Environmental Statement Non-Technical Summary
Conington Road, Lewisham
October 2018
Waterman Infrastructure & Environment Limited
Pickfords Wharf, Clink Street, London, SE1 9DG www.watermangroup.com
Client Name: MB Homes Lewisham Limited
Document Reference: WIE11508-107-R-1-1-1-ES NTS
Project Number: WIE11508
Quality Assurance – Approval Status
This document has been prepared and checked in accordance with Waterman Group’s IMS (BS EN ISO 9001: 2008, BS EN ISO 14001: 2004 and BS OHSAS 18001:2007)
Issue Date Prepared by Checked by Approved by
Final October 2018
Ellen Smith
Senior Consultant
Peter Gardner
Principal Consultant
Kirsty Rimondi
Technical Director
Comments
September 2018 iteration of design
Disclaimer
This report has been prepared by Waterman Infrastructure & Environment Limited, with all reasonable skill, care and diligence within the terms of the Contract with the client, incorporation of our General Terms and Condition of Business and taking account of the resources devoted to us by agreement with the client.
We disclaim any responsibility to the client and others in respect of any matters outside the scope of the above.
This report is confidential to the client and we accept no responsibility of whatsoever nature to third parties to whom this report, or any part thereof, is made known. Any such party relies on the report at its own risk.
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1. INTRODUCTION
MB Homes Lewisham LTD (Meyer Homes) (hereafter referred to as the ‘Applicant’) is seeking to obtain
detailed planning permission for a residential-led scheme located on land adjacent to Conington Road in
Lewisham, south-east London (hereafter referred to as the ‘Development’). The land has been identified as a
Site for redevelopment by the London Borough of Lewisham (LBL) within Policy LTC5 of the Lewisham Town
Centre Local Plan. The Development would encompass an area of 0.98 hectares (ha). The red line planning
application boundary comprises the site of the Development (hereafter referred to as the ‘Site’).
Figure 1: Site Location and Planning Application Boundary
As shown on Figure 1, the overall existing Site comprises two parts:
• the ‘Car Park Site’, located north of the River Ravensbourne (to become known as ‘Conington Green’
once the Development is completed; and
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• the Island Site, located south of the River Ravensbourne (to become known as ‘Silk Square’ once the
Development is completed).
An Environmental Impact Assessment (EIA) has been undertaken by Waterman IE to assess the
environmental effects of the Development. The EIA is reported in an Environmental Statement (ES) which
has been prepared to accompany the planning application. The ES describes the likely significant
environmental effects of the Development. This document provides a summary of the ES in non-technical
language.
2. ENVIRONMENTAL IMPACT ASSESSMENT METHODOLOGY
EIA is a process which aims to ensure that the likely significant environmental effects of a proposed
development (which can be beneficial and / or adverse) are given due consideration in the determination of a
planning application. In accordance with the relevant legislative requirements and best practice guidelines,
the EIA was undertaken using established methods and assessment criteria. This involved visits to the Site,
along with surveys, data reviews, consultation with several relevant statutory authorities, computer modelling
and specialist assessment undertaken by a team of qualified and experienced consultants.
The first stage of the EIA process involves undertaking a ‘Scoping Study’, to which the local planning
authority issue their Scoping Opinion, focusing the EIA on the potentially significant environmental effects. A
formal scoping opinion was received for a similar scheme on the same Site in December 2016, and this has
been used as a guide for the topics to be scoped into the ES. As such, the following environmental topics
have been assessed within the Conington Road EIA:
• Socio-Economics;
• Transport and Access;
• Noise and Vibration;
• Air Quality;
• Water Resources and Flood Risk;
• Ground Conditions and Contamination;
• Archaeology;
• Ecology;
• Wind Microclimate;
• Daylight, Sunlight, Overshadowing and Solar Glare;
• Townscape, Visual and Heritage Setting Effects; and
• Cumulative Effects.
Each of the above topics are addressed in the ES, with a chapter dedicated to each topic. In each chapter, a
description of the assessment methodology is given together with, the relevant environmental conditions on
and adjacent to the Site and the likely significant effects of the Development. The significance of likely
effects is graded on a scale as either insignificant, minor, moderate or substantial (note, this NTS does not
include this terminology of effects as its purpose is to present the findings of the ES in non-technical
language). Each chapter also describes a range of measures that would be incorporated to avoid, reduce,
or offset any identified likely adverse effects, and / or enhance likely beneficial effects. Such measures are
referred to as ‘mitigation measures’. The resulting effects (known as ‘residual effects’), following the
implementation of mitigation measures, are also described.
In addition to the above topics, a number of effects related to other environmental disciplines have been
sign-posted i.e. they are covered sufficiently elsewhere within the topics already being considered and
therefore did not warrant their own chapter. These disciplines, and chapters within which they are
signposted, are as follows:
• Climate Change and Greenhouse Gases - Air Quality, Water Resources and Flood Risk and Description
of the Development (whereby sustainability measures are presented and discussed); and
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• Population and Human Health – Socio-economics, Noise and Vibration, Air Quality, Wind Microclimate,
and within a stand-alone Health Impact Assessment (HIA).
It is important to note that there are significant residential-led consented proposals surrounding the Site
which are currently being implemented and are likely to be completed and operational approximately about
the same time, or prior to the completion and operation of the Development. This necessitates the following
facts and reasonable assumptions to be applied to the EIA:
• the existing baseline conditions adjacent to the Site are in a current state of flux and represent only
temporary and interim conditions; and
• the pre-construction conditions adjacent to the Site (prior to the consented schemes in proximity to the
Site being implemented) no longer exist and can never exist again.
As a result of the above, the ‘likely significant environmental effects’ resulting from the Development will have
to be assessed against a set of ‘likely future baseline’ conditions which reasonably assumes the
implementation and operation of the following consented schemes by the start on Site year of the
Development (2019):
• Phase 1 of Lewisham Gateway (DC/06/62375/X (OUT); DC/13/82493/X (RMA); and DC/14/89233/X
(RMA));
• Phases 3-4 of Heathside and Lethbridge Estate (DC/09/72554 (HYBRID); DC/10/75395 (MMA);
DC/12/81169 (RMA), DC/12/81165/FT (MMA); DC/14/87333 (RMA)). Note, Phases 1-2 have been built-
out and are occupied;
• 87-89 Loampit Vale (DC/15/093403);
• Phase 2 of Lewisham Gateway (DC/06/62375/X (OUT)); and
• Phases 5-6 of the Heathside and Lethbridge Estate (DC/09/72554 (HYBRID); DC/10/75395 (MMA);
DC/12/81165/FT (MMA); DC/14/87333 (RMA).
3. EXISTING AND LIKELY FUTURE LAND USES AND ACTIVITIES
The Site is in Lewisham town centre which forms part of the Lewisham, Catford and New Cross Opportunity
Area and is a Regeneration and Growth Area. The centre is planned to achieve London Plan Metropolitan
Centre status by 2026.
The Local Plan (2014) identifies the Site in the ‘town centre boundary’, which has been defined to assist in
the intensification of areas that have excellent public transport linkages. The Local Plan identifies the Site as
an ‘appropriate area’ for tall buildings.
The Site has an allocation as a major site which has the potential for development and is considered key in
achieving the vision and the objectives of the Local Plan.
The Site is currently vacant and predominantly comprises hard standing (formerly used as Tesco customer
car parking for 218 cars), a hardstanding area surrounded in hoarding and some vegetated areas. A small
road bridge spans over the River Ravensbourne in the centre of the Site and the historic Silk Mills Path
passes north-west to south-east through the Site, together with a main sewer, running along the same line.
Photographs of the existing conditions of the Site are shown below.
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Photo 1: Car Park Site Photo 2: Island Site
Photo 3: Northern area of Car Park Site Photo 4: Ravensbourne River
The Site is broadly bounded by the following:
• the Adana Building and Hester House residential-led developments, Conington Road and residential
properties along Conington Road to the north-west, north and north-east of the Car Park Site;
• a Tesco Superstore and petrol filling station to the east of the Site;
• The River Ravensbourne to the east and north-east of the Island Site; and
• Dockland Light Railway (DLR) lines and peripheral infrastructure associated with Lewisham Station and
mainline rail line south and west of the Site.
The existing land uses surrounding the Site predominantly comprise residential, commercial and
infrastructure uses, as shown in Figure 2.
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Figure 2: Existing Predominant Surrounding Land Uses
With the inclusion of the likely future baseline schemes, further residential land uses will surround the Site,
as set out in further detail below:
• Lewisham Gateway (Phase 1 and 2): this scheme will include shops, restaurants, bars and cafes, leisure
facilities, up to 800 residential units and a park known as Confluence Place;
• 87-89 Loampit Vale: construction of a part 4, 6 and 7 storey building comprising 49 residential units with
associated parking, landscape works and amenity space; and
• Heathside and Lethbridge Estate: residential-led regeneration scheme aiming to provide around 1,200
residential units.
The location of these likely future baseline schemes are shown in Figure 3.
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Figure 3: Likely Future Baseline Schemes (please note road configuration south of the Site has
changed due to Lewisham Gateway development).
4. ALTERNATIVES AND DESIGN EVOLUTION
In line with the UK regulations which relate to EIA, the ES includes a description of how the baseline
conditions may change over time without the Development. In addition, it provides a description of the main
alternatives to the Development which were considered by the Applicant, and a description of how the
design of the Development evolved over time, taking into account the effects of the Development on the
environment.
Guidance on the preparation of EIA suggests that it is good practice to consider ‘alternative sites’. However,
given that the Site has already been identified as a Site for redevelopment by LBL (Policy LTC5 of the
Lewisham Town Centre Local Plan), it is reasonable that no alternative sites were considered by the
Applicant.
EIA Guidance also suggests that the option of doing nothing (the ‘No Development’ scenario) is also
considered in an ES. The ‘No Development’ scenario would entail leaving the Site in its current vacant state.
It is considered that under this scenario, the Site would remain underutilised and without redevelopment
would lead to several missed opportunities for the Site and Lewisham, including no provision of homes and
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new public realm. This would not accord with relevant National, Regional and Local planning policies,
including those of The London Plan and LBL’s Lewisham Town Centre Local Plan.
The baseline conditions at the Site are likely to evolve without the implementation of the Development as a
result of increased population and housing supply due to cumulative schemes in the area. This would lead to
increased pedestrian and public transport users and pressure on public services in the area of the Site
(although it is expected that this would be mitigated through financial contributions from developers). It is
expected that air quality would improve, in line with current guidance, and the occurrence of nuisance noise
would be likely during the demolition and construction of cumulative schemes. It is expected that townscape
and visual amenity would improve as cumulative schemes are developed, and as these schemes are
developed, levels of daylight and sunlight would generally reduce over time.
On establishing the need and acceptability for a residential-led scheme, the Applicant and their design team
worked up a Development in which the overall design, massing, external materiality and landscaping was
informed by the Site’s constraints and opportunities; particularly those relating to townscape and visual
matters, microclimate, and pedestrian permeability. The final Development design emerged as a result of
these factors together with an extensive programme of consultation with officers at LBL and other statutory
and non-statutory consultees.
5. THE PROPOSED DEVELOPMENT
The Development, designed by EPR Architects and Bradley Murphy Design (BMD), would provide:
• 365 residential units and amenity space including balconies, roof gardens and soft and hard landscaping;
• units for commercial, community, leisure or office use
• publicly assessible rooftop viewing gallery; and
• associated facilities and landscaping.
The Development would provide a total floor space of 39,265m2 Gross External Area (GEA), accounting for
the residential, non-residential and parking land uses.
Three buildings would be constructed, referred to as Buildings B1, B2 and B3.
Building B1 (the tower) would be located on the Silk Square site to the south of the River Ravensbourne.
Building B1 would be the tallest building (34 storeys) and its form would be a simple square from the second
floor upwards, as shown in Figures 4 and 5 below. The ground floor footprint of Building B1 would extend
further to the west and the north elevation on the ground and first floors would have recessed corners.
Stepped public realm with soft and hard landscaping would surround the western extension of Building B1.
Buildings B2 and B3 would be located on the Conington Green site to the north of the River Ravensbourne.
Buildings B2 and B3 would not be as tall as Building B1, extending to 14 and 8 storeys in height respectively,
but would have larger footprint extents in irregular forms, as shown in Figure 4. The footprint of Building B2
would be roughly s-shaped from ground to third floor, dividing into two staggered taller elevations from the
fourth floor up to the sixth floor.
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Figure 4: The Development at Ground Level
B1
B2
B3
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Figure 5: Appearance of Buildings B1 (tower) and B2
Figure 6: Appearance of Conington Green Site, Buildings B2 and B3
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A one storey basement level would be located beneath Building B2(B) and a lower ground floor below
Building B3.
The Development would be car-free, except for nine disabled parking spaces, located within the basement of
Building B2.
An energy centre would be provided on the ground floor of Building B3, in the northern section of the
building. A gas fired combined heat and power unit (CHP) would be located in the energy centre. Solar
panels would be located on the roof levels of Buildings B2 and B3.
Commercial and community uses would be provided on the lower ground floors of Building B1 and B2.
Residential units would be provided on first floors and above in building B1 and ground floors and above in
building B2 and B3
The landscape proposals seek to reinforce the historic Silk Mills Path that runs through the Site and
complement the adjacent River Ravensbourne (see Figure 7 below). A total of 5,528m2 of publicly
accessible space would be provided as part of the Development and includes:
• Conington Green – a sequence of publicly accessible space that includes a more direct route for the
existing Silk Mills Path through the centre of the Development, open space for incidental play and
dedicated play space;
• Island Gardens and River Edge – located on the Silk Square site, to the west of Building B1, this
terraced landscape would provide integrated seating, lawns and planting along the river edge to provide
publicly accessible amenity space with views across the river and to Conington Green; and
• Silk Square – located on the Silk Square site, to the east of Building B1, this area provides a
predominantly hardscaped space with tree planting.
• Public Terrace – located on the roof level of B1.
Conington Green Island Gardens Silk Square
Figure 7: Public Realm and Landscaping Character Areas
Green roofs would be located on Buildings B2 and B3, which would be planted with species-rich, native seed
mixes. Three of the existing trees along the river edge would be retained and supplemented with 91 new
trees, a mix of native and non-native species of various sizes as well as areas of amenity grassland and
shrub planting.
Specific measures to enhance the biodiversity of the Site include the incorporation of the following:
• bird boxes targeting house sparrows, kingfishers and swifts;
• bat boxes; and
• a purpose-built loggery for stag beetles.
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6. DEVELOPMENT PROGRAMME AND CONSTRUCTION
The Site preparation and construction works are anticipated to commence in 2019. They are envisioned to
last two to three years, completing in 2021. However, occupation of the Development would be phased, with
residents occupying completed parts of the Development whilst construction of other parts of the
Development are still under way.
It is anticipated that the Site preparation and construction works would comprise the following main stages:
• Site enabling works, including Site clearance, levelling and sheet piling;
• bulk excavation and foundation piling;
• basement and substructure works;
• superstructure;
• façade cladding;
• fit out;
• landscaping and external works; and
• completion and handover process.
To control and manage the potential environmental effects of Site preparation and construction, a site-
specific Project Environmental Plan (PEP) should be developed. This should be implemented throughout the
duration of the works and should specify a range of measures to manage the environmental effects that
could arise during Site preparation and construction works. Examples of controls specified within the PEP
would be construction traffic management, waste management and controls in relation to dust, noise and
vibration.
The PEP should be prepared in line with relevant legislative and best practice guidelines. Specific regard
should be given to LBL’s ‘Good Practice Guide: Control of pollution and noise from demolition and
construction sites’. Contractors should be required to implement the PEP and ensure that environmental
monitoring is also undertaken where this has been specified.
Due to the proximity of the River Ravensbourne to the Site, a site-specific Water Management Plan should
be prepared including measures to protect against pollution of ground and surface water. A Foundations
Work Risk Assessment should also be prepared in consultation with the Environment Agency to establish the
most appropriate piling methodology to minimise contamination risks to the underlying aquifers.
7. SOCIO-ECONOMICS
A socio-economic assessment has been undertaken using a wide range of information sources. These
sources include a detailed review of planning policies, guidance and standards, population Census data and
professional experience of similar development schemes.
It is estimated that the Development would generate in the region of 650 full time equivalent jobs per annum
during the 3-year construction programme. These jobs include those directly created by the Development
and those created along the supply chain through the provision of goods and services to the construction
process. In addition, construction workers would be anticipated to spend money on convenience goods and
services, such as food, drink and fuel, in the local area, which would further benefit the economy.
Once completed, the Development is predicted to generate 28 full time jobs directly within the Site. When
factoring in those jobs that would be created through the supply chain to businesses within the Development
and the goods and services purchased by residents, an estimated total of 90 new full time jobs would be
created within Lewisham; around 75 of which would be generated locally to the Site.
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The provision of up to 365 residential dwellings would positively contribute to the housing targets within
Lewisham, accounting for around 8.8% of the annual housing target.
It is estimated that the Development would have an additional resident population of between 550 and 600
people. There are 19 General Practitioner (GP) surgeries within 2km of the Site providing an average of one
GP per 2,109 people. This is slightly above the average for Lewisham and also above the ratio targets
recommended by the Health Urban Development Unit. The additional demand for accessing GPs would be
off-set by a financial contribution through the Community Infrastructure Levy (CIL).
It has been concluded that there is sufficient capacity within existing early years education, primary school
education and secondary school education facilities to provide for the additional demand for early years and
school places that the new population on the Site would create. This is because a significant surplus in
school places is forecast for the year of completion and full occupation of the Development and because only
a relatively small number of children are likely to be resident within the Development.
The Development would yield a child population of 55, leading to a requirement for 546.27m2 of play space
based on guidelines from the GLA. The Development includes 603m2 of children’s play space which is more
than sufficient to cater for the additional demand arising from the additional residents within the
Development. Private amenity space is also designed into the Development.
8. TRANSPORT AND ACCESS
A detailed study of the effects of the Development upon the capacity of local highways, public transport,
pedestrians and cyclists has been undertaken. This has been based upon a range of information sources
and includes a detailed assessment of future traffic using baseline traffic surveys and computer modelling.
Based upon the anticipated Site preparation and construction timetable and the quantities of materials
arising and required from the works, it has been predicted that at the peak construction stage, construction
traffic from the Development would result in a minor increase in traffic volume on the highway network.
However, most construction vehicles will access the Site off-peak and a detailed Traffic Management Plan
would ensure that any temporary disruptions to the surrounding road network would be minimised and
appropriately managed. In addition, the Applicant could contribute towards the production of a Construction
Logistics Plan for the area.
There are a wide range of public transport services existing in proximity to the Site. These include Lewisham
Rail and Docklands Light Railway (DLR) Station, adjacent to the Site, together with Elverson Road DLR
Station and a comprehensive range of local and London-wide buses.
The provision of cycle parking as part of the Development would improve cycle facilities in the area and help
promote cycling as a transport mode.
As part of the planning application a Travel Plan has been prepared. The Travel Plan seeks to promote the
use of sustainable transport over single occupancy vehicle trips where possible. Through the Travel Plan a
series of targets will be set which will aim to reduce the overall level of single occupancy vehicle trips to and
from the Development.
Apart from the provision of nine residential disabled car parking spaces, the Development would be car-free
resulting in an insignificant effect on the local highway network.
9. NOISE AND VIBRATION
The noise and vibration effects of the Development have been established in accordance with published
guidelines and this included a comprehensive baseline monitoring survey at the Site. Short term monitoring
of noise at seven sensitive receptor locations (all existing residential property locations) surrounding the Site
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and at key locations within the Site was undertaken. In addition, long-term noise monitoring was undertaken
at two key locations on the periphery of the Site over a four-day period, covering both a typical weekday and
weekend period. The noise monitoring results show the Site to be exposed to high levels of noise from rail
and road traffic during the daytime and night-time periods and advice on minimising this effect on future
residents has influenced the design.
Short term vibration monitoring was also undertaken and this concluded that vibration levels from passing
trains would not require any changes in the Development’s design.
The assessment scope therefore does not need to consider the noise or vibration effect of the occupied
Development but would need to consider the noise and vibration effects of Site preparation and construction
works on sensitive receptors around and within the Site.
The assessment concluded that construction traffic would not have a noticeable noise effect and with the
implementation of best practice measures during Site preparation and construction there would be no
noticeable noise effects at most of the sensitive receptors. The exception being when occasional noisy
activities like pneumatic drilling is undertaken adjacent to the Adana Building, 1-10 Columbine Way and 1-2
Sharsted Villas when additional mitigation would be required to minimise noise effect. Furthermore, the level
of noise nuisance would be monitored during construction to ensure that the mitigation measures identified
are suitable.
To protect the residents of the Adana Building, agreed vibration limits would be set to ensure compliance
with national standards and minimise disturbance. The noise mitigation measures and vibration limits should
be controlled through the implementation of the PEP.
Appropriate noise emission limits have been specified for the completed Development’s building services
plant, based on representative minimum background noise levels and the requirements of LBL. Through
careful plant selection, installation and noise attenuation as appropriate then disturbance to surrounding
sensitive receptors would be avoided.
The completed Development is not modelled to result in a noticeable change in traffic to the levels existing or
predicted to occur in the future and therefore no significant change in road traffic noise will result.
10. AIR QUALITY
Due to the existing and predicted future levels of air pollutants primarily associated with vehicular traffic
emissions, LBL has declared four Air Quality Management Areas (AQMA) within the Borough. The Site is
located within one of these AQMAs (AQMA 3). An AQMA is an area where there is public exposure to areas
exceeding the National Air Quality Objective. Accordingly, an air quality assessment has been undertaken to
determine the effects of the Development on local air quality and the AQMA by inputting air quality
monitoring data from LBL into a model.
The assessment considered the likely effects of the Development on local air quality in relation to Site
preparation and construction activities and the completed and operational Development. Predicted traffic flow
and energy plant data was analysed using a complex computer model which calculated and predicted the
likely resultant changes to local air quality.
During the Site preparation and construction works, best practice measures would be implemented to
minimise dust arising from the construction site. These measures should form part of the Site-specific PEP
and should include the erection of hoarding around the construction site, ‘damping down’ of surfaces, the
covering of all construction materials and the regular cleaning of frequently used areas. The level of dust
nuisance should be monitored during construction to ensure that the mitigation measures put in place are
controlling dust effectively. Emissions from construction plant should be minimised through measures such
as switching off engines when not in use. Furthermore, Site preparation and construction generated traffic is
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not anticipated to significantly add to local traffic flows. As a result, the effect of emissions from Site
preparation and construction vehicles would be minimal.
Once the Development is completed it was predicted that the minor changes in vehicular traffic as a result of
trips generated by the Development and the emissions from the proposed heating plant, which includes four
boilers and Combined Heat and Power plant (CHP), would have an insignificant effect on air quality at
existing and future sensitive residential receptors. In addition, the Site is considered suitable for residential
use.
11. WATER RESOURCES AND FLOOD RISK
The effects of the Development upon water resources and drainage have been informed by a review of
various information sources including those made available by the Environment Agency and Thames Water;
as well as the results of a Site investigations for ground conditions and contamination. A Flood Risk
Assessment and Drainage Strategy has also been prepared to accompany the planning application and is
included as part of the ES.
There are no surface water features on the Site, although the River Ravensbourne is located adjacent to the
Site. The Development does not include any works to the River Ravensbourne channel or river walls. The
River Thames is located further afield, approximately 1.75 km north of the Site. The Site is entirely located
within Flood Zone 1 and is therefore considered to be at low risk of fluvial and tidal flooding.
During the Site preparation and construction works, the Site-specific PEP and Water Management Plan
should include temporary measures to control surface water runoff from the Site. Such measures should
include the provision of adequate drainage to manage surface water run-off. During construction, there is a
risk of damage to sewers located within or close to the Site, and as such, the PEP should also set out
measures to ensure that the existing sewers are adequately protected and / or disconnected in line with best
practice.
During the Site Investigation, groundwater was encountered within the aquifers beneath the Site. However,
the Development is not expected to significantly alter or displace the existing groundwater flows beneath the
Site and thus the risk of groundwater flooding off-Site is not expected to increase. Furthermore, given the
proposed basements would be appropriately waterproofed, the basements would be unlikely to flood.
All works to the foul water drainage system would be undertaken in consultation and agreement with Thames
Water. Such works would be subject to standard best practice and mandatory regulatory controls and would
be designed to cope with the future population of the Development. As such, there would be limited risks of
foul water flooding during Site preparation, construction and operation of the Development.
A surface water drainage strategy has been devised which provides a design solution which can be
implemented on-Site as part of the Development. The strategy involves the storage of surface water from
the Site in underground storage tanks and green roofs. Discharge of the surface water to the Thames Water
sewer network would then be controlled to an agreed rate and to avoid times of peak flow. This minimise the
risk of sewer overflow.
This would lead to a reduction in off-Site surface water flood risk compared to the current and likely future
baseline situation.
Using a computer modelling exercise, it has been demonstrated that the building footprint of the
Development would not hinder access to the River Ravensbourne for maintenance and inspection of the
river walls.
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12. GROUND CONDITIONS AND CONTAMINATION
A ground conditions and contamination assessment has been undertaken to establish the likely
contamination risks posed to several receptors including construction site workers, future occupants of the
Development, surface water resources, groundwater and fauna and flora. The assessment involved the use
of a range of information sources including a review of historical maps, geological maps, previous ground
investigations undertaken for sites near the Site.
It is concluded that the potential for significant ground contamination to be present on the Site is likely to be
low to medium, due to marginal exceedances of contaminated soils. Exceedance of benzene within sampled
groundwater were considered to indicate a background level, attributed to off-site sources. Furthermore,
localised exceedance of arsenic and selenium were not considered to be of risk as there are no groundwater
abstractions down gradient within 1km of the Site.
Site preparation and construction works would be subject to a range of mandatory legislative health and
safety controls. These would prevent construction workers coming into direct contact with any potential
contamination in the soil and exposure to ground gas during excavation works. Such controls should form
part of the Site-specific PEP which would also include protective and preventative measures to ensure that
contamination risks to underlying soils and groundwater would be reduced to a negligible level. The PEP
should also ensure dust suppression techniques and other measures are used to reduce the potential
exposure of contaminated dust to the public using pedestrian routes adjacent to the Site. Monitoring would
be undertaken during site preparation and construction to ensure that the mitigation measures proposed are
working effectively.
In addition, the risk posed by unexploded ordnance would be minimised through education of the
construction work force and the active presence of an Explosive Ordnance Safety Engineer during all
intrusive works undertaken in areas of unexploded ordnance risk.
Whilst limited, the choice of appropriate piling and foundation techniques would be agreed with the
Environment Agency through a Foundations Work Risk Assessment to prevent the mobilisation and release
of potential contaminants to below ground water resources.
Given the proximity of the River Ravensbourne and the underlying aquifers, a Site-specific Water
Management Plan should be prepared to protect against pollution of controlled waters. The Water
Management Plan, which should be in accordance with the Pollution Prevention Guidelines issued by the
Environment Agency, should include measures to ensure appropriate handling and storage of materials
storage locations. Once these mitigation measures are in place, there would be no significant effects during
the Site preparation and construction works.
On completion of the Development, there would be insignificant effects posed by contamination to future
occupants, soil, groundwater and flora and fauna. Areas of proposed landscaping would use imported clean
topsoil and growing medium to form an appropriate cover system. This should be developed within a
remediation method specification / strategy and agreed with LBL prior to implementation.
13. ARCHAEOLOGY (BELOW GROUND)
An assessment of the likely significant effects of the Development on the archaeological (below ground
heritage asset) resource within the Site was undertaken. Heritage assets identified within the Site include the
Mill Pond and the Silk Mill path, although these are considered to be of negligible heritage significance (due
to recorded truncation and disturbance within the Site) and have not been designated for protection.
The archaeological potential of the Site has also been recognised through its incorporation within the
Lewisham and Catford/Rushey Green Archaeological Priority Zone. However, the results of recent
investigations within the Site have concluded that there is a limited potential for the survival of archaeological
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remains which would merit consideration in the planning process within the Site due to extensive truncation.
Similarly, there is a low potential for paleo-environmental information to be present on the Site. Given this,
the Site preparation and construction works would not likely cause harm to the archaeological resource. A
geoarchaeological survey has already been undertaken on the Site and thus further mitigation measures are
not considered necessary for this Development.
14. ECOLOGY
The Site is situated within a densely built-up residential and commercial area of low ecological value. Most of
the Site is hardstanding; with small, well-maintained areas of amenity planting and scattered trees and to a
lesser extent, areas of re-colonising grassland.
An ecological desk study was undertaken that identified the closest area legally protected for wildlife as
Brookmill Road Local Nature Reserve, approximately 350m north-west of the Site and the closest wildlife
designated site as St. John’s Station Site of Importance for Nature Conservation (SINC) which is 25m south-
west of the Site. The River Ravensbourne is adjacent to the Site within a U shaped concrete channel and
this watercourse is part of the River Ravensbourne and Brookmill Park SINC, approximately 275m to the
north-west of the Site.
The desk study also did not provide any records of plants or animal that needed protecting within or
immediately adjacent to the Site. But did identify records of bat, bird and invertebrate species, that needed
protecting, within 1km of the Site.
Site surveys were undertaken to evaluate the ecological value of the habitats on Site and identified eight
different species of birds, Himalayan Cotoneaster and Buddleja, two invasive plant species on Site and that
the River Ravensbourne was suitable for bats. Follow up bat emergence and activity surveys were
undertaken that identified bats commuting along the River Ravensbourne.
During the Site preparation and construction phase works would be controlled through implementation of a
PEP to minimise the risk of a pollution incident, remove invasive species, protect trees and control dust,
noise and light pollution to neighbouring habitats.
Through the implementation of the Lighting Strategy bats would be unaffected by the Development’s lighting.
With the increase in extent and variety of vegetation and the inclusion of bat, bird and invertebrate boxes the
Completed Development will improve the ecological value of the Site.
15. WIND MICROCLIMATE
Wind conditions on and immediately around the Site during preparation works would be very similar to those
presented for the existing Site and would be acceptable for the intended pedestrian activities around the
Site. As construction of the Development progresses, the local wind conditions both on and off Site are
expected to progressively change to the conditions associated with the Development once completed and
operational.
An assessment of the comfort and safety of the local wind microclimate within and surrounding the Site once
the Development is completed and operational has been undertaken using wind tunnel testing of a scale
model of the Development in the context of the ‘likely future baseline’ situation.
The wind tunnel testing concluded that the wind microclimate is generally suitable or ‘calmer’ than required
for the intended uses in and around the Development in the absence of landscaping and mitigation.
However, there are three occurrences of strong winds at ground level within the Development; two of these
locations are within a maintenance area and not accessible to the public. For the other location within a
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pedestrian thoroughfare adjacent to the Silk Square Development, strong winds would be mitigated by
implementation of the landscaping proposals and a solid gate.
Figure 8: Wind Tunnel Model
16. DAYLIGHT, SUNLIGHT, OVERSHADOWING AND SOLAR GLARE
An assessment has been made of the likely effect of the Development on the daylight, sunlight,
overshadowing and solar glare on neighbouring occupiers of properties and amenity spaces near to the
Site..
Construction of the Development would have a gradually increasing effect on the levels of daylight, sunlight,
overshadowing and solar glare to residential properties, amenity spaces and traffic routes surrounding the
Site as the construction progresses. The would be similar, albeit lesser, to those of the completed
Development.
As would be expected given the open and undeveloped nature of the Site there are significant effects to
some of the neighbouring residential properties, notably in relation to daylight, given the large proportional
reduction of daylight, on which significance is based. However, the number of neighbouring properties that
experience significant effects with the Development in place is low and most effects are to windows that are
placed beneath overhanging balconies, which inhibit levels of daylight. Or the Development reduces daylight
levels to neighbouring properties which are in line with similar building types in the area. The use of flexible
and different target values in daylight assessments for modern high rise buildings, like this Development, is
in line with standard industry guidance, which suggest interpretation of the numerical guidelines as
appropriate. As such, where balconies constrain daylight, professional judgement was applied to set a
suitable level of significance which deviates from numerical guideline targets.
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There would be no noticeable effects to the existing/likely future baseline or proposed amenity areas with the
Development in place and the solar glare effects would be minimal.
17. TOWNSCAPE, VISUAL AND HERITAGE SETTING EFFECTS
In accordance with Policy LTC19 of the Local Plan, detailed modelling has informed the appropriate building
height in relation to scale and massing. Visual impact is demonstrated by virtue of verified views, agreed with
LBL.
The Applicant has engaged in pre-application consultation with statutory and non-statutory stakeholders
including LBL and Greater London Authority and presentation of the proposals at two Design Review Panels.
The pre-application process has informed the design development and changes have been embedded within
the application as primary mitigation.
The Site preparation and construction of the Development would have limited effects on townscape, heritage
and views, except for one non-designated heritage asset (Eagle House), and one townscape heritage area
(Lewisham Character Area), where there would be a minor adverse effect.
Once completed, the Development provides a demonstrable positive effect to the function and appearance
of the townscape.
Existing View Proposed View
Figure 9: View along Silk Mills Path, Conington Road, with and without the Development
18. CUMULATIVE EFFECTS
Two types of cumulative effects have been assessed in relation to the Development:
• The interaction of individual effects from the Development upon a set of defined sensitive receptors. For
example, noise, dust and visual intrusion; and
• The combined effects arising from other reasonably foreseeable schemes.
The following reasonably foreseeable schemes were considered as part of the assessment:
• The Catford Greyhound Stadium (for water resources and flood risk effects) (planning ref:
DC/07/67276/X / DC/13/84895/ DC/14/089821);
• Tower House, 65-71 Lewisham High Street (planning ref: DC/15/94039);
• Land at Thurston Road to the North West of Sherwood Court (planning ref: DC/14/88367);
• Riverdale House, 68 Molesworth Street (planning ref: DC/15/91069 & DC/14/86564);
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• Carpetright (planning ref: DC/17/102049 );
• Lewisham Retail Park (planning ref: DC/16/097629);
• Phase 2 Lewisham Gateway, Minor Material Amendment (planning ref: DC/18/105218); and
• Lewisham House (planning ref: DC/17/105087).
Figure 10: Cumulative Schemes
The Site preparation and construction of the Development in isolation would result in some temporary
adverse interaction effects on future and existing residents neighbouring the Development, occupants of
completed phases of the work on Site and pedestrians, cyclists, road and rail users. These interaction effects
would be associated with noise, vehicle exhaust emissions, changes in visual appearance, setting of Eagle
House (a non-designated heritage asset) and on the townscape character area (Lewisham Character Area)
due to the presence of a construction site. The interaction changes in daylight, sunlight, wind and solar glare
to neighbouring land uses would progressively change to that identified for the Development and cumulative
schemes once completed and operational. The Site-specific PEP should improve all construction related
effects as far as possible.
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With the implementation of a Traffic Management Plan for the Development (which could be enhanced by
input to an area wide Construction Logistics Plan to avoid construction traffic being on the road during peak
periods) the Site preparation and construction of the Development, in conjunction with the construction of
other schemes with planning permission, were generally found to be minimal.
Once the Development is operational, the main likely cumulative effects with other schemes with planning
permission were:
• cumulative beneficial effects in relation to socio-economic, due to the provision of housing within
Lewisham and the creation of jobs within Lewisham and London.;
• cumulative beneficial effects on townscape, conservation areas, non-designated heritage assets, and
views by positively contributing to the regeneration of Lewisham town centre;
• cumulative beneficial effects on surface water and flood risk drainage as a result of providing
attenuation to account for climate change;
• cumulative beneficial effects on local pedestrian and cycle infrastructure (particularly due to the planned
improvements within the vicinity of the Site associated with Phase 1 and 2 of Lewisham Gateway);
• cumulative beneficial effects on habitats and biodiversity in the local area, including on bats;
• cumulative beneficial effects on the wind microclimate in relation to being able to sit comfortably at
entrances to the Development and in pedestrian thoroughfares within the Development and off-Site;
• cumulative adverse effects on levels of daylight and/or sunlight on surrounding residential properties
(affecting additional windows of properties such as 1 – 58 Century House, Adana Building, Lewisham
Gateway Phase 1 (Block A), 198 Lewisham Road, 296 Lewisham Road and 298 Lewisham Road); and
• minimal cumulative adverse effects on solar glare on drivers using the local highway (owing to some
reflective façade elements of the Development).
19. ES AVAILABILITY AND COMMENTS
The ES is available for viewing by the public on LBL’s website: http://planning.lewisham.gov.uk/.
Copies of the ES are also available for viewing by the public during normal office hours in the planning
department of LBL at the address below. Comments on the planning application should be forwarded to the
planning case officer at the address given below:
London Borough of Lewisham
Laurence House
1 Catford Road
SE6 4RU
Tel: 020 8314 6000
Copies of the NTS are available free of charge. Copies of the full ES are available for purchase. For copies
of these documents, please contact:
Waterman IE
Pickford’s Wharf
Clink Street
London
SE1 9DG
Tel: 020 7928 7888
Email: [email protected]