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REGENERATION RETHOUGHT

MORDEN WHARF.

SUSTAINABILITY STATEMENT

Intended for

U+I Plc

Date

May 2020

Project Number

162000199

MORDEN WHARF

SUSTAINABILITY

STATEMENT/BREEAM

PRE-ASSESSMENT

MORDEN WHARF

SUSTAINABILITY STATEMENT/BREEAM PRE-

ASSESSMENT

Ramboll

240 Blackfriars Road

London

SE1 8NW

United Kingdom

T +44 20 7808 1420

www.ramboll.co.uk

Project No. 162000199

Issue No. 04

Date 05/05/2020

Made by Diana de Bastos

Checked by Ali Hamdoun

Approved by Ali Hamdoun

Made by: Diana de Bastos

Checked/Approved by: Ali Hamdoun

This report has been prepared by Ramboll Environment and Health UK Limited with all

reasonable skill, care and diligence, and taking account of the Services and the Terms

agreed between Ramboll Environment and Health UK Limited and the Client. This

report is confidential to the Client, and Ramboll Environment and Health UK Limited

accepts no responsibility whatsoever to third parties to whom this report, or any part

thereof, is made known, unless formally agreed by Ramboll Environment and Health

UK Limited beforehand. Any such party relies upon the report at their own risk.

Ramboll Environment and Health UK Limited disclaims any responsibility to the Client

and others in respect of any matters outside the agreed scope of the Services.

Version Control Log

Revision Date Made by Checked by Approved by Description

00 11/12/2018 DB AS AS DRAFT

01 30/09/2019 DB AH AH Draft revision

02 14/01/2020 DB AH AH Revision



Sustainability Statement/BREEAM Pre-Assessment

Morden Wharf

CONTENTS

EXECUTIVE SUMMARY I 1. INTRODUCTION 1

Background 1 Objectives 2

2. PLANNING POLICY REQUIREMENTS 4 National Policy Context 4 Regional Policy Context 4 Local Planning Context 9 Summary of planning policy requirements 13

3. SUSTAINABILITY APPRAISAL 15 Approach and methodology 15 Energy and CO2 emissions 15 Transport 16 Water 17 Materials and Supply Chain 17 Waste 18 Ecology 18 Pollution 19 Wellbeing 19 Benchmarking 20

4. CONCLUSIONS 21

APPENDICES

Appendix A Sustainability Checklist

Appendix B

BREEAM Pre-Assessment


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i

EXECUTIVE SUMMARY

This Sustainability Statement sets out the environmental sustainability strategy for the proposed

development at Morden Wharf, within the administrative boundary of the Royal Borough of

Greenwich.

The report details the approach that the applicant and the design team have agreed, to achieve a

high standard sustainable development and outlines the features that will be included in the project

design, as well as the measures that will be implemented during the construction and operation

stages.

The Proposed Development would be constructed to the current Building Regulations which govern

the standards the Morden Wharf development would have to meet. Further requirements are set

out in the National Planning Policy Framework, which are transposed at a regional and local level

to reflect the needs and priorities of specific communities. At regional level, the London Plan (2016)

and the Intend to Publish London Plan (2019) have set out the sustainability objectives for the

development. Within the Royal Borough of Greenwich (RBG), consideration has been given to the

Royal Greenwich Local Plan – Core Strategy with Detailed Policies (2014).

The Proposed Development’s performance against policy, industry best practice and standards, has

been considered across its full lifecycle. This covers the design, construction and operation of the

Proposed Development and includes eight thematic areas: Energy and CO2 emissions, water,

materials, waste, pollution, health and wellbeing, ecology and transport.

The purpose of the Sustainability Statement is to provide an independent verification that the

design of the proposed development is in accordance with the sustainability objectives of relevant

planning policy at all levels and is a ‘good practice’ example for sustainable design.

A review of the proposed development’s sustainability targets against the planning objectives and

best practice identifies the opportunities and constraints of the site and sets the targets for the

design team. The sustainability appraisal demonstrates that the Morden Wharf development would

meet the key policy objectives by incorporating relevant measures for each of the nine thematic

areas.

An initial BREEAM New Construction 2018 pre-assessment review indicates a score of 75.10% is

achievable for the warehouse area, 74.60% is achievable for the office areas and 73.80% may be

achieved for the retail spaces. These scores translate into a BREEAM rating of “Excellent” and allow

for a margin between the targeted score and the threshold score of approximately 4 to 5%.

By undertaking this sustainability appraisal at this stage of the project, the potential for sustainable

development is maximised.

For the outline element of the hybrid planning application the sustainability statement will be

developed further as reserved matters applications come forward.


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1. INTRODUCTION

Background

This Sustainability Statement has been prepared by Ramboll Environment and Health UK Ltd

(Ramboll) to accompany a hybrid planning application for the development of Morden Wharf,

Greenwich Peninsula. The application is submitted on behalf of Cathedral (Greenwich Beach) Ltd

and Morden College.

A map showing the application site’s boundary is in Figure 1.1.

Figure 1.1: Site Location and Planning Application Redline Boundary

Hybrid planning application for:

Outline planning permission with all matters reserved, for the demolition of existing on-site

buildings and structures (except the Southern Warehouse) and phased mixed-use

redevelopment comprising:

• up to 1,500 residential dwellings;

• up to 17,311 (sqm GIA) of commercial floorspace (Class A1/A2/A3/A4/B1/B1c/

B2/B8/D1/D2);

and associated:

• car and cycle parking;

• public realm and open space;

• hard and soft landscaping;

• highway and transport works; and

• associated ancillary works.

And detailed planning permission for: change of use of part of the Southern Warehouse from

Class B1c/B2/B8 to B1c/B2/B8/A3/A4; refurbishment (including mezzanines) and external


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alterations to part of the Southern Warehouse; change of use of the Jetty to public realm and

installation on the Jetty of Gloriana Boathouse (use class D1/D2); access; landscaping and public

realm works including new river wall and upgraded Thames Path.

Objectives

The aim of this report is to set out the environmental sustainability strategy for the proposed

development, within the administrative boundary of the RBG. The report details the approach that

the applicant and the design team have agreed to achieve a high standard sustainable development

and outlines the features that will be included in the project design as well as the measures that

will be implemented during the construction and operation stages. The proposed new development

aims to satisfy the requirements of the current regional and local planning policy and exceed

building regulations requirements wherever it is technically, functionally and economically feasible.

The proposed development comprises a detailed component and an outline component. The

strategies outlined in the Sustainability Strategy have been set out based on:

Detailed component:

• Detailed planning application drawings; and

• Detailed area schedule, including industrial retail/leisure and community/cultural uses.

Outline component:

• Parameter Plans;

• Design Code; and

• Maximum Area Schedule; and

• Indicative Residential Unit and Tenure Mix Schedule.

Given the flexibility being sought in respect of the Area Schedule for the proposed development,

the Sustainability Assessment has therefore been based on reasonable worst-case scenarios, and

where information has not been available for the outline component, reasonable assumptions have

been set based on professional experience of developments of a similar type and scale, as well as

professional judgement.

The environmental performance of the new build non-residential elements proposed within the

development are further demonstrated via the BREEAM pre-assessments targeting an Excellent

rating. Section 2 Planning policy requirements presents an overview of the relevant environmental

sustainability related planning policy requirements.

The sustainable design and construction alongside the energy and CO2 saving measures being

proposed for the Morden Wharf development are discussed in section 3 Sustainability Strategy.

The sustainability measures utilised by the project have been categorised as follows:

• Energy and CO2 emissions

• Water

• Materials

• Waste

• Pollution

• Health and Wellbeing

• Ecology

• Transport

The carbon emissions savings for the non-residential and residential elements of the development

are presented in line with the Greater London Authority’s (GLA’s) guidance on preparing energy

assessments, version October 2018 as two separate Energy Strategy reports:

• Outline Element – Energy Strategy prepared to cover the mixed use redevelopment

• Detailed Element – Energy Strategy prepared to cover the Southern Warehouse (SW1 and

SW2)


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The design has also been informed by the credit requirements of the BREEAM New Construction

2018 assessment tool, and the commitment to achieve a BREEAM rating of ‘Excellent’ for non-

residential new build. Further information on the BREEAM score can be found in the BREEAM Pre-

assessment report.


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2. PLANNING POLICY REQUIREMENTS

The following documents form the current planning policy:

• National Planning Policy Framework (NPPF), updated February 2019.

• The London Plan (LP) – Consolidated with alterations since 2011, published in March 2016.

• Intend to Publish London Plan 2019

• Sustainable Design and Construction Supplementary Planning Guidance (SPG), published in

April 2014.

• Energy Assessment Guidance, October 2018.

• Royal Greenwich Local Plan: Core Strategy with Detailed Policies (2014)

• Greener Greenwich Supplementary Planning Document (2014)

National Policy Context

2.1.1 National Planning Policy Framework 2019

The National Planning Policy Framework1 (NPPF) is a key part of the Government’s reforms to make

the planning system less complex and more accessible, to protect the environment and to promote

sustainable growth. It sets out the Government’s planning policies for England and how these are

expected to be applied. The NPPF replaced a suite of National Planning Policy Statements, Planning

Policy Guidance Notes and some Circulars.

This document does not contain any specific environmental sustainability and energy targets.

Regional Policy Context

2.2.1 The London Plan, consolidated with alterations since 2011

The London Plan (LP) published in March 20162 consolidated with revised alterations since 2011

sets out the spatial development strategy for London. The LP published in 2011 superseded the

previous March 2008 Version. Subsequent Revised Early Minor Alterations were published in

October 2013, followed by Further Alterations to the London Plan (FALP) published on March 2015,

and Minor Alterations to the Housing and Parking Standards are incorporated into the London Plan

published on March 2016.

It is the overall strategic plan for London, setting out an integrated economic, environmental,

transport and social framework for the development of the capital to 2036. It forms part of the

development plan for Greater London. London borough’s local plans need to be in general

conformity with the London Plan, and its policies guide decisions on planning applications by

councils and the Mayor.

With regard to sustainable development the following policies are relevant:

1 Communities and Local Government, (2019), National Planning Policy Framework 2 Greater London Authority, (2016), The London Plan (The spatial Development Strategy for London

Consolidated with Alterations since 2011).


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Policy 5.2, Minimising Carbon Dioxide Emissions, requires all development proposals to make the

fullest contribution to minimising carbon dioxide emissions in accordance with the following energy

hierarchy: (a) Be lean: use less energy, (b) Be clean: supply energy efficiently, (c) Be green: use

renewable energy.

All non-domestic buildings are required to meet the targets outlined in the current building

regulations and be Zero Carbon after 2019.

All domestic buildings are required to achieve a 40% improvement on Part L 2010 by 2013 and to

be Zero Carbon from 2016 onwards. Further details are provided in the Energy planning guidance,

published March 2016 (see paragraph 2.4 of the report).

The CO2 reduction targets should be met on-site. Where it is clearly demonstrated that the specific

targets cannot be fully achieved on-site, any shortfall may be provided off-site or through a cash-

in-lieu contribution to the relevant borough to be ring fenced to secure delivery of CO2 savings

elsewhere.

Policy 5.3, Sustainable Design and Construction, requires development proposals to demonstrate

that sustainable design standards are integral to the proposal, including its construction and

operation, and ensure that they are considered at the beginning of the design process.

Major development3 proposals should meet the minimum standards outlined in the Mayor’s

supplementary planning guidance (SPG). These standards include measures to achieve other

policies in the LP and the following sustainable design principles:

a) Minimising CO2 emissions across the site, including the building and services (such as

heating and cooling systems)

b) Avoiding internal overheating and contributing to the urban heat island effect

c) Efficient use of natural resources (including water), including making the most of natural

systems both within and around buildings

d) Minimising pollution (including noise, air and urban run-off)

e) Minimising the generation of waste and maximising reuse or recycling

f) Avoiding impacts from natural hazards (including flooding)

g) Ensuring developments are comfortable and secure for users, including avoiding the

creation of adverse local climatic conditions

h) Securing sustainable procurement of materials, using local supplies where feasible

i) Promoting and protecting biodiversity and green infrastructure

Policy 5.6, Decentralised Energy in Development Proposals, requires development proposals to

evaluate the feasibility of Combined Heat and Power (CHP) systems, and where a new CHP system

is appropriate also examine opportunities to extend the system beyond the site boundary to

adjacent sites.

Major development proposals should select energy systems in accordance with the following

hierarchy:

a) Connection to existing heating or cooling networks

b) Site wide CHP network

c) Communal heating and cooling

Potential opportunities to meet the first priority in this hierarchy are outlined in the London Heat

Map tool. Where future network opportunities are identified, proposals should be designed to

connect to these networks.

Policy 5.7, Renewable Energy, requires, within the framework of the energy hierarchy, all major

development proposals to provide a reduction in expected CO2 emissions through the use of on-

site renewable energy generation, where feasible.

3 Major (non-domestic) developments are considered those with floor space of 1000m2 or more (or the site

area is 1 hectare or more). Therefore, policies referring to Major developments will be applicable to this

development.


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Policy 5.15, Water Use and Supplies, requires that residential developments are designed so that

the mains water consumption meets a target of 105 litres or less per head per day (excluding an

allowance of 5 litres per head per day for external water consumption).

In the LP (clause 5.42) there is a presumption that all major development proposals will seek to

reduce CO2 emissions by at least 20% through the use of on-site renewable energy generation,

where feasible.

The LP also includes Policies 2.18 Green Infrastructure: The Network of Open and Green Spaces,

3.2 Improving Health and Addressing Health Inequalities, 5.5 Decentralised Energy Networks, 5.9

Overheating and Cooling, 5.10 Urban Greening, 5.11 Green Roofs and Development Site Environs,

Policy 5.12 Flood Risk Management, 5.13 Sustainable Drainage, 5.14 Water Quality and

Wastewater, 5.17 Waste Capacity, 5.18 Construction, Excavation and Demolition Waste, 5.19

Hazardous Waste, 5.21 Contaminated Land, 5.22 Hazardous Substances and Installations, 6.9

Cycling, 6.10 Walking, 6.13 Parking, 7.14 Improving Air Quality, 7.15 Reducing Noise and

Enhancing Soundscapes, 7.19 Biodiversity and Access to Nature, and 7.21 Trees and Woodlands.

These policies do not contain any specific environmental sustainability targets.

2.2.2 Intend to Publish London Plan (2019)

Whilst the current London Plan 2016 (The London Plan consolidated with alterations since 2011) is

still the adopted Development Plan the Intend to Publish London Plan is a material consideration in

planning decisions.

A draft new London Plan was published by the Mayor for consultation in December 2017. The

consultation period ended on Friday 2 March and the Draft London Plan (LP)4 showing minor

suggested changes was published in August 2018. The draft London Plan has been considered by

a formal Examination in Public in January 2019 and in December 2019, the Mayor issued to the

Secretary of State his intention to publish the London Plan along with a clean and tracked version

of the Intend to Publish London Plan.The adoption of the New London Plan is expected in March

2020. It is capable of being a material consideration in the determination of planning applications.

With regard to sustainable development the following policies are related:

Policy SI1, Improving air quality, states that development proposals should not:

a) lead to further deterioration of existing poor air quality

b) create any new areas that exceed air quality limits, or delay the date at which compliance will

be achieved in areas that are currently in exceedance of legal limits

c) reduce air quality benefits that result from the Mayor’s or boroughs’ activities to improve air

quality

d) create unacceptable risk of high levels of exposure to poor air quality

Major development proposals must be at least air quality neutral and be submitted with an Air

Quality Assessment.

Policy SI2, Minimising Greenhouse Gas Emissions, requires that major development should be net

zero-carbon. This means reducing carbon dioxide greenhouse gas emissions from construction and

operation, and minimising both annual and peak energy demand in accordance with the following

energy hierarchy: Be lean, Be clean, Be green and Be Seen: monitor, verify and report on energy

performance.

Major development proposals should include a detailed energy strategy to demonstrate how the

zero-carbon target will be met within the framework of the energy hierarchy and will be expected

to monitor and report on energy performance.

In meeting the zero-carbon target a minimum on-site reduction of at least 35 per cent beyond

Building Regulations is required for major developments.

4 Greater London Authority, (2018), The Draft London Plan (showing minor suggested changes July 2018)


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Residential developments should aim to achieve 10 per cent, and non-residential development

should aim to achieve 15 per cent through energy efficiency measures.

Where it is clearly demonstrated that the zero-carbon target cannot be fully achieved on-site, any

shortfall should be provided, in agreement with the borough, either: 1) through a cash in lieu

contribution to the relevant borough’s carbon offset fund, and/or 2) off-site provided that an

alternative proposal is identified, and delivery is certain.

Policy SI3, Energy Infrastructure, requires that major development proposals within Heat Network

Priority Areas should have a communal low-temperature heating system, the heat source for the

communal heating system should be selected in accordance with the following heating hierarchy:

1. connect to local existing or planned heat networks

2. use available zero-emission or local secondary heat sources (in conjunction with heat pump,

if required, and a lower temperature heating system)

3. generate clean heat and/or power from zero-emission sources

4. use fuel cells (if using natural gas in areas where legal air quality limits are exceeded all

development proposals must provide evidence to show that any emissions related to energy

generation will be equivalent or lower than those of an ultra-low NOx gas boiler)

5. use low-emission combined heat and power (CHP) (only where there is a case for CHP to

enable the delivery of an area-wide heat network) (in areas where legal air quality limits are

exceeded all development proposals must provide evidence to show that any emissions

related to energy generation will be equivalent or lower than those of an ultra-low NOx gas

boiler)

6. use ultra-low NOx gas boilers.

CHP and ultra-low NOx gas boiler communal or district heating systems should be designed to

ensure that they meet the requirements of policy SI1 (A) there is no significant impact on local

air quality.

Where a heat network is planned but not yet in existence the development should be designed

for connection at a later date.

Policy SI4 Managing Heat Risk, requires that development proposals should minimise internal

heat gain and the adverse impacts on of the urban heat island through design, layout, orientation,

and materials and the incorporation of green infrastructure.

Major development proposals should demonstrate through an energy strategy how they will reduce

the potential for internal overheating and reliance on air conditioning systems in accordance with

the following cooling hierarchy:

a) reduce the amount of heat entering a building through orientation, shading, high albedo

materials, fenestration, insulation and the provision of green roofs and walls infrastructure,

b) minimise internal heat generation through energy efficient design,

c) manage the heat within the building through exposed internal thermal mass and high

ceilings,

d) provide passive ventilation,

e) provide mechanical ventilation,

f) provide active cooling systems.

Policy SI5 Water Infrastructure, requires developments to:

a) minimise the use of mains water in line with the Optional Requirement of the Building

Regulations (residential development), achieving mains water consumption of 105 litres or

less per head per day (excluding allowance of up to five litres for external water

consumption)

b) achieve at least the BREEAM excellent standard for the ‘Wat 01’ water category or

equivalent (commercial development)

c) be encouraged to incorporate measures such as smart metering, water saving and recycling

measures, including retrofitting, to help to achieve lower water consumption rates and to

maximise future-proofing.


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2.2.3 Sustainable Design and Construction Supplementary Planning Guidance

The Sustainable Design and Construction Supplementary Planning Guidance (SPG), published by

the GLA in April 2014, provides guidance on the implementation of LP Policy 5.3, as well as a range

of policies, primarily in Chapters 5 and 7, that deal with matters relating to environmental

sustainability.

In section 2.2 Land, the SPG recommends to:

• Provide space for individual or communal food growing, where possible and appropriate.

• Take advantage of existing spaces to grow food, including adapting temporary spaces for food

growing.

In section 2.5 Renewable Energy, the SPG states that:

• Developers are encouraged to incorporate monitoring equipment and systems, where

appropriate, to enable occupiers to monitor and reduce their energy use.

In section 2.6 Water Efficiency, the SPG states that:

• Developers should maximise the opportunities for water saving measures and appliances in all

developments, including the reuse and using alternative sources of water.

• New non-residential developments, including refurbishments, should aim to achieve the

maximum number of water credits in a BREEAM assessment or the ‘best practice’ level of the

AECB (Association of Environment Conscious Building) water standards.

• All developments should be designed to incorporate rainwater harvesting.

In section 2.7 Materials and Waste, the SPG states that:

• The design of developments should prioritise materials that:

• have a low embodied energy, including those that can be reused intact or recycled - at least

three of the key elements of the building envelope (external walls, windows roof, upper

floor slabs, internal walls, floor finishes/coverings) are to achieve a rating of A+ to D in the

BRE’s The Green Guide of Specification.

• can be sustainably sourced - at least 50% of timber and timber products should be sourced

from accredited Forest Stewardship Council (FSC) or Programme for the Endorsement of

forestry Certification (PEFC) source.

• are durable to cater for their level of use and exposure.

• will not release toxins into the internal and external environment, including those that

deplete stratospheric ozone.

• The design of developments should maximise the potential to use pre-fabrication elements.

• Developers should maximise the use of existing resources and materials and minimise

waste generated during the demolition and construction process through the

implementation the waste hierarchy.

• Developers should provide sufficient internal space for the storage of recyclable and

compostable materials and waste in their schemes.

• The design of developments should meet borough requirements for the size and location of

recycling, composting and refuse storage and its removal.

In section 2.8 Nature Conservation and Biodiversity, the SPG states that:

• There is no net loss in the quality and quantity of biodiversity.

• Developers make a contribution to biodiversity on their development site.

In section 3.2 Tackling Increased Temperature and Drought, the SPG states that:

• The design of developments should prioritise landscape planting that is drought resistant and

has a low water demand for supplementary watering.

In section 3.3 Increasing Green Cover and Trees, the SPG states that:


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• Any loss of a tree/s resulting from development should be replaced with an appropriate tree or

group of trees for the location, with the aim of providing the same canopy cover as that provided

by the original tree/s.

In section 3.4 Flooding, the SPG states that:

• Developers should maximise all opportunities to achieve greenfield runoff rates in their

developments.

• Developers should design Sustainable Drainage Systems (SuDS) into their schemes that

incorporate attenuation for surface water runoff as well as habitat, water quality and amenity

benefits.

The document also includes guidance on how to off-set CO2 where the CO2 reduction targets set

out in Policy 5.2 of the LP cannot be met on-site. Any shortfall should be provided off-site or through

a cash-in-lieu contribution to the relevant borough.

The price of carbon should be developed by boroughs based on either:

• a nationally recognised CO2 pricing mechanism; or

• the cost of reducing off-setting CO2 emissions across the borough

Nationally recognised prices for CO2 include:

• the Zero Carbon Hub price, currently £60 per tonne of CO2

• the non-trading price of carbon

The overall contribution should be calculated over 30 years. For example, using the Zero Carbon

Hub price, the contribution equates to £60 per tonne of CO2 x 30 years = £1,800 per tonne of CO2

to be off-set.

The cost of off-setting CO2 emissions could include an assessment of the CO2 offsetting measures

possible in the borough and dividing it by the anticipated amount of development coming forward

over the next 30 years. The price for a locally specific fund should be published in a Supplementary

Planning Document.

2.2.4 Energy Assessment Guidance

The Energy Assessment Guidance, published in October 2018, provides guidance on preparing

energy assessments for major development proposals. Each assessment is required to demonstrate

compliance with the carbon reduction targets set out in LP Policy 5.2.

The Energy Assessment Guidance sets out that all residential developments need to demonstrate

how the zero carbon targets will be met, with at least a 35% on-site reduction beyond Part L 2013

and propose solutions to make up the shortfall to achieve zero carbon, where required. For non-

residential developments a 35% on-site reduction beyond Part L 2013 is required.

Developments that are comprised of both domestic and non-domestic uses must demonstrate this

target has been achieved separately.

Local Planning Context

2.3.1 The Royal Greenwich Local Plan: Core Strategy with Detailed Policies

The Core Strategy sets out the vision for the Borough and contains the following policies related to

energy and sustainability:

Policy DH1 Design: Encourages all developments to achieve a high quality of design by

implementing several measures, of which the following relate to sustainability targets for the

development:

vi. maximise energy conservation, through effective layout, orientation, use of appropriate

materials, detailing and landscape design;

vii. benefit Royal Greenwich by helping mitigate and adapt to climate change;


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viii. enhance biodiversity consistent with the Greenwich Biodiversity Action Plan;

ix. incorporate living roofs and/or walls in line with Policy E(f);

x. demonstrate on-site waste management including evidence of waste reduction, use of recycled

materials and dedicated recyclable waste storage space;

xi. demonstrate water efficiency and demand management measures;

xii. wherever possible, ensure building materials are responsibly sourced and minimise

environmental impact;

xiii. demonstrate measures that reduce surface water flood risk and landscape the environment in

a way that provides for permeable surfaces;

xv. integrate with existing path and circulation networks and patterns of activity particularly for

pedestrians and cyclists; and

xvi. for non-residential buildings in major developments, achieve a BREEAM rating of 'Excellent.'

Policy OS4 Biodiversity Requires that biodiversity is enhanced for sites that are particularly

deficient in accessible wildlife sites and habitats included in Greenwich’s Biodiversity Action Plan

are safeguarded.

Policy OS(f) Ecological Factors Requires that development proposals take account of ecological

factors, in particular:

i. Consideration of the biodiversity and geological features of the site and the surrounding area,

including protected species (Refer to Policy OS4). These features should be respected and the

area’s natural character enhanced;

ii. A survey of flora and fauna on Sites of Importance for Nature Conservation and on sites over

one hectare to enable decisions to be made regarding their conservation;

iii. An appropriate level of survey to enable decisions to be made about the existing trees on the

site. Development decisions will be based on the requirement:

• To protect trees and their root systems from damage as a result of the development

both during and after building operations;

• To achieve an appropriate replacement of trees taking account of size, coverage

and species where it is agreed that existing trees can be felled;

• That landscaping schemes should include environmentally appropriate planting

using locally native species and demonstrate appropriate irrigation plans for

landscaping; and

• To ensure that planting design does not impact negatively on personal safety and

accessibility;

iv. The retention of trees and the protection and enhancement of natural and ecological features,

tree ridge lines, green corridors, wildlife habitats, boundary walls, surface materials, hedges

and other features where these will contribute to the biodiversity; and

v. The protection, enhancement and restoration of natural river features and corridors by

appropriate landscaping and design.

Policy E1 Carbon Emissions: Carbon emissions will be reduced by following the approach set

out in the London Plan and for all major development proposals an energy statement is required.

Policy E2 Flood Risk: The Royal Borough’s Strategic Flood Risk Assessment will inform spatial

planning and development management decisions and flood risk (caused by tidal, fluvial, surface

water, sewer and groundwater flooding).


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Policy E(a) Pollution: Outlines that proposals cannot contribute to unacceptable levels of noise,

light, vibrations, odours, fumes, dust, water and soil pollutants or grit. For developments where,

new outdoor lighting will be included, it will be necessary to demonstrate that proposals are

designed to minimise light pollution.

Policy E(c) Air Pollution: Requires development proposals to ensure that the impact of air

pollutants is minimised and include an assessment of the likely impact of the development on air

quality. For all new developments with a floor space greater than 500m2 or residential

developments of 10 or more units measures as included in DEFRA guidance 'Low Emissions

Strategies: using the planning system to reduce transport emissions Good Practice Guidance -

January 2010' are required reduce carbon dioxide (CO2), particulate matter (PM10) and nitrogen

dioxide (NO2) emissions from transport.

Policy E(e) Contaminated Land Requires that a preliminary site investigation is carried out if it

the site is, or is likely to have been, in contaminative uses. Where the site is deemed to be

contaminated full remedial action will be imposed.

Policy E(f) Living Roofs and Walls Specifies that all new developments should be designed to

incorporate living roofs or walls. For livings roofs a soil substrate depth of between 80mm and

150mm is required. The policy requires that the design, installation and maintenance of living roofs

should be consistent with the most recent version of the GRO Green Roof Code.

Policy IM4 Sustainable Travel Requires that all developments ensure high standards of safety,

accessibility and convenience to ensure that links to public transport are established and

maintained. Maintaining and creating new and improved footpaths and cycleways will also be

supported. Developments along the riverside must ensure that they incorporate the provision for

a riverside pathway and contribute to improvements to this where it is required. Parking should be

provided as per the standards in the London Plan and where possible below the maximum allowed.

Policy IM(b) Walking and Cycling Requires that all Royal Greenwich’s footpaths and cycle ways

should be maintained, enhanced and integrated into developments. Cycling facilities, such as

changing and showers should be provided, as well as cycle storage in line with IM(c). Walking and

cycling routes will need to be well lit, signed and maintained. The boroughs Cycling Strategy should

be considered.

2.3.2 Greener Greenwich Supplementary Planning Document

The Greener Greenwich Supplementary Planning Document (SPD) outlines additional local guidance

for ensuring that sustainable design and construction are incorporated intodevelopments.

Section 1, provides additional information regarding Policy D1, which sets out the BREEAM

“Excellent” rating for new developments, indicating that a pre-assessment will need to be submitted

for all planning applications and if possible showing a mid-point score of the relevant level to be

achieved. Additionally, conditions will be included in the planning approval requiring: “a design

stage assessment prior to implementation and a post construction assessment prior to first

occupation of the development”.

Section 3, outlines the requirements for energy and reduction of carbon emissions in line with the

hierarchy set out in the London Plan, and Policy E1.

Section 3.1 provides additional guidance regarding the design measures that should be considered

to maximise energy efficiency (Be Lean), this includes:

• Utilise solar passive design features

• Reduce heat impacts by following the cooling hierarchy;

• Reduce the energy needed for heating and lighting through layout and orientation;

• Ensure high insulation standards are sought and lowest possible U-value is specified.


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• Provide suitable ventilation and provide natural cooling. If natural ventilation is not feasible,

applicant will need to demonstrate that solar gain will be minimised throughout the building

and investigate if a cooling system is required.

• Buildings are required to achieve a 3m3 per hour per m2 at 50 Pa for air permeability.

• Lighting should be energy efficient, either compact fluorescent (CFL), cold cathode or light

emitting diode (LED). Internal lighting should be zoned, controlled and sensors provided

for communal areas. External lighting should be solar powered and designed to minimise

light pollution.

• Energy monitoring and metering controls should be provided and user friendly to inform

building users.

Section 3.2 outlines the hierarchy that should be considered with regards to the use of

decentralised energy (Be Clean).

i. Connect to an existing Combined Heat and Power (C)HP network

ii. Install a site wide C(C)HP network powered by renewable energy sources

iii. Install a site wide C(C)HP network powered by gas/hydrogen fuel cells accompanied by

renewable energy

iv. Install a communal heating and cooling system powered by renewable energy

v. Install a communal heating and cooling system powered by gas

vi. Communal heating and cooling.

For developments that include multiple energy centres, these will need to be designed to integrate

into a larger heat network in later phases of the development.

Additional information is provided regarding connecting to an existing network and details that for

new developments within 1km of an existing C(C)HP network, or one that is proposed and likely to

be in operation within three years, a feasibility and viability assessment of a connection to that

system should be undertaken in an Energy Assessment. Infrastructure should be in place to connect

to a future C(C)HP.

Section 3.3 covers the expectations for renewable energy (Be Green) for new developments and

reiterates that major developments will need to seek to reduce CO2 emissions by at least 20%

through the use of on-site renewable energy generation as per the London Plan. Several

considerations are outlined for the selection of the most appropriate renewable technology, in

particular:

• wind turbines, where selected the council expects the noise, vibration and flicker impacts

on adjoining properties as well as any potential impacts on birds and bats to be undertaken;

• ground source heat pumps, where proposed evidence should be provided to confirm that

the local geology is suitable for the necessary excavation. Where appropriate vertical

GSHPs may require a drilling license from the Environment Agency and should not pose a

risk to groundwater;

• air source heat pumps (ASHP), where proposed it is recommended that the ASHP should

be powered from another renewable energy source on site (e.g. PV panels). The ASHP is

required to have a Coefficient of Performance (CoP) of at least 2.5 and an assessment of

noise, vibration and visual impacts on the adjoining properties is required.

Section 3.4 addresses offsetting carbon emissions, where it is not technically feasible to reach the

target emission reductions by following the energy hierarchy. Any shortfalls in the required CO2

emissions reduction will be covered by a financial contribution calculated based on the nationally

recognised price of carbon, currently set at £60/tonne for a lifespan of 30 years (£1800/tCO2).

Section 3.5 details expectations relating to climate change adaptation, taking into account how the

development will function with changes in local climate conditions. Designing for overheating, for

sustainability, for resilient foundations, for flooding, considering drought resistant planting,

incorporating green infrastructure and encouraging non carbon-based modes of transport are

measured that should be considered.


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Section 4, discusses the approach that should be considered to reduce the use of water and follow

the water hierarchy, namely reduce water demand, use alternative sources of water, and re-use

water in the building.

For new residential developments, the predicted water consumption will need to meet the

requirements set by Royal Greenwich of less than 105 litres/person/day. Individual water meters

visible to the occupants, are to be provided for all flats within residential developments. Minimising

the water demand for landscaping should also be considered.

Rainwater harvesting systems should be considered in all developments to meet outdoor use and

toilet flushing. Greywater recycling should also be considered, as well as Water Sensitive Design.

Sections 5 through 9 cover biodiversity, materials, waste, pollution and flood risk, building on the

policies outlined in the London Plan and expanding the requirements.

Section 2 of the SPD includes a sustainability checklist to assist applicants in complying with

principles set out in the document. A copy of the completed checklist is provided in Appendix A.

Summary of planning policy requirements

The design of the Proposed Development has been carefully progressed to create a sustainable

asset by adopting sustainable design principles. These principles include ensuring efficient resource

use (i.e. energy, water and materials), reducing overall greenhouse gas emissions, and improving

wellbeing of future and existing (neighbouring) occupants. These aspirations have been defined by

the key drivers for sustainability relating to legislation and policy; industry best practice; corporate

commitments; and finance.

Following a thorough review of the national, regional and local planning policy requirements, any

proposed new build development is expected to satisfy the sustainability and energy targets listed

below.

• For the outline elements of the application, a minimum 35% improvement on Part L 2013 of the

Building Regulations will be achieved for the new build non-residential and residential areas.

• Two energy strategies have been prepared for the outline elements and detailed elements of

the application, these demonstrate how the zero-carbon target could be met within the

framework of the energy hierarchy.

• The Proposed Development will prioritise materials that have low environmental impact,

including those that can be reused intact or recycled.

• The refurbishment of the Southern Warehouse will focus on maximising the retention and repair

of the existing structure and façade as much as possible, and incorporates principles of the

BREEAM Refurbishment and Fit Out (RFO) 2014 scheme. The Southern Warehouse will not

achieve full BREEAM RFO certification, as the scope of work is limited.

• The development will incorporate water efficiency measures to achieve a consumption target

of 105 l/p/d for the residential units.

• For the new build non-domestic areas of the development, the water consumption target will

be to achieve at least 3 credits under Wat 01, which is above what is required under the

Excellent rating minimum standard.

• The development will incorporate sustainable urban drainage systems (SuDs) to reduce surface

water runoff rates in line with the London Plan drainage hierarchy, and the Greenwich Peninsula

West Supplementary Planning Document;

• A Flood Risk Assessment (FRA) will be produced for the development to ensure that the risk of

flooding is minimised;

• The development will provide outdoor spaces and ensure that drought proof planting is

prioritised to reduce the use of potable water for irrigation;


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• The application includes a transport assessment and draft travel plans outlining additional

measures to prioritise sustainable transport. Cycle parking will be provided in line with planning

policy requirements

• The development will protect and enhance the biodiversity value of site and a biodiversity plan

will be prepared;

• All new build non-domestic elements of the development will aim to achieve a BREEAM

‘Excellent’ rating with a 3-5% margin above the minimum score for the pre-assessment and

design stage assessment.


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3. SUSTAINABILITY APPRAISAL

Approach and methodology

This section of the Sustainability Statement presents an appraisal of the Proposed Development’s

performance against objectives drawn from a review of the Royal Borough of Greenwich Royal

Greenwich Local Plan: Core Strategy with Detailed Policies (2014) and Greener Greenwich

Supplementary Planning Document (2014), as well as relevant policies set out in the London Plan.

A review of the Draft London Plan was also considered.

Details of the sustainable features that have been incorporated within the Proposed Development

are discussed below.

The sustainability appraisal is structured around a set of bespoke sustainability objectives which

have been defined, taking account local and regional policy objectives, industry aims such as

BREEAM and professional expertise. The objectives cover the areas listed in local policy

requirements and the issues covered in BREEAM.

The objectives demonstrate the importance of each topic area in contributing to sustainable design,

construction and operation of the proposed Morden Wharf development.

Energy and CO2 emissions

The following key sustainability features and energy efficiency measures will be incorporated in the

design of the buildings to minimise operational energy use and associated carbon emissions:

• Adoption of the GLA’s Energy Hierarchy principles of ‘Be Lean, Be Clean, Be Green’ within the

Energy Statement;

• Target of a site-wide 35% reduction in CO2 emissions against 2013 Building Regulations

baseline, in line with London Plan requirements;

• Specification of energy efficient building fabric above current requirements stipulated by

Building Regulations Part L 2013;

• Heating, Domestic Hot Water (DHW) to be provided via a centralised system with Air Source

Heat Pumps to be located on the roof buildings for the low rise elements (B01 – B09) of the

development;

• In the tower blocks (T01 – T04) heating to be provided by Air Source Heat Pumps (ASHP)

located on the roof, and by a centralised Gas Boiler energy centre. The SAP 10 carbon emission

factors have been used in the calculations;

• The use of energy efficient lighting, enhanced heat recovery from mechanical ventilation

systems and an ASHP will allow for an estimated 41% carbon saving over 2013 Part L of the

Building Regulations for the Southern Warehouse building (SW1 and SW2);

• A 43% reduction in CO2 emissions over 2013 Part L of the Building Regulations has been

estimated for the Outline elements of the planning application;

• General internal layouts to be designed to ensure good daylight for occupied spaces and solar

control glazing to be considered to limit solar gains;

• Specification of energy efficient internal and external lighting, daylight controls and presence

detection in communal areas;

• Electric and gas sub-metering will be installed to monitor and target energy use throughout

the development;

• All mechanical and electrical equipment will be connected to a Building Management System

(BMS) to allow for automated metering and centralised monitoring of energy use;

• Commissioning of all building services in line with best practice CIRIA and BSRIA standards;

• Provision of photovoltaic panels on-site to reduce carbon emissions of non domestic buildings

within the development.


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During construction, the Main Contractor will be required to monitor, meter and report upon

monthly energy use from site activities and from site transport against targets set out in a

Construction Management Plan. The Main Contractor will promote best site practices to minimise

energy use as far as practicable.

As part of the energy assessment, consideration was taken into the feasibility of connecting the

Proposed Development to Greenwich peninsula’s district heating network, as well as the possibility

of including a Combined Heat and Power (CHP) system. Both alternatives were deemed

inappropriate due to the high carbon emission rates associated with gas in comparison to electricity.

The impact on local air quality was also taken into consideration when selecting the preferred

option.

Two Energy Assessments have been prepared:

• Outline Element – Energy Strategy prepared to cover the mixed use redevelopment

• Detailed Element – Energy Strategy prepared to cover the Southern Warehouse (SW1 and

SW2)

These contain further technical details of the approach and measures that have/will be integrated

into the design of the proposed development aimed at minimising regulated CO2 emissions. The

energy strategies seek to demonstrate how the overall energy consumption will be reduced in

accordance with the Energy Hierarchy.

In this way, the proposed development is in accordance with the CO2 emissions reduction targets

set out in Policies 5.2, 5.3, 5.6, 5.7 and 5.9 of the London Plan, the Mayor’s Priorities and Best

Practices, along with the requirements in E1 of the Local Plan and Section 3 of the SPD.

Transport

The following key sustainability features relating to transport will be incorporated into the design:

• Prioritising pedestrian access to the site;

• Reinforcing existing connections/crossing points for pedestrian and cycle routes, as well as

establishing new connections with existing public transport links such as, North Greenwich

Station, and Maze Hill Station;

• Provision of cycle storage spaces for the residential units within the basement and building

plots;

• Provision of safe and secure cycle storage spaces, in line with BREEAM requirements for the

non-residential spaces of the development;

• Consideration of provision of space to include changing facilities and showers for cyclists

within the non-residential areas of the development;

• Provision of electric recharging stations for 20% of car parking to be provided and 80% (all

remaining) of parking spaces will be provided with passive charging points to allow future

connection;

• An overarching Interim Framework Travel Plan will be prepared to establish high level

targets/principles to ensure that recommendations are provided to minimise reliance upon

private car.

• Details of nearest modes of public transport to be identified within the Building User Guide

and Home User Guide.

A stand-alone Transport Assessment has been prepared, which considers the impacts of the

proposed development upon the surrounding transport networks. Recommendations to minimise

reliance upon private car have also been made and integrated into the design of the building.

In this way, the proposal is considered to be in accordance with the transport requirements set

out in Policies 6.3, 6.9 and 6.13 of the London Plan and Policy IM4 of the Local Plan.


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Water

The land within the Site is included within the Thames Policy Area. As a result, a number of design

responses are required including the provision of a riverside pathway and flood defences.

The Site is located in Flood Zone 3 but benefits from flood defences.

The following key sustainable features and water efficiency measures have been incorporated in

the design of the buildings:

• Surface water for approximately 1/2 to 2/3 of the site will drain into the River Thames with

no restriction on discharge rates as agreed with the Environmental Agency;

• The remaining surface water will be attenuated through the installation of attenuation tanks;

• All finished floor levels are raised to max+6.10m AOD to meet maximum flood level for 2100

and therefore prevent future flood risks for the site;

• Indoor water use and average water consumption for the residential units will be no greater

than 105 litres per person per day;

• The provision of water efficient sanitary fittings including dual flush WCs and low flow taps,

will be specified for all non-residential areas of the development (Offices, Industrial,

Community and Retail spaces) meeting the requirements for BREEAM of a 12.5%

improvement against the notional building and above the 1 credit required for a BREEAM

Excellent;

• Water meters with a pulsed output will be provided for incoming water supply; and,

• Drought-resistant and/or precipitation reliant species will be considered as part of the soft

landscaping strategy.

During construction, the Main Contractor will be required to monitor, meter and report upon

monthly water use from site activities and from site transport against set targets. The Main

Contractor will promote best site practices to minimise water use as far as practicable, details of

which would be included within the CEMP.

A stand-alone Flood Risk Assessment has been prepared for the outline elements of the Application,

which contains details of surface water management on-site.

Materials and Supply Chain

Where practical, the materials specification and products used will be informed by whether

materials:

• Have low embodied energy that require little processing during manufacturing;

• Are locally sourced or on-site to minimise transport impacts (e.g. crushed aggregates);

• Comprise high recycled content particularly for steel, glass, cladding and flooring products;

• Include reclaimed materials;

• Are durable and resistant to climate change impacts and pedestrian/vehicular/trolley

movements;

• Are re-used, recycled, refilled, recharged or reconditioned; and

• Are accredited to environmental standard such as Forestry Stewardship Council,

Environmental Management System Certification including ISO14001 or BES6001, and the

EU Energy rating for goods.

The following key sustainable materials & supply chain measures have also been incorporated in

the design of the buildings:

• All timber will be sourced in accordance with UK Government’s Timber Procurement Policy;

• In line with BREEAM requirements, materials for building fabric and services insulation, and

major building elements will be responsibly sourced where possible.

In addition, consideration is given to the selection of materials that respond and adapt to climate

change. The purpose of this has been to recognise and encourage measures taken, to mitigate the


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impact of varying weather conditions arising from climate change over the lifespan of the buildings.

Materials that offer structural and fabric resilience from solar radiation, moisture, wind and

temperature variation have been prioritised.

In this way, the proposal is considered to be in accordance with the CO2 emissions reduction targets

and responsible sourcing of materials as set out in Policies 5.3, 5.20 and 7.6 of the London Plan,

the Mayor’s Priorities and Best Practices.

Waste

The following key sustainable waste measures have been incorporated in the design of the buildings

for the detailed element of the application and will be incorporated into the detailed design for

buildings within the outline element of the application:

• Allocation of storage space for the recyclable waste in the residential and the non-residential

areas;

• Details of sustainable waste management for future tenants are contained within the Home

User Guide for residential units.

During construction a Construction Management Plan (CMP) will be prepared by the Main Contractor

to indicate the general management arrangements that should be adopted to control potentially

significant impacts during construction, including those relating to waste management. A Site

Waste Management Plan (SWMP) will also be prepared by the Main Contractor to minimise

construction waste with procedures to divert 85% of waste from landfill.

Specific requirements for waste minimisation will be set out in the SWMP, which will apply to the

preferred Waste Hierarchy.

The SWMP covers as a minimum:

• Identification of key demolition materials and application of the Waste Hierarchy with respect

to reuse and recycling on or off-site;

• Identification of all key waste groups for diversion from landfill;

• Commitments to design out waste, reduce waste generation on site and develop and

implement procedures to sort out and reuse/recycle construction waste on and off-site;

and

• Monitoring and setting targets for the transport of construction waste from the construction

site to waste disposal processing/recovery centre gate.

In this way, the proposal is considered to be in accordance with the objectives and guidance for

sustainable waste management as set out in Policies 5.3, 5.18, 5.20 and 7.6 of the London Plan,

the Mayor’s Priorities and Best Practices.

Ecology

Terrestrial and marine ecological surveys were carried out for the application site.

A terrestrial ecological survey was undertaken in 2015 (by Middlemarch Ecology Ltd.) and updated

in 2018. A further update Phase 1 Habitat Survey was undertaken in February 2020. These surveys

confirm that the application site is composed of terrestrial habitats comprising hardstanding;

buildings and other structures; ephemeral short perennial vegetation; bare ground; introduced

shrub; and scattered trees. The application site is considered to be of Negligible or Site Level

importance for these habitats.

A marine ecological survey of the application site was carried out in 2019 during a walkover survey

and found intertidal habitats to be largely barren with very low diversity and few individuals

present. An impact assessment carried out for the marine ecology, concluded that the scale of

effects were expected to be Negligible Adverse and Not Significant overall due to the relatively

small footprint of the affected areas.


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Although in an industrial setting, there are opportunities for increasing the value of the Site for

nature conservation.

The following measures are considered for incorporation where practical:

• Construction of new residential gardens with associated planting;

• Specification of biodiversity enhancement measures such as bat, bird and invertebrate boxes;

• Inclusion of wildflower meadows in areas of grassland in the landscape planting;

• Green walls and planters on the buildings.

• Creation of a new public park including landscaping

In addition to the above, all dwellings will be provided with a private amenity space in the form of

balconies, terraces or garden and play area will be provided within community space.

As the site currently has no green space there will be no negative change in the ecological value

of the site, while the incorporation of the measures outlined above will offer potential for an

increase in the site’s ecological value. Planting and landscaping will be completed in line with

BREEAM requirements to support the achievement of the BREEAM Land Use and Ecology credits

for the new build non-residential elements of the site.

In this way, the proposal is considered to be in accordance with the ecology and biodiversity

objectives set out in Policies 5.3 and 7.19 of the London Plan, the Mayor’s Priorities and Best

Practices.

Pollution

The following key sustainable pollution measures will be incorporated in the design of the

buildings/external areas:

• Night time light pollution will be minimised through the appropriate location and selection of

external luminaires and light controls.

• A noise impact assessment has been carried out for the development. Potential noise from

the New Building affecting nearby noise sensitive buildings will be reduced by adopting noise

attenuation measures, where required.

• Where systems with refrigerants are specified in the non-domestic parts of the development

these will have a Direct Effect Life Cycle CO2 equivalent emission of less than 1000 KgCO2/

KW of cooling and heating capacity.

By carrying out the aforementioned actions compliance with relevant policies as Policy 7.15 of

the London Plan is demonstrated.

Wellbeing

The following key sustainable health and wellbeing measures will be incorporated in the design of

the buildings and external areas:

• Sound insulation will be specified to ensure that the buildings achieve an appropriate

standard of acoustic performance in line with British Standard 8233 and that separating walls

and floors exist between habitable spaces;

• Internal and external lighting will be designed in line with best practice for visual performance

and comfort. Accessible and intuitive lighting controls will be installed within each space.

Daylight dimming, and occupancy sensors will be specified in all communal spaces, where

possible;

• The ventilation strategy for the residential units will rely on high efficiency mechanical heat

recovery units to supply fresh air. Intake air filtration and ductwork attenuation shall be

provided as recommended by the air quality specialist and acoustician. In addition, purge


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ventilation will be provided through the provision of openable windows, where

recommended;

• Ventilation to the retail and office spaces will be via dedicated ventilation units sized to

comply with the values recommended in CIBSE Guide A;

• A thermal comfort assessment will be carried out in key domestic and non-domestic spaces.

The heating strategy will be designed to achieve appropriate thermal comfort levels and

allow independent adjustment of heating systems within each occupied space;

• An overheating assessment has been carried out by Ramboll for the illustrative scheme for

the residential units and the risk of overheating as the detailed design comes forward will be

mitigated by natural ventilation;

• The external site areas will be designed to recognize and encourage effective measures for

safe and secure use and access to and from the buildings.

• The implementation of effective design measures will reduce the opportunity for and fear of

crime in the Proposed Development, by appointing a Suitably Qualified Security Specialist

(SQSS) to conduct an evidence-based Security Needs Assessment (SNA).

During construction, the Main Contractor will be required to adhere to all relevant legislation (i.e.

Health and Safety), as well as signing up to the Considerate Constructors Scheme. Site staff will

be required to undergo a site induction which would include details of health and safety, safe

working practices and other best practices.

The proposed development will follow Policy 5.3, Sustainable Design and Construction of the

London Plan and the relevant guidance on energy planning, ensuring a comfortable and secure

environment for the building occupants.

Benchmarking

The development aims to promote sustainability principles through the provision of a comfortable

and safe built environment, and maximise the potential for energy efficiency for the proposed

building services. The new non-domestic areas of the proposed development will be assessed under

the BREEAM New Construction (NC) 2018 scheme.

The BREEAM target for the new build non-residential areas is to achieve a rating of “Excellent” in

accordance with the wider sustainability aspiration for the proposed development. This requires an

assessment score of at least 70% as well as achieving the minimum standards for the rating.

The BREEAM pre-assessment review indicates a target score of 75.10% is achievable for the new

industrial warehouse (W01), 74.60% for the new office areas and 73.80% for the new retail spaces,

which corresponds to an “Excellent” rating.

Additional scenarios were also explored as part of the pre-assessment and additional potential

credits were identified to increase the targeted scores.

For the Southern Warehouse (SW1 and SW2), given that the building will be retained, and that the

scope includes only minor refurbishment works, it is proposed that the refurbishment will be in line

with the BREEAM UK Refurbishment and Fit Out scheme but will not achieve full BREEAM

certification. Furthermore, as all new build areas within the development will be subject to a

BREEAM New Construction assessment, the refurbishment will benefit from site wide sustainable

features.

Additional details regarding the credits being targeted and the approach taken are included in the

BREEAM pre-assessment reports included in Appendix B.


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4. CONCLUSIONS

This Sustainability Statement has been directed by a range of ‘drivers’ including planning and

legislation, industry best practice, corporate commitments made by the applicant, as well as

financial drivers.

Both the Mayor of London and the Royal Borough of Greenwich are committed to sustainable

development whilst having regard to the future of London as a whole. As a result, the planning

policies and development standards set for this area emphasise the importance of sustainable

development, focusing on economic, social and environmental goals - in ways that develop and

maintain a good quality of life for both present and future generations.

It is important that the Proposed Development contributes to local sustainability aims as well as

meeting national and regional objectives for sustainable development.

The Proposed Development has been progressed in line with sustainable design and construction

principles, informed by relevant planning policy, BREEAM and industry guidance.

The sustainability appraisal demonstrates that the Morden Wharf development would meet the key

policy objectives, and considers, where appropriate, a broad range of sustainability aspects relating

to: energy and CO2 emissions, water and material resources, waste management, pollution, health

and wellbeing, ecology and transport.

In summary, the sustainability assessment has informed the design process by identifying

opportunities and constraints for sustainable development, and is considered to respond to both

local and regional planning policy requirements.


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APPENDIX A

SUSTAINABILITY CHECKLIST


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Subject Key considerations Relevant section Details expected Applies to Comments

Can a mid-point score for the relevant standard defined in the Local Plan be achieved?

Whole document Code for Sustainable Homes / BREEAM Pre-Assessment

All development A BREEAM New Construction 2018 pre-assessment review indicates a target score of 75.10% is achievable for the new industrial warehouse (W01), 74.60% for the new office areas (B01) and 73.80% for the new retail spaces (B02-B09 and T01-T04), which corresponds to an “Excellent” rating and allows for a buffer above the minimum 70% score.

For the detailed application a BREEAM pre-assessment was not carried out for the Southern Warehouse (SW1 and SW2) given that the building will be retained, and that the scope includes only minor refurbishment works. It’s proposed that the refurbishment will be in line with the BREEAM UK Refurbishment and Fit Out 2014 scheme but will not achieve full BREEAM certification.

Energy How does the development design ensure that energy will be used efficiently?

Section 3.1 Energy Strategy or Statement in accordance GLA guidance

All major development (1)

Yes, the following energy efficiency measures have been included in the design: solar control glazing, best practice u-values, energy efficient lighting and lighting controls.

Has the feasibility and viability of decentralised energy been assessed?

Section 3.2 Yes, connection to an existing heat network and the implementation of an on-site communal heating system have been investigated. Allowances will be made in the design for future connection to the heat network.

Has the feasibility and viability of a range of renewable energy technology been assessed?

Section 3.3 Yes, several renewable energy technologies were assessed to determine whether they were appropriate for the site. The preferred technologies for the site are photovoltaic panels in combination with air source heat pumps.


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Are development proposals to a listed building, heritage asset or located in a conservation area?

Section 3.1 Developers should contact Royal Greenwich’s Conservation Officers to discuss possible

options.(2)

Listed buildings, heritage assets and developments in a conservation areas

No

Water How does the development design ensure that water will be used efficiently?

Section 4.1 Code for Sustainable Homes / BREEAM Pre-Assessment

All development The indoor water use and average water consumption for the residential units will be no greater than 105 litres per person per day. For the non-residential areas of the development a 12.5% improvement against a notional building defined in the BREEAM standard will be achieved through the provision of water efficient sanitary fittings including dual flush WCs and low flow taps. This will ensure that at least 1 credit will be achieved for Wat 01, as required for a BREEAM Excellent.

Biodiversity Are there any priority species or habitats on the site? Section 5.1 Phase 1 Survey All development Yes

What is the nature and scale of the priority species and habitats on the site?

Extended Phase 1 Survey

All development where a Phase 1 Survey has identified priority species or habitats

Terrestrial ecological surveys confirm that the application site is composed of terrestrial habitats comprising hardstanding; buildings and other structures; ephemeral short perennial vegetation; bare ground; introduced shrub; and scattered trees. The application site is considered to be of Negligible or Site Level importance for these habitats.

A marine ecological survey of the application site found intertidal habitats to be largely barren with very low diversity and few individual species present.

How will priority species and habitats be protected and Ecological All development The following measures are considered for


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enhanced? Management Plan where an Extended Phase 1 Habitat Survey has recommendations to be implemented

incorporation: construction of new residential gardens with associated planting; specification of biodiversity enhancement measures such as bat, bird and invertebrate boxes; inclusion of wildflower meadows in areas of grassland in the landscape planting; green walls and planters on the buildings.

Are the specifications in accordance with the GRO Code of Practice and Environment Agency Green Roof Toolkit?

Section 5.2 Living Roof/Wall specifications

All development where a living roof is proposed

Biodiverse roofs have been proposed for buildings B01 and the B08/9 link, which are part of the outline application. These specifications will be confirmed via the subsequent Reserved Matters application.

Materials Do the materials to be used have a low environmental impact? Section 6.1 Code for Sustainable Homes / BREEAM

Pre-Assessment

All development Materials will be specified taking into consideration their environmental impact. For the non-residential units a life cycle assessment (LCA) will be carried out for the superstructure to identify options that have the lowest environmental impact in line with the Mat 01 credit within BREEAM NC 2018.

Have local suppliers been considered? Section 6.2 Sustainable sourcing rationale

All development Materials will be sourced from manufacturers and suppliers accredited to environmental standard such as Forestry Stewardship Council, Environmental Management System Certification including ISO14001 or BES6001, and the EU Energy rating for goods, where possible. Local suppliers will be considered.

Is the timber to be used in the development independently verifiable as sustainable and legal?

Chain of Custody certification

To secure Code for Sustainable Homes or BREEAM credits

All timber will be sourced in accordance with UK Government’s Timber Procurement Policy to ensure that all BREEAM pre-requisites are achieved.

Waste What measures will be implemented to reduce site waste? Section 7.1 Site Waste

Management Plan

All major

development

A site waste management plan and a pre-demolition audit will be prepared identifying waste streams and measures to reduce, reuse and recycle demolition and construction waste.


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How does the development design ensure that waste arisings will be minimised?

Section 7.2 Code for Sustainable Homes / BREEAM

Pre-Assessment

All development Targets for waste generation and diversion from landfill will be set for the site. A site waste management plan will set targets and procedures to minimize waste. Four out of five credits have been targeted for the Wst 01 credit within the BREEAM pre-assessment.

Pollution Is further site investigation required? Section 8.1 Phase 1 Desktop Investigation

Where contaminative use was known or likely or a sensitive end use is proposed

A preliminary geotechnical and geo-environmental ground investigation did not identify widespread or significant contamination with regard to soil or groundwater. The application site is well understood from a contamination perspective. Gross ground and groundwater contamination is not anticipated across the application site and significant effects in respect of controlled waters and human health are considered unlikely. Further investigation and the implementation of mitigation may be required in advance of the redevelopment of the application site. Mitigation is likely to comprise further ground gas monitoring, implementation of gas protection measures if considered necessary and the implementation of a capping strategy.

What remediation strategy options are available? Phase 2 Intrusive

Site Investigation

Where contaminated land has been identified

NA

What are the most appropriate sustainable remediation proposals for the site?

Remediation Strategy and Remediation Method Statement

For sites where remediation of contaminated land is required

NA

How will the remediation works be undertaken and validated? NA


Morden Wharf


What remediation works were completed successfully? Validation Report Where remediation works have been undertaken

NA

What is the quality control of imported soils (if any)? NA

How does the development design ensure that the impact of noise will be minimised?

Section 8.2 Noise Assessment

All development A noise impact assessment has been carried out. Potential noise will be reduced by adopting noise attenuation measures. Glazing and ventilation strategies have been proposed to minimize the impact of noise on the development.

How does the development design ensure that the impact on air quality will be minimised?

Section 8.3 Air Quality Assessment

Where a planning application is

subject to an environmental impact assessment or significant impacts on air quality are likely

Overall, based on the air quality assessment there are no air quality constraints to the proposed development. It is recommended that potential energy impacts and likely air quality effects from the energy strategy and the ‘air quality neutral’ calculations are revised at the reserved matters stage.

What is the existing air quality? The site is located in the Greenwich Air Quality Management Area.

What is the future air quality likely to be without the development?

Air quality at background and roadside locations is expected to gradually improve in future years due to the renewal of the vehicle fleet with lower emission factors. National policies, such as the intention to ban new combustion engine private vehicle sales by 2040, would hasten and enforce this process.

What is the future air quality likely to be with the development?

The proposed development would not be ‘air quality neutral’. However, the results from estimated trip generation are considered to be provisional and do not account for embedded mitigation measures which would help to reduce transport emissions associated with the proposed development.


Morden Wharf


Flood Risk Has a detailed site-specific Flood Risk Assessment been undertaken?

Section 9.1 Flood Risk Assessment

All development except those located in Flood Zone 1 and are less than one hectare in size and not at risk from other sources of flooding or where there is not a known drainage issue

A Flood Risk Assessment has been carried out for the hybrid application and concluded that the site is located in Flood Zone 3 but benefits from flood defences.

How does the development include appropriate application of SuDS?

Section 9.2 SuDS site survey All development To attenuate surface water runoff, attenuation tanks will be specified and approximately 1/2 to 2/3 of the site will drain into the River Thames with no restriction on discharge rates as agreed with the Environmental Agency.


Morden Wharf

APPENDIX B

BREEAM PRE-ASSESSMENT

Intended for

U+I Plc

Date

May 2020

Project Number

162000199

MORDEN WHARF –

OUTLINE ELEMENT

BREEAM PRE-

ASSESSMENT

MORDEN WHARF – OUTLINE ELEMENT

BREEAM PRE-ASSESSMENT

Ramboll

240 Blackfriars Road

London

SE1 8NW

United Kingdom

T +44 20 7808 1420

www.ramboll.co.uk

Project No. 162000199

Issue No. 03

Date 05/05/2020

Made by Diana de Bastos

Approved by Ali Hamdoun

Made by: Diana de Bastos

Checked/Approved by: Ali Hamdoun

This report has been prepared by Ramboll Environment and Health UK Limited with all

reasonable skill, care and diligence, and taking account of the Services and the Terms

agreed between Ramboll Environment and Health UK Limited and the Client. This

report is confidential to the Client, and Ramboll Environment and Health UK Limited

accepts no responsibility whatsoever to third parties to whom this report, or any part

thereof, is made known, unless formally agreed by Ramboll Environment and Health

UK Limited beforehand. Any such party relies upon the report at their own risk.

Ramboll Environment and Health UK Limited disclaims any responsibility to the Client

and others in respect of any matters outside the agreed scope of the Services.

Version Control Log

Revision Date Made by Approved by Description

00 20/09/2018 DB AS DRAFT

01 01/10/2019 DB AH DRAFT

02 09/03/2020 DB AH Final

03 23/03/2020 DB AH Revision


Morden Wharf – Outline Element

620000199_Morden Wharf BREEAM Pre-assessment 23.03.2020.docx

CONTENTS

EXECUTIVE SUMMARY I 1. INTRODUCTION 1 1.1 Background 1 2. BREEAM NEW CONSTRUCTION 2018 3 2.1 Scoring 3 3. PRE-ASSESSMENT SUMMARY 5 4. TARGETED CREDITS THAT REQUIRE EARLY

CONSIDERATION 9 4.1 Targeted credits 9 5. CONCLUSION 11

APPENDICES

Appendix 1 BREEAM Pre-assessment



i

EXECUTIVE SUMMARY

The BREEAM Pre-Assessment has been prepared by Ramboll Environment and Health UK Ltd



and Morden College.

The BREEAM pre-assessment covers the non-residential areas of the outline element of the

proposed development, which will be assessed under the BREEAM New Construction 2018 scheme.

The Southern Warehouse (detailed element) is excluded from this report.

This report details the outcomes of a pre-assessment workshop carried out with the design team

on the 14th of November 2018. The results of the pre-assessment are detailed in Appendix A of

this report and a section covering the credits that require early consideration has been included to

ensure that the appropriate requirements are actioned during the early stages of the design

process.

In line with the Royal Borough of Greenwich Local Plan 2014, the BREEAM target for the non-

residential elements of the Morden Wharf development is to achieve a rating of “Excellent”. This

requires an assessment score of at least 70% as well as achieving the minimum standards for the

rating.

The initial pre-assessment review indicates a score of 75.10% is achievable for the warehouse

area, 74.60% is achievable for the office areas and 73.80% may be achieved for the retail spaces.

These scores translate into a BREEAM rating of “Excellent” and allows for a margin between the

targeted score and the threshold score of approximately 4 to 5%.

A conservative approach was taken to identify the targeted credits for the pre-assessment,

therefore several additional credits were also identified by the design team as potential credits that

may be achieved as there is more certainty and design progresses, these are included in Appendix

A.



1

1. INTRODUCTION

1.1 Background

This BREEAM Pre-Assessment has been prepared by Ramboll Environment and Health UK Ltd



and Morden College.

A map showing the application site’s location is presented in Figure 1.

Figure 1: Site Location and Planning Application Redline Boundary

Hybrid planning application for:

Outline planning permission with all matters reserved, for the demolition of existing on-site

buildings and structures (except the Southern Warehouse) and phased mixed-use

redevelopment comprising:

• up to 1,500 residential dwellings;

• up to 17,311 (sqm GIA) of commercial floorspace (Class A1/A2/A3/A4/B1/B1c/

B2/B8/D1/D2);

and associated:

• car and cycle parking;

• public realm and open space;

• hard and soft landscaping;

• highway and transport works; and

• associated ancillary works.

And detailed planning permission for: change of use of part of the Southern Warehouse from

Class B1c/B2/B8 to B1c/B2/B8/A3/A4; refurbishment (including mezzanines) and external



2

alterations to part of the Southern Warehouse; change of use of the Jetty to public realm and

installation on the Jetty of Gloriana Boathouse (use class D1/D2); access; landscaping and public

realm works including new river wall and upgraded Thames Path.

In line with the requirements set out in policy DH1 of the RBG Local Plan 2014 and the Greener

Greenwich Supplementary Planning Document (SPD), a BREEAM “Excellent” rating is required for

non-residential buildings in major developments. The pre-assessment will need to be submitted for

all planning applications and if possible showing a mid-point score of the relevant level to be

achieved. Additionally, conditions will be included in the planning approval requiring: “a design

stage assessment prior to implementation and a post construction assessment prior to first

occupation of the development”.

This report outlines the targeted credits that can be achieved to meet the required rating. Several

additional credits that will be considered by the design team, in order to achieve the highest

possible rating for the development have also been identified in Appendix A.



3

2. BREEAM NEW CONSTRUCTION 2018

BREEAM is the Building Research Establishment’s Environmental Assessment Method. The scheme

aims to:

• Mitigate the life cycle impacts of buildings on the environment;

• Enable buildings to be recognized according to their environmental benefits;

• Provide a credible environmental label for buildings; and

• Stimulate the demand for sustainable buildings.

It is now a widely used and recognised standard to describe a building’s environmental

performance.

A BREEAM assessment is split into two parts, a design stage (DS) and a post-construction stage

(PCS) assessment. The initial DS assessment results in an interim BREEAM certificate that confirms

the building’s performance at the design stage of the lifecycle. This stage of the assessment occurs

during the design development of a scheme and therefore, does not represent a building’s final

performance against the BREEAM criteria.

To verify that the design has been carried out at construction a final post construction stage

assessment is required. Once the PCS assessment is carried out the final BREEAM certificate is

issued. It serves to confirm that the building’s ‘as-built’ performance and rating are in accordance

with that certified at the Design stage.

For a specific BREEAM rating to be achieved, the minimum percentage score needs to be achieved,

and the minimum standards applicable to that rating complied with. The minimum standards

applicable to each rating serve to ensure that performance against fundamental environmental

issues is not over-looked in pursuit of a particular rating. Several minimum standards need to be

met to achieve an “Excellent” rating. These are identified in the section below. Formal certification

cannot be achieved until this assessment is completed and submitted to BRE for approval.

2.1 Scoring

The BREEAM 2018 New Construction credits are divided into nine issue categories addressing the

different environmental impacts arising from a building’s construction and fit out.

The nine categories are listed below:

• Management: the management of the site during construction and operations;

• Health and Well-Being: internal and external issues relating to health and comfort;

• Energy: operational energy and CO2 emissions and Low/Zero Carbon Technologies;

• Transport: location issues primarily related to employee transport;

• Water: internal and external consumption;

• Materials: environmental implications of materials selection, responsible sourcing;

• Waste: construction waste management, storage and segregation of operational waste,

recycled aggregate;

• Land Use and Ecology: ecological value of the site, planting and landscaping; and

• Pollution: air and water pollution (excluding CO2).

In addition, ’innovation credits’ can be awarded for exemplary level performance across several

issue categories.

To calculate an assessment score, the percentage of the credits achieved is calculated for each

BREEAM categories. The percentage of credits achieved is then multiplied by the corresponding

environmental weighting to give the section score. The section scores are then added together to

give the overall BREEAM score. An additional 1% can be added to the final BREEAM score for each

Innovation credit achieved (up to a maximum of 10%).



4

The BREEAM rating is awarded according to the following rating bands, subject to certain minimum

standards:

• Unclassified <30%

• Pass ≥30%

• Good ≥45%

• Very Good ≥55%

• Excellent ≥70%

• Outstanding ≥85%

The BREEAM rating benchmark levels enable a client or other stakeholder to compare an individual

building’s performance with other BREEAM rated buildings and the typical sustainability

performance of new non-domestic buildings in the UK.

In order for developments to achieve a BREEAM rating, developments must achieve a minimum

percentage score (as outlined above) and in addition, the minimum credits applicable to that rating

level (as set out in the table below) must be complied with.

Table 2.1: Minimum Standards for BREEAM “Excellent” rating

Credit Minimum standards

Excellent

Required

Man 03: Responsible construction practices One credit (Considerate

construction) �

Man 04: Commissioning and handover Criterion 10 (Commissioning test

schedule and responsibilities) �

Man 04: Commissioning and handover Criterion 10 (Building User

Guide) �

Man 05: Aftercare One credit (commissioning -

implementation) �

Ene 01: Reduction of energy use and

carbon emissions

Four credits (energy

performance) �

Ene 02: Energy monitoring One credit

(First sub-metering credit) �

Wat 01: Water consumption One credit �

Wat 02: Water monitoring Criterion 1 only �

Mat 03: Responsible sourcing of materials Criterion 1 only �

Wst 03: Operational waste One credit �



5

3. PRE-ASSESSMENT SUMMARY

The purpose of the pre-assessment is to establish a baseline of issues/credits, which can be

targeted based on the project details during the early stages of design and by proposing various

assumptions. The pre-assessment gives a broad overview of the process and provides a strategy

to achieve a desired rating.

The results from the pre-assessment carried out under BREEAM New Construction 2018 (Issue 2.0)

for the non-residential elements of the development as shell and core are detailed below. A

breakdown of credits targeted against credits available is provided in Tables 3.1, 3.2 and 3.3, which

also show the weighted percentage value for each section.

Table 3.1: BREEAM NC 2018 Pre-assessment summary for Industrial building (Warehouse)

BREEAM Section Credits

Available

Credits

Targeted

% of

Targeted

Credits

Section

Weighting

Section Score

Management 18 18 100.00% 11.00% 11.00%

Health & Wellbeing 10 8 80.00% 8.00% 6.40%

Energy 19 9 47.37% 14.00% 6.63%

Transport 12 12 100.00% 11.50% 11.50%

Water 9 7 77.78% 7.00% 5.44%

Materials 14 7 50.00% 17.50% 8.75%

Waste 10 9 90.00% 7.00% 6.30%

Land Use & Ecology 13 12 92.31% 15.00% 13.84%

Pollution 12 7 58.33% 9.00% 5.25%

Total Score 75.10%

Innovation Credits Achieved 0.00%

FINAL BREEAM Score 75.10%

BREEAM Rating Excellent

Figure 3.1 below sets out how the proposed development has performed under each of the different

BREEAM sections.



6

Figure 3.1 Comparison of targeted credits against available credits per section for the

Industrial building

Table 3.2: BREEAM NC 2018 Pre-assessment summary for Office areas


Available

Credits

Targeted

% of

Targeted

Credits

Section

Weighting

Section Score

Management 18 18 100.00% 11.00% 11.00%


Energy 21 10 47.62% 14.00% 6.66%

Transport 12 12 100.00% 11.50% 11.50%

Water 9 7 77.78% 7.00% 5.44%

Materials 14 7 50.00% 17.50% 8.75%

Waste 11 10 90.10% 7.00% 6.36%

Land Use & Ecology 13 12 92.31 % 15.00% 13.84%

Pollution 12 7 58.33% 9.00% 5.25%

Total Score 74.60%




0

5

10

15

20

No. credits available No. credits targeted



7

Figure 3.2 Comparison of targeted credits against available credits per section for the Office areas

Table 3.3: BREEAM NC 2018 Pre-assessment summary for the retail areas


Available

Credits

Targeted

% of

Targeted

Credits

Section

Weighting

Section Score

Management 18 18 100.00% 11.00% 11.00%


Energy 19 8 42.11% 14.00% 5.89%

Transport 12 12 100.00% 11.50% 11.50%

Water 9 7 77.78% 7.00% 5.44%

Materials 14 7 50.00% 17.50% 8.75%

Waste 10 9 90.00% 7.00% 6.30%

Land Use & Ecology 13 12 92.31% 15.00% 13.84%

Pollution 12 7 58.33% 9.00% 5.25%

Total Score 73.80%




0

5

10

15

20




8

Figure 3.3 Comparison of targeted credits against available credits per section for the Retail areas

The pre-assessment shows that scores above 70% were targeted for all non-residential areas of

the development, as well all minimum standards for an ‘Excellent’ rating. All scores include a buffer

of approximately 4 to 5% to reduce the risk of achieving the targeted rating, as credits can be lost

over the course of changes throughout the design and construction phases of the project (e.g.

value engineering process).

Several additional credits have been identified by the design team as potential credits that can be

achieved as the design progresses. These are identified in the BREEAM trackers included in

Appendix A.

0

5

10

15

20




9

4. TARGETED CREDITS THAT REQUIRE EARLY

CONSIDERATION

Certain credits need to be addressed and considered by the design team during the early stages of

the design process. In some cases, a specific timeline for when the credit needs to be addressed

is stipulated and forms part of the BREEAM requirements. These credits are listed below to ensure

that the actions required to achieve these credits are taken at the appropriate time.

The requirements described below summarize the actions which have been considered and actioned

as part of the design or will need to be undertaken during the next stage. The BREEAM NC 2018

manual should be consulted for the requirements that need to be met to achieve the targeted

credits.

4.1 Targeted credits

• Man 01 Project brief and design

One credit – Project delivery planning

Prior to completion of the Concept Design (RIBA Stage 2), the project delivery stakeholders have

met to identify and define their roles, responsibilities and contributions for each of the key phases

of project delivery.

One credit - Stakeholder consultation (Third party)

Prior to completion of RIBA Stage 2 - all relevant third-party stakeholders have been consulted

by the design team. Prior to completion of RIBA Stage 4 - consultation feedback is given to all

relevant parties

• Man 02 Life cycle cost and service life planning

Two credits – Elemental life cycle cost (LCC)

An elemental life cycle cost (LCC) plan is carried out at Concept design (RIBA stage 2). The LCC

plan needs to be in line with the ‘Standardised method of life cycle costing for construction

procurement’ PD 156865:2008. Moreover, the elemental LCC plan must:

- Provide an indication of the future replacement costs over a period of analysis as required by

the client (e.g. 20,30,50,60 years);

- Incudes service life, maintenance and operation cost estimates.

• Hea 06 Safety and security

One credit – Security of site and building

A Suitably Qualified Security Specialist (SQSS) conducts an evidence-based Security Needs

Assessment (SNA) during or prior to Concept Design (RIBA Stage 2 or equivalent).

• Ene 04 Low carbon design

One credit - Low zero carbon feasibility study

A feasibility study is carried out by the completion of the Concept Design stage (RIBA Stage 2)

by an energy specialist to establish the most appropriate recognised local low or zero carbon LZC

energy source(s) for the building/development

• Wst 01 Construction Waste Management

One credit – Pre-demolition audit

A pre-demolition audit of any existing buildings, hard surfaces or structures is carried out at concept

design (RIBA Stage 2 or equivalent) to determine whether refurbishment or reuse is feasible and,

in the case of demolition, to maximise the recovery of material for subsequent high grade or value

applications.



10

• Wst 05 Adaptation to climate change

Conduct a climate change adaptation strategy appraisal before or during concept design (RIBA

Stage 2) and develop recommendations and solutions to mitigate impact.

• Wst 06 Design for disassembly and adaptability

One credit – Design for disassembly and functional adaptability (recommendation)

Conduct a study to explore the ease of disassembly and the functional adaptation potential of

different design scenarios by the end of Concept Design (RIBA Stage 2).

• LE 02 Enhancing site ecology

One credit - Survey and evaluation/Determining the site-wide outcome

A suitably qualified ecologist (SQE) is appointed by the client by the end of the Preparation and

Brief stage (RIBA Stage 1) to carry out a survey and evaluation of the site during Concept Design

(RIBA Stage 2).

• LE03 Managing negative impacts on ecology

One credit – Planning, liaison, implementation and data

Roles and responsibilities for managing negative impacts on the ecology are clearly defined and

allocated to support successful delivery of project outcomes at an early enough stage to influence

the Preparation and Brief or Concept Design (RIBA Stage 2).



11

5. CONCLUSION

Following the initial review of the scheme against the BREEAM New Construction 2018 scheme

using the shell and core criteria for all non-residential areas of the development, a credible strategy

has been proposed to deliver a BREEAM “Excellent” for the new build retail, office and industrial

spaces within the development.

The design team is to develop and adapt the design to ensure the credits can be achieved as per

the targets set. The BREEAM assessor has been and will continue to form an integral part of the

design team and a consistent point for reference, review and questions. Following this principle is

proven through experience to offer the surest route to a successful BREEAM certification and holistic

sustainable design.



APPENDIX 1

BREEAM PRE-ASSESSMENTS

Morden Wharf – Industrial

1.0 Introduction

This report is intended as a summary of the BREEAM pre-assessment review for the following project:

Project Name Morden Wharf - Industrial

BREEAM Version BREEAM 2018 NC – Shell and Core

Assessment Stage Pre-Assessment Stage

Lead Assessor Diana de Bastos

Target Rating Excellent (70%)

Downloaded By Diana de Bastos

Please note that this is an uncontrolled copy and is for information only and a more detailed, formal pre-assessment report may be issued by your appointed assessor. If you have any queries on the content of this report or the award of any of the credits please contact your licensed assessor as noted above.


2.0 Scoring scenarios

It should be noted that the pre-assessment scores have been based on the following scoring scenarios;

• Targeted - The number currently achieved.

• Potential - Current, plus credits which can be easily gained.

On this basis, the following scores are considered achievable under each scenario;

Scenario Score BREEAM Rating

Targeted 75.12 Excellent

Potential 78.66 Excellent


2.1 Minimum Standards

In addition performance against the minimum standards (required for the specified target rating) under each scenario is summarised below;

Issue Targeted Potential

Man 03 - Responsible construction practices Yes Yes

Man 04 - Commissioning and handover Yes Yes


Man 05 - Aftercare Yes Yes

Ene 01 - Reduction of energy use and carbon emissions Yes Yes

Ene 02 - Energy monitoring Yes Yes

Wat 01 - Water consumption Yes Yes

Wat 02 - Water monitoring Yes Yes

Mat 03 - Responsible sourcing of construction products Yes Yes

Wst 01 - Construction waste management Yes Yes

Wst 03 - Operational waste Yes Yes

If the required minimum standards are not met then the target rating will not be achieved regardless of overall score.


3.0 - Credits and Comments Table

Available Targeted Potential RIBA Stage

Comments

Management

Man 01

Project brief and design 4 4 4 2 Project delivery planning - 1/1 credit targeted Requirements need to be met prior to completion of Stage 2. Stakeholder consultation - 1/1 credit targeted Requirements need to be met prior to completion of Stage 2. BREEAM AP (Concept Design) - 1/1 credit targeted Requires additional appointment prior to completion of Stage 2 BREEAM AP (Developed design) - 1/1 credit targeted Requires additional appointment prior to completion of Stage 2 and achieving the first AP credit.

Man 02

Life cycle cost and service planning 4 4 4 2,4 Elemental LCC - 2/2 credit not targeted (added as potential) Report needs to be prepared prior to completion of Stage 2. Component level LCC appraisal - 1/1 credit targeted Report prepared at Stage 4. Capital cost reporting - 1/1 credit targeted

Man 03

Responsible construction practices 6 6 6 4,5,6 Pre-requisite - Legally harvested and traded timber - targeted Environmental management - 1/1 credit targeted BREEAM AP (construction) - 1/1 credit targeted Responsible Construction Management - 2/2 credits targeted Monitoring of construction site impacts - 2/2 credits targeted

Man 04

Commissioning and handover 4 4 4 4,5,6 Pre-requisite - BUG - targeted Commissioning - testing schedule and responsibilities - 1/1 credit targeted Commissioning - design and preparation - 1/1 credit targeted Testing and inspecting building fabric - 1/1 credit targeted Handover - 1/1 credit targeted

Management Totals: (+exemplary) 18 (+1) 18 18

Management score totals: 11 11 11

Health & Wellbeing



Comments

Hea 01

Visual comfort 3 1 2 3 Daylighting - 0/1 credit not targeted View out - 0/1 credit not targeted (added as potential) External lighting - 1/1 credit targeted

Hea 02

Indoor air quality 1 1 1 2,3,4 Pre-requisite - Indoor air quality plan - targeted Produced until completion of Stage 2. Ventilation - 1/1 targeted Only criterion 2a applies. Provide fresh air into the building in accordance with the criteria of the relevant standard for ventilation

Hea 04

Thermal comfort 2 2 2 3 Thermal modelling - 1/1 credit targeted Design for future thermal comfort - 1/1 credit targeted

Hea 05

Acoustic performance 1 1 1 3,4,5,6 3/3 credits targeted

Hea 06

Security 1 1 1 2 Security of site and building - 1/1 credit targeted A Suitably Qualified Security Specialist (SQSS) conducts an evidence-based Security Needs Assessment (SNA) during or prior to RIBA Stage 2 or equivalent. Security needs assessment (SNA) The project and site-specific assessment of security needs, including:

1. A visual audit of the site and surroundings, identifying environmental cues and features pertinent to the security of the proposed development.

2. Formal consultation with relevant stakeholders, including the local ALO, CPDA and CTSA (as applicable), in order to obtain a summary of crime and disorder issues in the immediate vicinity of the proposed development.

3. Identify risks specific to the proposed, likely or potential use of the buildings. 4. Identify risks specific to the proposed, likely or potential user groups of the buildings. 5. Identify any detrimental effects the development may have on the existing community.

Suitably qualified security specialist (SQSS) An individual achieving 1–3 or 4 of the following can be considered to be suitably qualified for the purposes of compliance with BREEAM:

1. Minimum of three years' experience in a relevant security profession (in the last five years). This experience must clearly demonstrate a practical understanding of factors affecting security in relation to construction and the built environment, relevant to the type and scale of the project being undertaken.

2. Holds a qualification relevant to security. 3. Maintains a full membership to a relevant professional body, institute or certification

scheme that has a professional code of conduct, to which members adhere. 4. A specialist registered with a BREEAM recognised third party licensing or registration

scheme for security specialists.



Comments

An SQSS may be any practising security professional (e.g. a private security consultant or advisor, an ALO, CPDA, CTSA, or an individual associated with the client team), however they must demonstrate that they hold the experience, qualifications and memberships required by the SQSS criteria. The following are currently recognised as a third party licensing or registration schemes for an SQSS

• SABRE

Hea 07

Safe and healthy surroundings 2 2 2 2 Safe access - 1/1 credit targeted Outside space - 1/1 credit targeted Needs to provide appropriate seating, be non smoking and be away from noisy areas (busy roads, car parks, building services,etc...). It is likely that one of the outdoor spaces provided within the building will meet the requirements for this credit.

Health & Wellbeing Totals: (+exemplary) 10 (+2) 8 9

Health & Wellbeing score totals: 8 6.4 7.2

Energy

Ene 01

Reduction of energy use and carbon emissions

13 5 6 2,4,6 Energy performance - 4/9 credits targeted (5 potential credits) - Minimum standard for an Excellent rating Prediction of operational energy consumption - 0/4 not targeted Requires preliminary operational energy workshop to be carried out prior to completion of Stage 2. Additional energy modelling during design and post-construction (12 months after building occupation) to predict operational energy use by end use. In addition, a risk assessment will also need to be carried out.

Ene 02

Energy monitoring 2 2 2 3,4 Sub-metering of end-use categories - 1/1 credit targeted Sub-metering of high energy load and tenancy areas - 1/1 credit targeted

Ene 03

External Lighting 1 1 1 3,4 1/1 credit targeted Average efficacy of external lighting is above 70 lum/W, plus PIR and daylight sensors.

Ene 04

Low carbon design 3 1 1 2 Passive design - 0/2 not targeted. Low zero carbon technologies - 1/1 credit targeted Report prepared prior to completion of Stage 2. Additional appointment required.

Energy Totals: (+exemplary) 19 (+5) 9 10

Energy score totals: 14 6.632 7.368

Transport

Tra 01

Transport assessment and travel plan 2 2 2 2,3 2/2 credits targeted



Comments

Tra 02

Sustainable transport measures 10 10 10 3,4 10/10 credits targeted The current AI for the site is 4.59. Some of the measures that can be implemented to achieve 10 credits are outlined below. Alternative measures can be selected depending on what will be agreed for the site.

• Demonstrate an increase over the existing Accessibility Index. This could be through provision of a diverted bus route, a new or enhanced bus stop, or other similar solutions - 3 points

• During preparation of the brief, the design team consults with the local authority (LA) on the state of the local cycling network and public accessible pedestrian routes, to focus on whichever the LA deems most relevant to the project, and how to improve it - 2 points

• Cycle spaces - 1 point

• Cycle facilities - 1 point

• Provide at least more than one accessible amenity - 2 points

• Provision of electric recharging stations (10% of total parking) - 1 point

• One site specific transport measure - 1 point

Transport Totals: (+exemplary) 12 12 12

Transport score totals: 11.5 11.5 11.5

Water

Wat 01

Water consumption 5 3 3 3 3/5 credits targeted

Wat 02

Water monitoring 1 1 1 3 1/1 credit targeted

Wat 03

Water leak detection 2 2 2 3,4 Leak detection system - 1/1 credit targeted Flow control devices - 1/1 credit targeted

Wat 04

Water efficient equipment 1 1 1 3,4 1/1 credit targeted

Water Totals: (+exemplary) 9 (+1) 7 7

Water score totals: 7 5.444 5.444

Materials

Mat 01

Environmental impacts from construction products - Building life cycle assessment (LCA)

7 4 5 2,3,4 LCA for superstructure during concept design or technical design – 4/6 credits targeted At concept design (Stage 2) the results of the LCA need to be submitted before applying for planning. Potential credits may be achieved if an options appraisal is carried out at concept design and before planning application.



Comments

Substructure and hard landscaping options appraisal during Concept Design (all building types) - 0/1 credit not targeted

Mat 02

Mat 02 Environmental impacts from construction products - Environmental Product Declarations (EPD)

1 0 0 3,4 Specification of products with a recognised environmental product declaration (EPD) - 0/1 credit not targeted

Mat 03

Responsible sourcing of construction products

4 2 2 2,3,4 Pre-requisite - Legally harvested and traded timber - targeted Enabling sustainable procurement - 0/1 credit not targeted A sustainable procurement plan must be in place prior to Stage 2. Measuring responsible sourcing - 2/3 credits targeted

Mat 05

Designing for durability and resilience 1 1 1 3 1/1 credits targeted Protecting vulnerable parts of the building from damage and from material degradation.

Mat 06

Material efficiency 1 0 0 1,2,3,4,5,6

0/1 credit not targeted Methods to optimise the use of materials. All stages.

Materials Totals: (+exemplary) 14 (+4) 7 8

Materials score totals: 17.5 8.75 10

Waste

Wst 01

Construction waste management 5 4 4 2,3,4 Pre-demolition audit - 1/1 credit targeted Must be carried out at Stage 2 by a competent person. Construction resource efficiency - 2/3 credit targeted Diversion of resources from landfill - 1/1 credit targeted

Wst 02

Use of recycled and sustainably sourced aggregates

1 1 1 3,4 1/1 credit targeted

Wst 03

Operational waste 1 1 1 3,4 1/1 credit targeted

Wst 05

Adaptation to climate change 1 1 1 2 1/1 credit targeted Climate change adaptation strategy appraisal required before end of Stage 2.

Wst 06

Design for disassembly and adaptability

2 2 2 2 Design for disassembly and functional adaptability - recommendations - 1/1 credit targeted Study to be prepared before end of Stage 2. Disassembly and functional adaptability - implementation - 1/1 credit targeted

Waste Totals: (+exemplary) 10 (+3) 9 9

Waste score totals: 7 6.3 6.3

Land Use & Ecology



Comments

LE 01

Site selection 2 2 2 1,2 Previously occupied land - 1/1 credit targeted Contaminated land - 1/1 targeted

LE 02

Identifying and understanding the risks and opportunities for the site

2 2 2 2 Pre-requisite - assessment route selection - it is likely that the project will have to employ a suitably qualified ecologist and therefore resort to following route 2. Survey and evaluation/Determining the site-wide outcome - 2/2 credits targeted Survey and evaluation carried out during Stage 2.

LE 03

Managing negative impacts on ecology

3 3 3 2 In order to achieve this credit LE02 needs to also be achieved. Planning, liaison and implementation - 1/1 credit targeted Roles and responsibilities are outlined during Stage 2. Managing negative impacts of the project – 2/2 credits targeted

LE 04

Enhancement of Ecological value 4 3 3 2,3 Requirements from LE03 need to be achieved in order to achieve this credit. Planning, liaison, implementation and data collation - 1/1 credit targeted Change and enhancement of ecology - 2/3 credits targeted

LE 05

Long term management and maintenance

2 2 2 3,4 Planning, liaison, data, monitoring and review management and maintenance/Landscape and ecology management plan (or similar) development - 1/1 credit targeted Monitoring of LE03 and LE04. Landscape and ecology management plan (or similar) development - 1/1 credit targeted

Land Use & Ecology Totals: (+exemplary)

13 (+2) 12 12

Land Use & Ecology score totals: 15 13.846 13.846

Pollution

Pol 01

Impact of refrigerants 3 1 1 3,4 Impact of refrigerants - 1/2 credit targeted Leak detection system - 0/1 not targeted

Pol 02

Local air quality 2 1 2 3 1/2 credits targeted (2/2 credits added as potential) If no gas is used on site and DHW and heating is provided using electricity then both credits can be achieved. If gas is provided then in order to achieve any credits, NOx emissions from the systems should be carefully considered.

Pol 03

Flood and surface water management 5 3 3 3 Flood resilience - 1/2 credits targeted It is expected that the FRA will show that the site is at medium risk from all sources of flooding, therefore only 1 credit is likely to be achieved. Surface water run-off - 2/2 credits targeted



Comments

Minimising watercourse pollution - 0/1 credit not targeted

Pol 04

Reduction of night time light pollution 1 1 1 3,4 1/1 credit targeted

Pol 05

Reduction of noise pollution 1 1 1 2,3,4 1/1 credit targeted

Pollution Totals: (+exemplary) 12 7 8

Pollution score totals: 9 5.25 6

Innovation

AI Approved Innovation 1 0 0

Innovation Totals: (+exemplary) 1 0 0

Innovation score totals: 1 0 0

OVERALL SCORE TOTALS: 101 75.12 78.66

Morden Wharf – Offices

1.0 Introduction


Project Name Morden Wharf - Offices










Comments

Management

Man 01


Man 02


Man 03


Man 04




Health & Wellbeing



Comments

Hea 01

Visual comfort 4 1 3 3 Daylighting - 0/2 credit not targeted (added as potential) View out - 0/1 credit not targeted (added as potential) External lighting - 1/1 credit targeted

Hea 02


Hea 04


Hea 05


Hea 06












Comments


• SABRE

Hea 07




Energy

Ene 01



Ene 02


Ene 03


Ene 04


Ene 06

Energy efficient transportation systems

2 2 2 3,4 Energy consumption – 1/1 credit targeted Energy efficient features – 1/1 credit targeted



Transport



Comments

Tra 01


Tra 02











Water

Wat 01


Wat 02


Wat 03


Wat 04




Materials

Mat 01





Comments


Mat 02



Mat 03



Mat 05


Mat 06





Waste

Wst 01


Wst 02



Wst 03


Wst 05


Wst 06

Speculative finishes (offices only) 1 1 1 3,4 1/1 credit targeted

Wst 06






Comments


Land Use & Ecology

LE 01


LE 02



LE 03



LE 04


LE 05




13 (+2) 12 12


Pollution

Pol 01


Pol 02


Pol 03

Flood and surface water management 5 3 3 3 Flood resilience - 1/2 credits targeted It is expected that the FRA will show that the site is at medium risk from all sources of flooding, therefore only 1 credit is likely to be achieved.



Comments

Surface water run-off - 2/2 credits targeted Minimising watercourse pollution - 0/1 credit not targeted

Pol 04


Pol 05




Innovation





Morden Wharf – Retail

1.0 Introduction


Project Name Morden Wharf - Retail










Comments

Management

Man 01


Man 02


Man 03


Man 04




Health & Wellbeing



Comments

Hea 01

Visual comfort 4 1 2 3 Daylighting - 0/2 credit not targeted (added as potential) View out - 0/1 credit not targeted External lighting - 1/1 credit targeted

Hea 02


Hea 04


Hea 05


Hea 06












Comments


• SABRE

Hea 07




Energy

Ene 01



Ene 02


Ene 03


Ene 04




Transport

Tra 01




Comments

Tra 02











Water

Wat 01


Wat 02


Wat 03


Wat 04




Materials

Mat 01





Comments


Mat 02



Mat 03



Mat 05


Mat 06





Waste

Wst 01


Wst 02



Wst 03


Wst 05


Wst 06





Land Use & Ecology



Comments

LE 01


LE 02



LE 03



LE 04


LE 05




13 (+2) 12 12


Pollution

Pol 01


Pol 02


Pol 03

Flood and surface water management 5 3 3 3 Flood resilience - 1/2 credits targeted It is expected that the FRA will show that the site is at medium risk from all sources of flooding, therefore only 1 credit is likely to be achieved. Surface water run-off - 2/2 credits targeted



Comments

Minimising watercourse pollution - 0/1 credit not targeted

Pol 04


Pol 05




Innovation





sustainability statement - morden wharf€¦ · any such party relies upon the report at their own...

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