by the technical specialists.

The EIA Regulations require that ‘cumulative’ effects are also considered in the ES. A full description of

the cumulative effects of the Development is provided in Section 16 of this NTS.


3 SITE DESCRIPTION AND SETTING

The Site is located in north-west London, to the east of Scrubs Lane (see Figure 3). The Site’s planning

application boundary covers an area of 0.38 hectares (ha).

Figure 3: Site Boundary and Context

The existing Site comprises eight storage / industrial units, five of which front onto Scrubs Lane within a

single building and three of which are located at the rear of the Site, adjacent to the cemetery. These are

all two-storey buildings, primarily used for light industrial activities, such as car repair and maintenance

on the ground floor with storage and office use above. Access and egress for the Site occurs at various

points along the Scrubs Lane frontage. Figure 4 shows a view of the existing Site from the north west.

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St. Mary’s Cemetery

Tyre Depot

Waste

Management

Site

Waste

Management

Site

Cargiant


Figure 4: View of the Existing Site from the North West

Table 1 provides a summary of the land uses in the vicinity of the Site.

Table 1: Land Uses in Proximity to Site

Location Adjacent/Bordering Site Within 100m of Site Boundary Greater than 100m from Site boundary

North Commercial premises Commercial premises West Coast main line London Overground and Underground railway lines Residential estates

East St. Mary’s Cemetery Canadian War Memorial

St. Mary’s Cemetery Kensal Green Cemetery Residential estates

South A commercial tyre outlet (UK Tyre Exporter Ltd.)

Grand Union Canal (Paddington Branch)

Distribution and storage depots Wormwood Scrubs


Great Western main line and West London Line railways

West Scrubs Lane Waste management sites (Capital Waste Services Ltd. located at 104 Scrubs Lane and O’Donovan (Waste Disposal) Ltd. located at 108 Scrubs Lane)

London and North Western railway line

Cargiant depot (proposed for residential-led redevelopment and included within the cumulative assessment of effects (see Section 16 of this NTS))

As shown in Figure 5, the Site is not subject to any heritage designations. The Site abuts the St. Mary’s

Conservation Area with the Grand Union Canal Conservation Area also located in close proximity to the

south of the Site.

Figure 5: Heritage Assets and Conservation Areas

In addition to the proposed Development, a residential-led development is proposed to the north of the

Site at 93-97A to 99-101 Scrubs Lane, referred to as ‘North Kensington Gate North’. These proposals have

been developed by the same architectural practice as the Development and have been designed to

complement each other, but are being submitted by a different Applicant (Delta Holdings Ltd). The

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proposals for North Kensington Gate North and the Development are not linked by any financial, design

or planning mechanism and can both be delivered entirely independently from each other. For this

reason, the proposals for North Kensington Gate North are not considered to form part of the North

Kensington Gate South EIA Development and an EIA Screening Opinion was obtained from OPDC on this

basis (Ref: 16/0016/SCROPDC). The North Kensington Gate North scheme has been included within the

cumulative assessment of effects, as described further in Section 12 of this NTS.

It is proposed that the Old Oak and Park Royal Opportunity Areas will deliver a minimum of 25,500 new

homes and 65,000 jobs to make a major contribution to London’s growth. New infrastructure is proposed

to support this growth, with a new High Speed 2 (HS2) and Crossrail interchange and London Overground

railway stations due to be constructed in the area.


4 ALTERNATIVES

No alternative sites have been considered by the Applicant for the Development since the Site is allocated

for housing delivery between 2017 and 2021 within the OPDC Draft Local Plan. If the Site were not

developed and it were to remain in its current use, the delivery of 170 new homes, including affordable

housing, and new commercial space would not be realised which would be contrary to planning policy.

There would also be a loss of opportunity to improve the visual setting of the Site and address potential

ground contamination issues.

The proposed Development layout has remained relatively unchanged through the design evolution, with

the main building being located in the centre of the Site and the ‘tower’ component remaining at the

southern end of the Site. This layout provides an entrance point to the Old Oak Area and is designed to

enhance the southern entry point onto Scrubs Lane. Landscaping is proposed along the eastern boundary

of the Site to provide a buffer to the adjacent St Mary’s Conservation Area and Canadian War Memorial.

Key constraints for the Site include:

Townscape, visual and heritage issues due to the nearby conservation areas and heritage assets (and

associated views);

Noise and vibration conditions associated with local traffic, industrial uses and nearby railway lines;

and

An existing easement (right to access the Site) at the northern boundary of the Site.

The Grand Union Canal to the south and adjacent St. Mary’s Catholic Cemetery offer connections for

pedestrians and cycle routes’ east to central London. In the opposite direction Hythe Road offers

pedestrian and cycling routes to Willesden Junction and the proposed Old Oak Interchange and New

Hythe Road Station. The Development also offers the opportunity to improve the amenity and public

realm of Scrubs Lane and the setting of adjacent cemetery and Canadian War Memorial. The Site runs

north-south and sits at a natural high point creating the opportunity for panoramic views and morning to

evening sunlight.

The Interactive Map for OPDC3 shows the indicative masterplan and massing for future development

along Scrubs Lane. On the Site, it shows a tall building of circa 50 metres (m) announcing the new

development at Mitre Bridge with lower buildings at 8-10 stories. Further north, blocks are shown

stepping down to create a 4-5 storeys lining to the street opposite the proposed conservation area. The


initial scheme for the Development used the OPDC aspiration massing as a starting point from which the

design evolved.

Evolution of the design has primarily centred around the heights and massing of the building to accord

with the setting of the nearby heritage assets and sensitive views from the local area. Initial design

proposals incorporated 290 new residential units in a two tower building reaching a maximum height of

28 storeys. Figure 6 shows the initial design with a two tower building (August 2015).

Through a number of stages of consultation with OPDC, Old Oak Common and Park Royal Place Review

Group (OPRG) and other statutory bodies, the height and massing of the building was reduced to one

building with a 22-storey tower component providing 170 new residential units. Figure 7 and Figure 8

shows the design evolution of the massing of the Development.

Figure 6: Initial design incorporating a two tower building (August 2015)


Figure 7: December 2015 Scheme Figure 8: May 2016 Scheme

The architectural character of the Development is influenced by the character and materials of the

neighbouring cemeteries and local heritage assets. The materials used within the Development are

intended to weave together references from the adjacent cemeteries and industrial buildings.

Over the course of design development, the frame of the building became more pronounced in order to

create a stronger relationship with the materials used within the nearby Canadian War Memorial, the

Anglican Chapel and the rest of the cemetery. The ‘facades were developed to reflect the cemetery’s

material palette and the industrial heritage of the area to improve the visual setting of the Development.

A basement, extending beyond the footprint of the building above, has been incorporated into the design

of the Development. Different options of ramped access to the basement were considered with the most

suitable location found to be located at the foot of the tower since it was found to be the least disruptive

for the landscape and public realm. The proposals for the ramp were further refined in May 2015, when


a single lane ramp was included in the design. This was found to help to reduce the amount of inactive

frontage at the public space in front of the tower.

The design was developed through regular pre-application meetings with OPDC, London Borough of

Hammersmith and Fulham (LBHF), Oak Common and Park Royal Place Review Group as well as relevant

specialist consultants, local stakeholders and the local community.


5 DESCRIPTION OF THE DEVELOPMENT

The full planning application proposes the comprehensive redevelopment of the Site as a mixed-use,

residential led development. The key elements of the Development comprise:

Demolition of existing buildings;

Erection of one building including a ground floor mezzanine level, with a tower component reaching a

maximum height of 22 storeys, alongside an eight-storey and six-storey block;

170 new residential units (C3 Use) (60 x one bed units (35%), 78 x two bed units (46%) and 32 x 3 bed

units (195), with 600m2 Gross Internal Area (GIA) flexible ground floor commercial (A1/A2/A3/B1(a)

Use) and amenity associated car parking, amenity space, landscaping and infrastructure works on the

ground floor;

Parking for 33 cars (including 9 disabled spaces and one Car Club space) and 308 cycle spaces; and

Public realm improvements, including private and communal open space.

A selection of application drawings upon which the EIA is based, is included within Appendix 1.1 of ES

Volume 3. The Development comprises approximately 20,329 square metres (m2) Gross External Area

(GEA) (19,020m2 (GIA)) over 22 storeys.

The Development principally consists of one building comprising one tall tower of 22 storeys with two

lower-tiered components (eight and six storeys) and improvements to the surrounding public realm. The

Development seeks to respect the setting of the nearby Canadian War Memorial by increasing the open

space around the memorial and planting a hedge with a low wall and fencing to form a more natural

backdrop than the existing situation which currently comprises a brick wall.

Flexibility is being sought on the exact mix of commercial floorspace to directly engage with the public

realm and create a coherent built form and ‘active frontage’ on Scrubs Lane. Commercial uses will be

located on the ground floor.

The Development will incorporate a basement below the Site reserved for car parking, utilities and plant.

This will be accessed via a ramp located at the foot of the tallest building from Scrubs Lane. The basement

will reach a maximum depth of 4.6m below fixed floor level and will extend under the footprint of the

proposed building and a large portion of the proposed communal amenity space to the east of the Site.

Figures 9 and 10 show the proposed massing and ground floor layout of the Development.


Figure 9: Proposed Massing of the Development (West (Scrubs Lane) Elevation)

Source: Allies and Morrison Architects

NORTH KENSINGTON GATE SOUTH, 115-129A SCRUBS LANE ENVIRONMENTAL STATEMENT Non-Technical Summary I Page 16

Figure 10: Proposed Ground Floor Layout

Source: Allies and Morrison Architects

NORTH KENSINGTON GATE SOUTH, 115-129A SCRUBS LANE ENVIRONMENTAL STATEMENT Non-Technical Summary I Page 17

The Development will provide quality landscaping both within the public realm on Scrubs Lane and the

private communal spaces located at ground level and on the roof terraces. Figure 11 shows the proposed

amenity space, including proposed playspace.

Figure 11: The Proposed Amenity Space Masterplan

Figure 12: An Artist’s Sketch of the Proposed Public Realm situated along Scrubs Lane


The easement (access) route along the northern extent of the Site will be paved in a high quality material

and gated. A gate will be installed to allow light and views through the Development.

A key aspect of the communal garden in the north-eastern part of the Development is its relationship with

the Canadian War Memorial. The existing boundary wall will be set back from the edge of the Site to

provide space to comfortably walk around the memorial.

The private terraces on level six and eight have been designed to provide private amenity space where

residents can relax and enjoy outdoor space. Both terraces will provide seating and open areas, including

lawned areas, planting and trees with a light canopy. Within the level six terrace, a play area will be

provided with seating. The level eight terrace will provide a barbecue and dining area.

Approximately 185m2 of green roofs (with plantings of smaller sedums and grasses) will be provided on

level 22 and level nine. The green roofs will offer potential wildlife habitat and reduce rainwater runoff.

In total, 2,287m2 of communal amenity space will be delivered by the Development. This will come

forward through the private communal garden and the two roof terraces on the sixth and eighth storey.

Approximately 1,610m2 private amenity space will be provided within balconies associated with the

residential units.

Waste and recycling storage has been designed in-line with LBHF’s requirements as they will be the local

authority collecting the waste. Bin stores for the residential development are located in the basement.

Surface water from the Development will be discharged to the combined sewer via an attenuation tank.

This attenuation tank will reduce the rate that surface water enters the sewer from the existing situation,

therefore helping to reduce surface water flood risk.

A standalone Energy and Sustainability Statement is submitted with this planning application in line with

planning policy. The Development is proposing to achieve BREEAM ‘Excellent’ status.

An on-site Combined Heat and Power (CHP) engine will be installed within an Energy Centre which will be

located in the basement. The Development will have the ability to connect to the planned Old Oak

Common low carbon district heat network at the Site boundary. Mechanical ventilation and heat recovery

(MVHR) systems will provide summer cooling and filtering of the air entering the apartments. This is a low

energy ventilation solution that can reuse heat that will have otherwise have been lost.


There is adequate utility infrastructure in the local area to connect to the Development, including water

supply and sewer capacity. Connections for gas and electricity will be made and a sub-station will be

located on the ground floor of the Development, with a standby generator located in the basement.

Construction

It is anticipated that the Development would be fully built-out over an approximate two year period.

Commencement of demolition and construction works on-site is expected in early 2017 and the year 2019

is assumed as the full year of completion and occupation, although this may be subject to change.

A Construction Management Plan (CMP) would be prepared prior to the commencement of demolition

and construction works on-site and adhered to during all works to manage and minimise construction

effects. An outline CMP is provided as part of the ES. The CMP provides management procedures and

protocols to outline how the project will avoid, minimise or mitigate effects on the environment and

surrounding area during the demolition and construction phases.


6 TRANSPORT

The Site is situated on the eastern side of Scrubs Lane approximately 75m to the south of the junction

with Hythe Road and 25m north of the Mitre Bridge. Traffic count surveys were completed on Scrubs Lane

which, along with analysis of published datasets, helped establish the existing traffic conditions on the

local road network in the vicinity of the Site. An assessment was then undertaken to understand the

potential effects of the Development on driver delays, pedestrian delays, severance (e.g. crossing roads),

pedestrian amenity and accidents and safety in line with published standards.

During construction, the Development would lead to a maximum of 45 Heavy Goods Vehicle (HGV) trips

(one-way) per day to the Site over the 27 month construction period. This is an increase of approximately

15-16% on Hythe Road for approximately 10 weeks during the construction period and less than 10% on

road links beyond Hythe Road. These are low numbers in traffic terms and, as such, this is considered to

be a minor adverse effect. Measures to manage traffic disruption during construction would be carried

out by the construction contractor, such as setting traffic routes to and from the Site, scheduling deliveries

to avoid vehicles queuing for access onto the Site and cleaning of Site routes to reduce mud being

transferred onto public highways. These measures would be implemented as part of the Construction

Logistics Plan (CLP) (see Appendix 6.3 of ES Volume 3).

To understand the effects of the Development once it is fully occupied traffic modelling has been

undertaken for 2019 and 2026. This enables the assessment to account of the future year of opening with

and without the significant proposed changes in local public transport infrastructure as a result of the

wider regeneration of the local area, including the Crossrail, HS2 and new London Overground station

schemes.

Modelling indicates that there would be a reduction in the number of vehicles visiting the Site once

completed and occupied due to the Development having a relatively low number of car parking spaces

(only 33). There would also be a negligible increase in public transport and pedestrian movements. In

2026, when the proposed large-scale infrastructure developments are open to the public, the commuting

patterns are likely to see a shift to the use of rail services since the new railway stations will be within easy

walking distance. This would lead to associated reductions in bus use, walking and a lower demand for

travel by car. These predicted effects are all considered to be negligible.

A Travel Plan and Framework Delivery and Servicing Plan have been produced to ensure that any transport

related effects of the Development are mitigated and managed. Both documents are appended to the ES.


With the implementation of these plans, the Development is considered to result in negligible effects for:

severance; driver delay; pedestrian delay and amenity; fear and intimidation; accidents and road safety;

dust and dirt; and sustainable transport networks.


7 NOISE AND VIBRATION

Baseline noise monitoring in July 2015 provided data on the baseline noise environment, which was noted

to be typical of a busy urban centre that was dominated by road traffic, particularly from HGV movements

on Scrubs Lane (A219). Noise from nearby railway lines and industrial uses also contributes to the

background noise environment.

The sensitivity of all existing and future sensitive receptors is considered to be ‘medium’, with the adjacent

Canadian War Memorial classified as a ‘low’ sensitivity when not in use.

Construction noise effects were calculated using worst-case assumptions about the location of plant.

Along with sub-structure works at St. Mary’s Roman Catholic Chapel, construction noise will also have a

major adverse effect at the Canadian War Memorial. There will be moderate adverse construction noise

effects on residential dwellings along Scrubs Lane and at Cumberland House during all works and on

nearby canal boats during the demolition, sub-structure and superstructure works. However, mitigation

in the form of site hoarding, regular maintenance of plant, restricted hours of work and traffic routing will

ensure that noise emissions from the Site comply with appropriate British noise limit criteria. Nonetheless,

even with the inclusion of these measures, construction noise effects are likely to remain significant at

the Canadian War Memorial, although with a relatively short construction period these works are only

temporary. Demolition and construction works will also be ceased during ceremonies at the memorial.

Vibration levels have been set for construction of the Development and would be managed through the

CMP. As such, the effects on nearby receptors will be negligible.

Due to relatively small number of proposed parking spaces and the relatively high volume of traffic already

using Scrubs Lane, traffic noise from the Completed Development on existing sensitive is not considered

to be significant. The suitability of the Development for its future use is considered to be appropriate with

glazing and ventilation measures which will serve to reduce noise to acceptable levels.

Nearby industrial sources include the operation of a scrap yard by Capital Waste Services Ltd. and the

operation of a waste transfer station by O’Donovan Waste Disposal. These sources, including associated

lorry movements, will have notable adverse noise effects, especially on the lower floors of the

Development. As such, mitigation measures such as solid balustrades have been incorporated into the

design, especially for relevant balconies and external amenity areas.


Detailed specifications and locations of commercial fixed-plant items have not been provided at this stage.

However, based on existing levels of background noise at the nearest sensitive receptors, noise limits will

be set in accordance with the guidance advocated within relevant British Standards. Hence, the noise

from commercial fixed plant will be negligible on existing and future sensitive receptors.

Residential units will be designed to ensure that internal noise levels resulting from external noise

exposure will comply with internal noise level standards, so as to provide acceptable conditions for resting

in living rooms/dining areas during the day, and for resting and sleeping in bedrooms at night. Commercial

units will be well insulated and designed to provide acceptable conditions for work requiring

concentration. Accordingly, with appropriate acoustic design, the effect of noise of the completed

Development has been predicted to be negligible.

The Development provides public realm and external amenity space for residents and each dwelling will

have an outdoor balcony space. Roof terraces are also proposed on the sixth and eighth floors. Noise

calculations show that these spaces would meet the relevant guidance level for external amenity space.


8 AIR QUALITY

The Site is located in an Air Quality Management Area; the entire borough is designated for high levels of

nitrogen dioxide (NO2) and fine particulate matter (both PM10 and PM2.5). As such, an air quality

assessment was carried out to determine the likely effects of the Development. Traffic flow data for 2015

was analysed using a computer model which calculates and predicts the likely changes in local air quality.

The model predicted air quality concentrations for 2016 and 2019 to assess the potential effects of the

Development during demolition and construction and once complete and occupied. This also

incorporated the potential effects of emissions from the proposed CHP and boilers on nearby existing and

proposed residential dwellings and the nearby Kensal Green Crematorium.

In addition, an odour assessment was carried out to examine the likely influence of odours on the Site for

future residents in relation to three nearby waste transfer stations approximately 15m and 800m to the

west of the Site. No discern able odour was identified in on the Site and no significant effects were

identified. Therefore, there would be no loss of amenity to residents living in the Development in respect

of odour.

During demolition and construction works, dust would likely be generated by activities at the Site. The

amount of dust generation is influenced by the type of activity taking place and is therefore usually

temporary. Industry standard measures would be implemented by contractors on the Site to minimise

the risk of dust causing a potential nuisance for local residents. These measures would form part of the

CMP (see Appendix 5.1 of ES Volume 3 for the outline CMP) and would likely include damping-down

exposed surfaces, covering construction materials and stockpiles, sheeting material-laden vehicles leaving

the Site, and regular monitoring of the Site. With these measures in place, it is expected that there will be

a negligible effect on nearby sensitive receptors during the demolition and construction phase.

Exhaust emissions from construction plant would not be significant. As described in Section 6 of this NTS,

construction traffic is not anticipated to significantly add to local traffic flows (a maximum of 45 Heavy

Goods Vehicle movements per day).

Computer modelling of air quality effects from road traffic associated with the completed and occupied

Development showed that the additional traffic flows would result in a negligible effect on the

concentrations of NO2 and particulate matter at the existing receptors tested.


The Development has also been designed to have a minimal effect on air quality as it provides only 33 car

parking spaces, 308 cycle spaces and walking will be encouraged. As part of the ventilation strategy, the

building will be fitted with a particulates and nitrogen oxides filter to provide residents with clean air.

An Air Quality Neutral Assessment was carried out for the Development in relation to emissions associated

with the building and traffic. This demonstrated that the Development was below the respective

benchmarks and achieved air quality neutral standards.


9 LAND QUALITY

The assessment has been informed by a desk-based study which included a review of historical maps,

previous ground investigation and contamination risks on the Site. The assessment has focussed on how

construction of the Development would affect human health and natural resources.

The Site is currently occupied by a number of commercial/industrial businesses including workshops, a

hand car wash and vehicle repair businesses. Historical land uses on the Site include (but are not limited

to): foundries, coach works and vehicle repair depot. Information provided by LBHF indicates that a petrol

filling station was present on the Site in the 1950s. Surrounding historical land uses have included: a wharf,

railway land, a building depot, a rubber depot and a scrap yard. These historical uses mean that

contamination is likely to be present in the Made Ground and there is also a risk of pockets or buried

ground gas.

The geology of the Site comprises Made Ground (man-made material), underlain predominantly by clay.

This overlies a chalk aquifer– a layer of rock that can hold water – and creates a barrier that prevents

surface and shallow groundwater interacting with the aquifer. It is likely that the nearby canal has a hard

lining so that it is separated and cannot mix with the local groundwater. Intrusive investigation will be

carried out to inform the detailed design of the Development, the scope of which is currently under

discussion with LBHF Environmental Quality Officers.

During construction works, the primary risks to site users would be from any existing contamination

sources or presence of ground gases on-site, i.e. within the Made Ground, which could be mobilised by

demolition and construction activities. There is also a small risk associated with contamination from

construction works through spills and leaks. Mitigation measures which would be implemented through

further site investigation, appropriate remediation (if required) and adherence to the CMP (see Appendix

5.1 of ES Volume 3 for the outline CMP) would reduce potential land quality effects on all receptors from

the Development to negligible. These measures would include such procedures as correct storage for site

materials, dewatering procedures for basement excavation, use of personal protective equipment (PPE)

and good working practices in accordance with current guidelines.

The Development will remove approximately 7,500m3 of material for basement excavation and will

therefore remove significant quantities of potentially contaminated land. It is considered that the

potential for activities undertaken on the Site once the Development is completed and occupied to affect

land contamination are very limited.


10 WATER RESOURCES AND FLOOD RISK

The Site conditions in relation to water resources and flood risk have been established through records

information, Environment Agency flood maps and information from the Canal & River Trust (a charity who

look after the adjacent canal). A Flood Risk Assessment (see Appendix 10.1 of ES Volume 3) and Foul and

Surface Water Drainage Strategy (see Appendix 10.2 of ES Volume 3) have been prepared to provide an

assessment of the potential effects of the Development on the local water environment in‐line with

European and National legislation.

There are no rivers in the vicinity of the Site, however the Grand Union Canal is situated approximately

30m south of the Site. It is likely that the canal is puddle clay lined and therefore not connected to

groundwater, although this cannot be confirmed. Beneath the Site lies a groundwater aquifer at depth

(within the chalk). This is overlain by a deep layer of clay which prevents surface water and shallow

groundwater entering the chalk aquifer.

The Site lies within Flood Zone 1, which means it has a low risk of flooding from rivers, however surface

water flooding ‘hot spots’ are situated in the vicinity of the Site. This means that there is a potentially high

risk of surface water flooding following heavy rainfall events on the Site, Scrubs Lane and adjacent

premises as sewer capacity for excess sewer water is currently limited in the area.

In the absence of appropriate design, this surface flood water could potentially enter the basement and

ground floor levels of the building. There are no residential or other sensitive uses at basement levels.

However, suitable mitigation would be provided through the use of Sustainable Drainage Systems (SuDS)

such as green roofs and landscaping alongside a 90m3 on-site attenuation tank as a storage provision for

extreme volumes of excess surface water. In order to ensure that on and off-site surface water flooding

does not occur further analysis will be undertaken during the detailed design stage. It is likely that more

detailed surface water flood risk modelling will be required and this would provide guidance on the

potential incorporation of additional design measures. Potential design options include raising the level

of the ground floor level above the determined flood level and off-site improvements to the local

infrastructure.

During construction, there would be a risk of surface water pollution from general construction activity

(e.g. from sediment run-off during excavation of the Site) to the adjacent canal, local sewers and adjacent

sites. There is a small risk that sediment run-off could block sewers during the early phases of construction

which may temporarily increase the flood risk on-site. A series of measures would therefore be put in


place as part of the CMP to protect the Site and surface water receptors from existing contamination, dust

generation, spillages and sediment run-off from the Site. As such, these effects would be negligible.

Construction activities will require water supply and foul drainage. The volumes of water required and

foul sewage generated are likely to be small and to be over a short period when compared to the final

development and are not considered to be significant, i.e. negligible.

The construction of basements will require excavation below the water table and the use of foundation

piles. The London Clay provides a barrier to the downward migration of contamination and because the

piles will not penetrate the chalk, the protection provided will remain intact. However, basement

excavation will reduce the thickness of the London Clay beneath the Site, reducing the protection it

provides to groundwater at depth. Dewatering may be required during construction to control

groundwater entering the excavation. However, only limited shallow groundwater is likely to be present.

The effect on groundwater is therefore negligible.

The Development is likely to result in a significant increase in water demand due to the change from

industrial to residential use. The effect on water supply will be mitigated through water efficient fittings

and equipment in each dwelling, as well as through an intelligent control system which will include a smart

water meter and display in each home. Rainwater harvesting will be used to minimise water use on

landscaped areas. Water efficiency measures would reduce water demand and consequently foul sewage

flows. The residual effect on water supply would be minor adverse.

Once complete, the Development would discharge both surface water and foul water into the sewer

network at rates which are lower than the existing combined discharge rate. This would be achieved

through the use of an underground attenuation tank and SuDS which would manage the rate at which

surface water leaves the Site, reducing the flood risk. This reduction from the existing Site run-off rates

will also reduce the risk of flooding elsewhere, which would represent a minor beneficial effect. There

would also be an associated beneficial effect on emergency access.


11 ARCHAEOLOGY

A desk-based assessment of the archaeological records, historic maps and other sources as well as a site

visit have informed the assessment of effects on buried heritage assets from the Development. A built

heritage assessment is also submitted within this ES, and this aspect of assessment is discussed in Section

15 of this NTS.

There are no recorded buried heritage assets on-site although a total of 17 buried heritage assets were

identified within the 500m of the Site. The Site is not in an Archaeological Priority Area, although it is

understood that the adjacent St. Mary’s Cemetery is designated as an Archaeological Priority Area.

The construction of existing and previous buildings on the Site is likely to have disturbed a vast majority

of the Site. Buried archaeological remains that have survived are likely to be associated with industrial

activities occurring in the area during the late nineteenth and early twentieth century and would be of

local value and low heritage significance. The archaeological potential for the prehistoric, Roman, early-

Medieval and Medieval periods has been assessed as low and for the post-Medieval as low to medium.

Subject to agreement with the Greater London Archaeology Advisory Service, further archaeological

investigation would be carried out on the Site through a Written Scheme of Investigation or a project

watching brief. It is assumed this would be a monitoring exercise, carried out post-determination and

secured through a standard condition attached to the planning consent for the Site. This would ensure

that should unexpected significant remains be encountered appropriate mitigation can be undertaken if

required.

11.1.1 The residual effects of the demolition and construction of the Development is considered to be minor

adverse. No effects are anticipated once the Development is complete, therefore no mitigation

measures will be required.


12 ECOLOGY

The ecological conditions of the Site have been derived from the results of a desk study, field surveys, and

relevant published information.

There are no statutory nature conservation designations on or in close proximity to the Site. Wormwood

Scrubs Local Nature Reserve (LNR) is the closest statutory site, located approximately 185m to the south

of the Site.

There are 13 non-statutory Sites of Importance for Nature Conservation (SINCs) within a 1km radius of

the Site. The closest is St Mary’s Cemetery Site of Importance for Nature Conservation SINC, adjacent to

the east of the Site and designated for its native flora and habitats. The London Canals SINC is also located

in close proximity to the Site, approximately 15m to the south of the Site. The location of all these sites in

context of the Site is presented in Figure 13.

Figure 13: Ecological Designations in Vicinity of the Site


Following established ecological impact assessment guidance methods, ecological resources and features

(e.g. type of species habitat) have been given values based on a scale of geographic importance. For

example, ecological features of low intrinsic value would be considered to be of importance at a ‘site’

level, with resources of greater value progressing up the scale (local, district, county, regional, national

and international) as the value increases. No high value species were recorded on-site, although three

legally protected or otherwise notable species/species groups within the vicinity of the Site.

Although no bat species were recorded within the boundary of the Site, other data sources indicate

potential bat foraging activity in the area, both in the adjacent St Mary’s Cemetery and along the canal. A

sensitive lighting strategy has therefore been incorporated into the building design, limiting light spill from

the eastern and southern façades of the building. Although no breeding birds were identified on-site, to

ensure legal compliance, demolition and vegetation removal will be undertaken in such a way as to ensure

no active nests, eggs or dependent young are damaged or destroyed. Provision of nest boxes on the

proposed building has the potential to provide opportunities to nesting birds in the future although this

in unlikely to provide a significant uplift to local populations.


13 WIND

The meteorological data for the Site indicates that prevailing winds are from the south-west throughout

the year with secondary winds from the north-easterly direction, particularly during spring.

The wind microclimate around the Site at ground level with existing surrounds during the windiest season

would be generally acceptable for sitting, standing and leisure walking at various locations across the Site.

However, the construction of the Development has been shown to significantly affect this wind

microclimate.

Conditions at thoroughfare locations accessing the Site are generally found to remain constant or

deteriorate slightly. Thoroughfares through the Development experience significant negative effects at

individual receptors, especially on the roadway at the northern end of the Site. However, the inclusion of

design measures such as a 50% porous gate to the east and west of access route provide sufficient

mitigation to reduce these increased wind effects to acceptable levels for intended use.

Entrance locations will generally experience conditions suitable for the intended pedestrian use with

isolated receptors on Scrubs Lane and the northern roadway requiring mitigation. This will be in the form

of street trees and the inclusion of a 50% porous gate as described above which will provide minor

beneficial effects.

Ground level and terrace amenity spaces generally display a mixture of sitting and standing conditions

during the summer season when these areas are expected to be used, with the exception of the south-

western corner of the terrace on Level 6. A screen or dense hedge/shrubs approximately 2m in height

would mitigate these effects. Amenity space at the southern boundary of the Site is windier than would

be suitable for amenity use. However, design measures such as inclusion of a solid screen (approximately

2m in height) have been developed to reduce wind speeds to suitable levels.

Strong winds that exceed the wind speed thresholds of Beaufort Force 6 (B6) occur at multiple locations

on the completed Development with cumulative schemes in-situ. There are also a number of locations

that observe up to 3.5 hours of Beaufort Force 7 per year. Mitigation measures have been developed to

reduce wind speeds and remove pedestrian safety concerns. This includes the use of screens and porous

gates at ground floor level and landscaping, screens and the use of balustrades and glazed screens and

canopies on terraces.


With design measures in place strong winds are reduced to occasional B6 which are infrequent and not

expected to cause nuisance to pedestrians on thoroughfare locations. All receptors are in amenity spaces

not expected to be used frequently during the windiest season. As none of these hours are recorded

during the summer season these winds are not anticipated to present an impact on pedestrian safety or

cause a nuisance to occupants.

Overall, wind conditions would be suitable for or calmer than required for the intended pedestrian use.


14 SOCIO-ECONOMICS

Baseline socio‐economic conditions have been established through the interpretation 2011 Census Data,

Business Register and Employment Survey, Indices of Multiple Deprivation, Claimant Count Data and

other available sources.

The Site falls within a neighbourhood which is among the 20% most deprived areas in England. Existing

land uses are primarily for light industrial activities including car repair and maintenance on the ground

floor with offices and storage above. It is estimated that there could be approximately 40 Full Time

Equivalent (FTE) jobs on-site. Unemployment levels are slightly higher than the regional average.

Construction of the Development is estimated to generate approximately 70 permanent FTE construction

jobs over the course of the project. However, with the demolition of existing commercial premises, there

is also the potential for a loss of existing jobs on-site, although these businesses are likely to relocate

locally. Therefore, the effect of construction employment is considered negligible at all spatial scales. The

proposed new commercial floorspace would accommodate up to 30-35 FTE jobs, which is a small decrease

on the existing number but considered a negligible effect at all spatial scales.

The construction of 170 new homes on a site that currently has no housing stock, represents 8.1% of the

OPDC’s draft local policy delivery target of 2,100 homes for the five years 2017-2021. This would be a

permanent moderate beneficial effect at the local, wider impact area (i.e. OPDC area) and district levels.

The Development is projected to generate a population of approximately 300 people, of which 39 would

be children. This would place additional demands on local amenities including primary healthcare,

education facilities and playspace. This is predicted to be negligible at all spatial levels for all effects,

except for primary education which is considered a minor adverse effect at the local and wider impact

area levels. However, the Applicant would agree to pay Section 106 obligations and Community

Infrastructure Levy towards the delivery of the OPDC’s strategic objectives for healthcare and education

provision as part of the planning consent. This would reduce this potential effect to negligible as the local

provision for primary education increases.

The Development is predicted to have moderate beneficial effects in respect of household spending and

minor beneficial effects on crime and safety at the local level due to the improved physical environment.


15 HERITAGE, TOWNSCAPE AND VISUAL EFFECTS

The Site is not of high townscape or heritage value, currently comprises of storage and industrial buildings

used for car repair and maintenance. As shown in Figure 5, the Site is situated adjacent to St Mary’s

Conservation Area (CA). The Grand Union Canal CA is located approximately 30m to the south of the Site

and the Kensal Green (All Souls) Cemetery Grade I listed Registered Park and Garden is located 225m to

the east of the Site. A proposed Conservation Area (Cumberland Park Factory Conservation Area) is

located approximately 50m to the north of the Site.

Demolition and construction works would have moderate to minor adverse impacts on Kensal Green (All

Souls) Cemetery Registered Park and Garden, St Mary’s CA and the Grand Union Canal CA. However, with

a relatively short construction period of approximately two years these works would only be temporary

and construction hoarding would limit these effects.

There are no statutory listed buildings of special architectural or historic interest within the Site. However,

there are a number of listed buildings within the surrounding area of the Site, with the closest being the

Grade II listed Mortuary Chapel of Conde De Bayona Marques De Misa approximately 280m north-east of

the Site. It is not considered that demolition and construction works will have significant effects on these

assets. Once completed, the Development is considered to have a negligible effect on all listed buildings,

with only moderate to minor adverse effects on St. Mary’s CA and Kensal Green (All Souls) Cemetery

Registered Park and Garden.

Views from within the Site are largely restricted to short range by the surrounding built form to the north,

east and west, with views from the south encompassing the Grand Union Canal that runs beyond the

southern boundary of the Site. Representative views have been established at agreed viewpoints through

consultation with the OPDC and Historic England in order to recognise and assess the likely effects of the

Development on the identified visual receptors.

Demolition and construction works would have a range of effects on these views ranging from minor to

moderate adverse, with the ones closest to the Development having the most significant effect. Longer-

distance views have more obstructions due to existing buildings and there tends to be a lesser degree of

change of effect. Once completed, the Development is considered to have beneficial effects on all views

from where visible due to the high architectural design and high-quality palette of materials which

respond to elements of the existing and emerging local context of Old Oak Opportunity Area, as set out


in the OAPF. The Development will also introduce a high quality public realm along with public open space

and create clear urban blocks with active frontages.


16 CUMULATIVE EFFECTS

The EIA Regulations require consideration of cumulative effects which include:

Potential effects from interactions of individual effects during the demolition and construction phase

of the Development; and

Effects which could arise from other schemes planned in the local area.

There is the potential for effects to occur during the construction stage of the Development, to nearby

receptors. Individual effects that have the potential to interact are largely related to noise from the

construction works and the slightly increase in traffic flows due to construction traffic. When these effects

are combined they could potentially create adverse (albeit temporary) combined effects on the identified

receptors.

This adverse cumulative effect from will occur throughout the demolition and construction programme,

however the effect experienced by the receptors will vary as works progress around the Site. These effects

would however be temporary over the period of construction and are typical for a project of this nature.

The Applicant has committed to implementing a Construction Management Plan (CMP) and Construction

Logistics Plan (CLP) which will manage and minimise effects where possible.

The assessment has examined the potential for impacts to arise from overlapping construction periods

with other schemes in the area. It has also examined the potential for impacts to arise in the long term

from traffic generated by the different schemes and from the physical presence of other schemes. The list

of schemes considered were agreed with the OPDC and are shown in Figure 14.

The assessment concluded that there would be short term cumulative effects arising during the

construction period of the following schemes in the vicinity, but that these would be controlled through

measures such as CMPs and CLPs for each scheme:

Old Oak Common Rail Depot;

Land at Old Oak Common including, Hythe Road, The Grand Union Canal, Salter Street and Station

Approach (Old Oak Park/Cargiant site);

Land to East of Old Oak Common Lane, London;

Woodlands, 80 Wood Lane, W12 0TT; and


Former Dairy Crest Site Land Beneath and Bounded by Westway and West London Railway Line and

adjoining 58 Wood Lane, London, W12.

For the completed Development, the assessment concluded that no adverse long term or permanent

effects are anticipated to occur as a result of Development and the other schemes identified in the vicinity.

The key points of the assessment are as follows:

Cumulative schemes were included in the future assessment years of 2019 and 2026 and cumulative

effects on road traffic would be negligible.

New services proposed within the OAPF will be provided on at least three rail corridors; Crossrail, HS2,

and London Overground which will be within walking distance of the Site, thereby reducing demand

on the bus network.

Cumulative schemes were included in the future year of 2026 modelled in the noise and air quality

assessments and the Development would not give rise to significant cumulative effects.

Should remediation of sites occur as part of the cumulative schemes due to identified contamination,

this will add to the beneficial impact of improving land quality in the local area.

All cumulative schemes would be required to reduce water consumption and improve how surface

water drainage is discharged which would lead to a beneficial effect on local flood risk from surface

water.

No adverse cumulative effects have been identified in relation to archaeology as all schemes would

implement appropriate mitigation in line with planning requirements.

The cumulative schemes landscape proposals will result in an overall ‘greening’ of the local area and

wildlife habitat in line with planning policy therefore leading to beneficial effects on local ecology

The cumulative effects of North Kensington Gate North scheme on wind microclimate has little

discernible effect.

Overall the cumulative schemes, along with the Development, would deliver new housing, new

transport infrastructure and generate employment meeting local and regional government targets

set for the area. Together, these would have a combined permanent major beneficial effect at a local

and district level in terms of socio-economic receptors. The effect would be minor beneficial at a

regional level. Planning conditions, on-site provision and off-site payments would ensure that any

adverse effects are mitigated.

The significance of the cumulative effects on the identified heritage assets will range from neutral /

negligible with minor adverse effects on the St Mary’s Conservation Area and minor to moderate


adverse on the Kensal Green (All Souls) Cemetery Grade 1 listed Registered Park and Garden; on the

townscape character areas they will range from moderate to minor beneficial; and, for the

representative views substantial beneficial to no effects will remain.

Figure 14: Location of Developments Considered in Cumulative Assessment


17 SUMMARY OF MITIGATION MEASURES & RESIDUAL

EFFECTS

The ES includes a summary of the proposed mitigation measures and residual effects for all the topics

considered. A thorough assessment has been undertaken of the likely significant environmental effects of

the Proposed Development.

During construction, some adverse effects will be occur during the construction programme of two years,

although these effects are temporary and the majority would be adequately mitigated through

implementation of the CMP. With mitigation in place, minor adverse effects are expected in relation to

construction traffic on the local road network, on buried heritage assets and the setting of St. Mary’s

Conservation Area, Kensal Green (All Souls Cemetery) Registered Park and Garden, the setting of certain

townscape character areas and local representative views.

Once constructed and occupied, the Development is expected to have a beneficial effects on housing

stock at a local and district level, flood risk, wind conditions at throughfares and entrances, household

spending, crime, safety and the setting of townscape character areas and local views. The only residual

adverse effects once the Development is complete are predicted to be minor adverse effects the setting

of St. Mary’s Conservation Area and minor to moderate adverse effects on the Kensal Green (All Souls

Cemetery) Registered Park and Garden.


REFERENCES

1 Her Majesty’s Stationery Office (HMSO), 2011, The Town and Country Planning (Environmental Impact Assessment) Regulations 2011, The Stationary Office.

2 HMSO, 2015, The Town and Country Planning (Environmental Impact Assessment) (Amendment) Regulations 2015, The Stationary Office.

3 OPDC, 2016. Interactive Map for Old Oak and Park Royal Development Corporation. Available online: https://www.london.gov.uk/about-us/organisations-we-work/old-oak-and-park-royal-development-corporation-opdc/about-opdc/opdc-2?source=vanityurl

https://www.london.gov.uk/about-us/organisations-we-work/old-oak-and-park-royal-development-corporation-opdc/about-opdc/opdc-2?source=vanityurl

https://www.london.gov.uk/about-us/organisations-we-work/old-oak-and-park-royal-development-corporation-opdc/about-opdc/opdc-2?source=vanityurl

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