Environment Statement - Volume 5: Non-Technical Summary€¦ · Project: Purfleet Centre Regeneration Project no: WIE13745-101 Document title: Environmental Statement – Volume 5

December 2017

Environment Statement - Volume 5: Non-Technical Summary

Purfleet Centre Regeneration

On behalf of:

© Waterman Group 2017

This document has been prepared in support of an outline application with part detail for the regeneration of Purfleet, Thurr ock on behalf of

Purfleet Regeneration Ltd (PCRL)

Document Purpose

Film & Television Studio Project Team:

Prepared by:

PCRL

Development Manager

Project Manager

Construction Manager

Masterplan Project Team:

Architects & Masterplanners

Multidisciplinary Engineers

Planning Consultant

Landscape Architects

Quantity Surveyors

Property Strategy Consultants

Community Engagement

Film & Television Studios Operator

Architects

Civil & Services Engineering

Structural Engineering Development Manager

Quantity Surveyor

Estate Management

&

Document verification sheet

Project: Purfleet Centre Regeneration Project no: WIE13745-101

Document title: Environmental Statement – Volume 5 Non-Technical Summary

File ref: Asite ref:

Revision no Status

Date Description Issued by Approved by

R.2.3.1 December 2017

Alice Humphries

Patrick Duffy

Environmental Statement Non-Technical Summary Pg:1

© Waterman Group

Contents

1. Introduction ......................................................................................................................................... 2

2. The Site and Its Surrounding Context .............................................................................................. 3

3. What are the Development Proposals? ............................................................................................ 4

4. Alternatives .......................................................................................................................................... 6

5. Environmental Impact Assessment Approach and Methodology ................................................. 7

6. What are the Likely Significant Environmental Impacts and How Would They Be Minimised? . 8

7. What Will Happen Next? ................................................................................................................... 14


© Waterman Group

1. Introduction

1.1. Purfleet Centre Regeneration Limited (the ‘Applicant’) is seeking outline planning permission for the

redevelopment of land located north of the River Thames and south of the Channel Tunnel Rail Link (CTRL)

(High Speed 1 Rail Link), which forms part of Purfleet town centre (the ‘Site’). The Site covers an area of

approximately 62.85 hectares (ha) and is located within the administrative boundary of Thurrock Council (TC).

The location of the Site is shown on Figure 1 and the planning application boundary of the Site is shown on

Figure 2.

1.2. The Site is current largely occupied by Beacon Hill Industrial Estate in Botany Quarry, the former Yara Purfleet

Terminal (which was vacated in 2017), International Timber Sawmill, Botany Cottages, Railway Cottages and

large areas of previously developed land south of London Road now cleared and forming derelict scrub land,

as indicated on Figure 3. The Site is bisected by London Road and the London, Tilbury and Southend (Essex

Thameside) railway line with Purfleet Station located in the south-western part of the Site.

1.3. In 2011, Thurrock Thames Gateway Development Corporation submitted an outline planning application for

the redevelopment of the Site (planning ref: 11/50401/TTGOUT) which was granted permission in 2013 and is

valid for fifteen years from the date of permission. However, owing to the requirement for greater flexibility in

land uses and likely requirements of future occupants, the Applicant has submitted a new outline planning

application for the Site to TC for determination.

1.4. The proposed redevelopment of the Site (hereafter referred to as the ‘Development’) involves the demolition

of the existing buildings and structures on the Site, including the buildings associated with Purfleet Station,

together with the construction of a new residential-led mixed-use development comprising business and retail

uses, education uses, community and leisure uses and film / TV studios. The redevelopment would be

supported by improvements to existing infrastructure, including a new railway station building, alterations to

the river wall, the provision of highway and pedestrian crossings over the railway and the reprofiling and

realignment of London Road.

1.5. EIA is a formal procedure (under the Town and Country Planning (Environmental Impact Assessment)

Regulations, 2017) (the ‘EIA Regulations’). The EIA process must be followed for certain types and scales of

development, where the likely significant environmental impacts of the development are systematically

assessed and reported. The purpose of the EIA is to ensure that appropriate information about the likely

significant environmental impacts of the Development is available for consideration by the relevant Local

Planning Authority (in this case TC), along with relevant consultees and members of the public, prior to the

determination of the planning application. The EIA process can also identify ways in which the Development

can be designed to avoid, reduce or offset likely significant adverse impacts on the environment and / or

communities, as well as ways in which beneficial impacts can be optimised.

1.6. The findings of the EIA are reported in a document called an Environmental Statements (ES), which has been

prepared to accompany the outline planning application. The likely significant environmental impacts of the

Development (in isolation and in combination with other developments), both during the demolition and

construction works and once the Development is completed and operational, have been assessed, with

findings presented in Volume 1 to Volume 4 of the ES. This document (Volume 5) provides a summary of the

findings of the ES in non-technical language.

Project Details

Figure Ref

Date

Figure Title

File Location

Figure 1: Site Location

\\s-lncs\wiel\projects\wie13745\eia\graphics\nts\issued figures

WIE13745-101_GR_NTS_1A

2017

WIE13745-101: Purfleet, Essex

www.watermangroup.com

N

Reproduced from the Ordnance Survey maps with the permission of the Controller of Her Majesty’s Stationery Office,© Crown copyright, Waterman Infrastructure & Environment, Pickfords Wharf, Clink Street, London SE1 9DG. Licence number LAN1000628.

© WATERMAN INFRASTRUCTURE & ENVIRONMENT

SITE LOCATION

Project Details

Figure Ref

Date

Figure Title

File Location

Figure 2: Planning Application Boundary

\\s-lncs\wiel\projects\wie\eia\graphics\nts\issued figures


2017



Planning Application Boundary

N



Source: KSS

Project Details

Figure Ref

Date

Figure Title

File Location

Figure 3 Predominant Existing Land Uses

\\s-lncs\wiel\projects\wic14392\eia\graphics\es\issued figures

WIC14392-102_GR_NTS_3A

2017

WIC14392-102: Purfleet, Essex


Planning Application Boundary

A136 ARTERIAL ROAD

BOTANY QUARRY

HOLLOW WOODAND PURFLEET

STATION

LONDON ROAD INDUSTRIAL

TILBURY AND SOUTHEND RAILWAY LINE

LONDON ROAD

RIVERSIDE

A1090 CHANNEL TUNNEL RAIL LINK

RIVER THAMES

N



Education / Community Uses

Residential

Industrial

Woodland / Tree Groups

Bare Ground and Scrubland

Key Transport Infrastructure

Surface Water (River Thames)

Purfleet Station

BOTANY WAY

A136 ARTERIAL ROAD

BOTANY QUARRY

HOLLOW WOODAND PURFLEET

STATION

LONDON ROAD INDUSTRIAL

TILBURY AND SOUTHEND RAILWAY LINE

LONDON ROAD

RIVERSIDE

A1090 CHANNEL TUNNEL RAIL LINK

BOTANY WAY


© Waterman Group

2. The Site and Its Surrounding Context

2.1. The Site is bound to the north by Tank Lane and the CTRL; to the east by the high chalk cliffs of Botany Quarry,

with Carpetright storage and distribution centre beyond and to the south-east by Esso Petroleum storage

facility; to the south-west and south by the River Thames and to the west / north-west by Purfleet.

2.2. Principal road access to the Site is from London Road, which passes through the Site connecting to Tank Hill

Road, Purfleet Bypass, Botany Way and Arterial Road; the latter connects to the M25. Secondary road access

into the Site is from Botany Way that extends through Botany Quarry connecting Purfleet Bypass to London

Road. Purfleet Station is located towards the south-west of the Site and the London, Tilbury and Southend

railway line bisects the Site along with London Road.

2.3. Currently the Site comprises mainly industrial uses (Beacon Hill Industrial Estate, International Timber Sawmill

and the former Yara Purfleet Terminal that was vacated in 2017) and to a lesser extent residential uses (Botany

Cottages, Harlow Cottage and Railway Cottages) (see Figure 3). Historically developed areas of the Site have

been cleared with undeveloped open scrub land dominating the riverfront and the eastern part of the Site. Also

located within and to the south-west and south of the Site is the River Thames river and defence walls (and

gates) and part of the foreshore. Two jetties are located parallel to the river wall within the Site; the former

Yara Purfleet Terminal Jetty and the former Cory’s Wharf Jetty. A number of wooded areas are present on

the Site, notably along the railway line, the cliff edges of Botany Quarry and Hollow Wood (see Figure 3), of

which some are subject to Tree Preservation Orders. The north-eastern cliff edge of Botany Quarry, which

extends up to approximately 25m Above Ordnance Datum) is designated Purfleet Chalk Pits Site of Special

Scientific Interest (SSSI) for its geological interest, which extends mainly east of the Site to Armour Lane. The

south-western corner of the Site that is largely covered by Hollow Wood is located within the Purfleet

Conservation Area. There are no listed buildings on the Site, although a number are located in proximity to

the Site.

2.4. Surrounding the Site is predominantly industrial, commercial and residential uses. Residential properties are

located immediately west and north-west of the Site along Caspian Way, London Road and Harrisons Wharf

and immediately north-east of the Site between Purfleet Bypass and Arterial Road. Residential properties are

also located along London Road, Beacon Hill, Oakhill Road and Linnet Way south of Botany Quarry and to the

north of International Timber Sawmill. Purfleet Primary Academy is located north-west of the Site on Tank

Lane within the residential area.


© Waterman Group

3. What are the Development Proposals?

3.1. Outline planning permission for the Development is sought for a maximum quantum of land uses and

parameter plans that show the spatial extent of built form (that provides an ‘envelope’ for which built form would

take place within), with all details reserved for future approval, apart for access points to the Site. The details

for the Development, including the external appearance, specific location and height of the buildings, together

with the layout and landscaping, for example, would therefore be subject to approval at a later date through a

number of reserved matters applications.

3.2. The Development would create a new town centre for Purfleet on previously developed land, integrated with

surrounding residential uses and existing transport infrastructure. The Development includes the demolition

of existing buildings and structures on the Site (as described in the section below) and seeks the

redevelopment of the Site to provide:

up to 2,850 dwellings (mix of studio, 1 bedroom, 2 bedroom, 3 bedroom and 4 bedroom residential

apartments and houses) including a proportion of affordable housing;

up to 11,000m2 of business uses;

up to 8,880m2 of shops;

up to 5,220m2 of restaurants and cafes;

up to 900m2 of drinking establishments;

up to 20,000m2 of hotel accommodation;

up to 18,300m2 of non-residential institution, comprising a primary school, a secondary school, integrated

medical centre and community uses;

up to 6,200m2 of leisure uses;

up to 135,000m2 of film / TV studios, including workshops, offices and post production facilities and

infrastructure; and

up to 1,600m2 of new railway station building and local waste and power facilities.

3.3. In addition to the above, the Development would provide vehicle parking, open space, landscape and public

realm; highways and utilities infrastructure, including but not limited to, alterations to the river wall, the provision

of crossings over the railway and the reprofiling and realignment of part of London Road. Details of these

would be defined at the reserved matters stage.

3.4. A significant amount of ground re-profiling is proposed across the Site to facilitate the Development and to

improve access and minimise flood risk. The land raise would also improve the place making of the

Development and enables views out across the river which would otherwise be blocked by the flood defence

and river walls.

3.5. The location and maximum spatial extent of the above proposed land uses is shown in Figure 4 over nine

Development Zones, as shown in Figure 5. No development is proposed within Purfleet Chalk Pits SSSI. As

shown in Figure 6, the maximum heights of the buildings, which would be defined at a later stage, would vary

across the Development, ranging between up to two storeys’ in height to up to ten storeys’ in height. The tallest

buildings would be located largely along the riverside, new town centre or near the cliff edges of Botany Quarry.

The density of buildings would also vary across the Development with the higher density buildings located in

Development Zone 1 near the riverfront.

3.6. The main access into the Development would continue via London Road and Botany Way. A new primary road

would be created extending across Development Zones 1, 2, 5, 6 and 8 forming a principal route through the

Development along the riverside and through Botany Quarry. New highway and pedestrian bridges would be

constructed over the railway to improve movement across the Site and reduce queuing on London Road at the

existing level crossing. Car parking and cycle spaces would be provided within the Development in accordance

with policy requirements.

RESIDENTIAL AREAS - C3

MIXED USE AREAS - INC A1, A3, A4, BI, C1, C3, D1

FILM/ TV STUDIO

KEY

EDUCATION - D1

STRATEGIC OPEN SPACE

PRIMARY ROAD NETWORK

+/-10m

UTILITIES

+/-25m

NOTES.

1. ROAD TOLERANCES TAKEN FROMCENTRELINE OF ROAD.

2. LAND USE TOLERANCES TAKEN FROM LANDUSE AREA LINE EDGE.

3. ALL AREA WITHIN SITE BOUNDARY WHICH ISILLUSTRATED WITHOUT A COLOUR, IE WHITEIS EITHER SSSI, OPEN SPACE/ LANDSCAPE,NATIONAL RAIL OPERATIONAL LAND ORPRIMARY ROAD NETWORK

MIXED USE AREAS - INC A1, A3, A4, BI, C1, C3, D1, D2

MIXED USE AREAS - INC A1, RAIL STATION, ANDPUBLIC OPEN SPACE/STRATEGIC LANDSCAPING

STRATEGIC LANDSCAPE

+/-5m

+/-0m

COMMERCIAL USES B1/B2

SITE BOUNDARY

EXISTING BUILDINGS OUTSIDE OF SITEBOUNDARY

SCALE

0m

All rights reserved. The drawing author asserts their rights under theCopyright, Designs and Patents Act 1988. (Unless otherwise agreed inwriting).Figured dimensions only are to be taken from this drawing. Alldimensions are in millimeters unless otherwise stated. All dimensionsshall be checked on site prior to works commencing. Anydiscrepancies shall be reported to the drawing author. Do not scale thisdrawing.

Revisions

Project Ref. Originator

Status Ref Revision

Drawing Title

Sheet Format

File Ref

Drawn By Date Drawn

Checked By Date Checked

Client

Project

Scale

Status

Drawing Data & Reference

General Notes and Legend

@ A1

Revision Notes

Architects &Masterplanners KSS aLL Design

1-5 Vyner StreetLondon E2 9DG

T+44 (0)20 7095 0500

1 James StreetLondon W1U 1DR

T+44 (0)20 7907 2222

LandscapeArchitect Exterior Architecture

Studio 1S Hewlett HouseLondon SW8 4AS

T+44 (0)20 7978 2101

Multi-disciplinaryEngineers Watermans

Pickfords Wharf, Clink StreetLondon SE1 9DG

T+44 (0)20 7928 7888

Consultant Ref.

NOT APPLICABLE

Zone / Asset

Level /Location

Type Role DrawingSequence

DrawingSeries

25 50 125 250

1:2500PFT -

KSS Design GroupC

P03

15.12.17

1 : 2500

PCRL

KSS -

LAND-USE PLAN

PCR-KSS-ZZ-ZZ-ZZ-M3-A-0001

JT 03.10.16

DB

PURFLEET CENTRE REGENERATION

S2FOR APPROVAL

00 - ZZ - DR - A - 0100 - 010

ISSUED FOR COMMENT

P03 15.12.17 Issued for Approval KSSP02 07.12.17 Issued for Approval KSSP01 27.10.17 Issued for Comment KSS

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Revisions

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Originator

Status Ref

Revision

Draw

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SheetFormat

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Drawn

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ateChecked

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Project

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Status

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Reference

GeneralN

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@A1

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otes

Architects&

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KSS

aLLD

esign1-5

VynerStreetLondon

E29D

G

T+44(0)20

70950500

1Jam

esS

treetLondon

W1U

1DR

T+44(0)20

79072222

LandscapeArchitect

ExteriorArchitectureS

tudio1S

Hew

lettHouse

LondonS

W8

4AS

T+44(0)20

79782101

Multi-disciplinary

EngineersW

atermans

Pickfords

Wharf,C

linkS

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9DG

T+44(0)20

79287888

Consultant R

ef.

NO

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TypeR

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P0127.10.17

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RESIDENTIAL AREAS - C3

MIXED USE AREAS - INC A1, A3, A4, BI, C1, C3, D1

FILM/ TV STUDIO

KEY

EDUCATION - D1

STRATEGIC OPEN SPACE

PRIMARY ROAD NETWORK

+/-10m

UTILITIES

+/-25m

NOTES.

1. ROAD TOLERANCES TAKEN FROMCENTRELINE OF ROAD.

2. LAND USE TOLERANCES TAKEN FROM LANDUSE AREA LINE EDGE.

3. ALL AREA WITHIN SITE BOUNDARY WHICH ISILLUSTRATED WITHOUT A COLOUR, IE WHITEIS EITHER SSSI, OPEN SPACE/ LANDSCAPE,NATIONAL RAIL OPERATIONAL LAND ORPRIMARY ROAD NETWORK

MIXED USE AREAS - INC A1, A3, A4, BI, C1, C3, D1, D2

MIXED USE AREAS - INC A1, RAIL STATION, ANDPUBLIC OPEN SPACE/STRATEGIC LANDSCAPING

STRATEGIC LANDSCAPE

+/-5m

+/-0m

COMMERCIAL USES B1/B2

SITE BOUNDARY


SCALE

0m


Revisions


Status Ref Revision

Drawing Title

Sheet Format

File Ref

Drawn By Date Drawn


Client

Project

Scale

Status



@ A1

Revision Notes



T+44 (0)20 7095 0500


T+44 (0)20 7907 2222



T+44 (0)20 7978 2101



T+44 (0)20 7928 7888

Consultant Ref.

NOT APPLICABLE

Zone / Asset

Level /Location


DrawingSeries

25 50 125 250

1:2500PFT -

KSS Design GroupC

P03

15.12.17

1 : 2500

PCRL

KSS -

LAND-USE PLAN


JT 03.10.16

DB


S2FOR APPROVAL

00 - ZZ - DR - A - 0100 - 010

ISSUED FOR COMMENT

P03 15.12.17 Issued for Approval KSSP02 07.12.17 Issued for Approval KSSP01 27.10.17 Issued for Comment KSS

Project Details

Figure Ref

Date

Figure Title

File Location

Figure 4: Proposed Land Use Plan of the Development



2017



Source: KSS

N



Project Details

Figure Ref

Date

Figure Title

File Location

Figure 5: Development Zones



2017

WIC13745-101: Purfleet, Essex


Source: KSS

N



LEGEND

< 20 m APL, UP TO 5 STOREYS



NOTES.

1. ABOVE PROPOSED LEVEL (APL)

2. ALL AREA WITHIN SITE BOUNDARY WHICH ISILLUSTRATED WITHOUT A COLOUR,IE. WHITE ISEITHER SSSI, OPEN SPACE/ LANDSCAPE,NATIONAL RAIL OPERATIONAL LAND OR PRIMARYROAD NETWORK

+/-10m

< 8 m APL, UPTO 2 STOREYS

+/-0m

<8 m APL, UPTO 2 STOREYS WITH AN ALLOWANCEFOR UPTO 13M FOR FLUES ABOVE THE MAXIMUMBUILDING HEIGHT (MAXIMUM OVERALL FLUEHEIGHT OF 21M)

+/-5m

SITE BOUNDARY


SCALE

0m


Revisions


Status Ref Revision

Drawing Title

Sheet Format

File Ref

Drawn By Date Drawn


Client

Project

Scale

Status



@ A1

Revision Notes



T+44 (0)20 7095 0500


T+44 (0)20 7907 2222



T+44 (0)20 7978 2101



T+44 (0)20 7928 7888

Consultant Ref.

NOT APPLICABLE

Zone / Asset

SubZone

Level /Location


DrawingSeries

25 50 125 250

1:2500

P14

27.10.17

1 : 2500

PCR -

PCRL

KSS -

BUILDING HEIGHTS PLAN


JT 22.08.16

DB


S2FOR INFORMATION

ZZ - ZZ - ZZ - DR - A - 0100 - 013

ISSUED FOR COMMENT

P14 27.10.17 Issued for Comment KSSP13 06.02.17 Issued for Approval KSSP12 27.01.17 Issued for Information KSS

LEGEND




NOTES.

1. ABOVE PROPOSED LEVEL (APL)

2. ALL AREA WITHIN SITE BOUNDARY WHICH ISILLUSTRATED WITHOUT A COLOUR,IE. WHITE ISEITHER SSSI, OPEN SPACE/ LANDSCAPE,NATIONAL RAIL OPERATIONAL LAND OR PRIMARYROAD NETWORK

+/-10m

< 8 m APL, UPTO 2 STOREYS

+/-0m

<8 m APL, UPTO 2 STOREYS WITH AN ALLOWANCEFOR UPTO 13M FOR FLUES ABOVE THE MAXIMUMBUILDING HEIGHT (MAXIMUM OVERALL FLUEHEIGHT OF 21M)

+/-5m

SITE BOUNDARY


SCALE

0m


Revisions


Status Ref Revision

Drawing Title

Sheet Format

File Ref

Drawn By Date Drawn


Client

Project

Scale

Status



@ A1

Revision Notes



T+44 (0)20 7095 0500


T+44 (0)20 7907 2222



T+44 (0)20 7978 2101



T+44 (0)20 7928 7888

Consultant Ref.

NOT APPLICABLE

Zone / Asset

SubZone

Level /Location


DrawingSeries

25 50 125 250

1:2500

P14

27.10.17

1 : 2500

PCR -

PCRL

KSS -

BUILDING HEIGHTS PLAN


JT 22.08.16

DB


S2FOR INFORMATION

ZZ - ZZ - ZZ - DR - A - 0100 - 013

ISSUED FOR COMMENT

P14 27.10.17 Issued for Comment KSSP13 06.02.17 Issued for Approval KSSP12 27.01.17 Issued for Information KSS

Project Details

Figure Ref

Date

Figure Title

File Location

Figure 6: Proposed Building Heights



2017



Source: KSS

N




© Waterman Group

3.7. Strategic open and landscaped areas would be provided within the Development, notably along the railway

line (known as the ‘Greenway’), within Hollow Wood located in Development Zone 1 and within Development

Zone 7. In addition, a promenade between the riverside and Development Zones 1 and 8 would result in the

riverside becoming publicly accessible, forming a key component and connectivity of the public amenity space

within the Development. These areas would accommodate footpaths and cycle ways, sustainable drainage

systems and play space, together with a mosaic of habitats of ecological value.

3.8. Whilst habitats on the Site would be lost, through the retention, enhancement and re-creation of habitats, the

Development once completed and operational, would seek to provide a net gain in biodiversity of the Site

compared to the existing conditions of the Site. Habitat retention and recreation would be focused in Hollow

Wood, along the railway corridor, the base of the cliff edges of Development Zones 3 and 5 and within

Development Zone 7, although habitats would also be created, for example, along streets where native trees

are planted. In total the Development, would include the provision of 15.6 ha of ecological habitat. Where

possible, existing trees on the Site would be retained and incorporated into the landscaping of the Development

to preserve the setting and character of the Site.

3.9. To reduce surface water runoff from the Development compared to existing rates, attenuation would be

provided within the Development in the form of living roofs, bio-retention systems (rain gardens), oversized

pipes, underground tanks, permeable paving and detention ponds; the latter would be located in Development

Zones 5 and 7. Surface water would be conveyed to the River Thames (via nine new outfalls in the river wall)

through swales, filter drains and perforated pipes. Such measures would improve the water quality of the

runoff, together with contributing to biodiversity and amenity value.

3.10. The energy strategy for the Development has been derived to comply with Thurrock Council’s Core Strategy

energy policies. Energy use would be minimised by passive designs and energy efficiencies. Domestic

buildings across the regeneration project will achieve energy efficiency better than that set out in Building

Regulations Approved Document Part L 2013 with suitable renewable/low carbon technologies implemented

as appropriate to achieve the carbon reduction targets.

Development Programme, Demolition and Construction

3.11. All existing buildings on the Site would be demolished (on a phased basis), including the 18 cottages (Botany

Cottages, Railway Cottages and Harlow Cottage) on the Site, the pedestrian bridge over the London, Tilbury

and Southend railway line and the buildings associated with Purfleet Station. Owing to the existing levels and

variation in the ground of the Site, a significant amount of re-profiling and ground raising is proposed across

the Site.

3.12. Demolition and construction for the Development is likely to commence on the Site in 2018, with Development

Zones 1 (residential and mixed uses) and 4 (the secondary school) likely to form the first phases of the

Development. It is anticipated that demolition, re-location of businesses, vegetation removal and ground

remediation to reduce contamination, where required, would be phased across the Site, rather than undertaken

within a single phase. It is anticipated that the demolition and construction activities would be undertaken over

approximately 16-year period, with the Development likely to be fully completed and operational by 2034.

3.13. In advance of the commencement of demolition and construction works for each Development Zone or sub-

zone under construction, Construction Environmental Management Plans and Construction Traffic

Management Plans would be submitted to, and approved by, TC. These management plans would identify

and summarise potential issues relevant to the proposed demolition and construction works to be undertaken

on the Site and sets out standards, procedures and mitigation measures for dealing with environmental issues,

during the course of the works. The effectiveness of environmental mitigation measures adopted during the

demolition and construction works for air quality, noise, traffic and ecology, for example, together with the

effectiveness of the management plans implemented would be monitored and reported, with a corrective action

procedure implemented, where required.


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4. Alternatives

4.1. Should the Site not be developed, the Site would remain underutilised owing to the decline of industries that

have historically dominated the area and large parts of the Site would remain disconnected and inaccessible

to the surrounding communities. The river wall and habitats on the Site would continue to decline as a result

of natural changes to the environment and without effective management.

4.2. Having regard to the current extant planning permission for the Site (as described above) and the policy

objectives for the redevelopment of the Site as set out in TC’s policy documents, the Applicant did not consider

any other alternative locations for the Development, for which outline planning permission is being sought.

However, a series of alternative designs to the Development were considered and compared by the Applicant,

in response to opportunities and constraints of the Site, together with extensive consultation undertaken with

TC and other statutory authorities and environmental studies undertaken for the Site. Alternative designs were

considered in relation to the location of film / TV studios, schools, highway routes and bridges within the Site,

together with the mix of residential uses. In addition to the alternative designs and layout of the Development,

environmental studies and consultation responses were used to inform the design strategies in relation to

development within the Purfleet Conservation Area, drainage, ecology and air quality to minimise significant

impacts on the environment and communities, where possible.


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5. Environmental Impact Assessment Approach and Methodology

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

methods such as site surveys, reviews of available reports and data, computer modelling, consultation with

relevant organisations and specialist assessments.

5.2. The first stage of the EIA involved the ‘scoping’ process to identify the likely significant environmental impacts

that could arise from the Development and therefore provide the focus of the EIA. The scoping process also

provided an opportunity to agree the content and the methodologies of the assessments presented in the ES

with statutory consultees. During the scoping process, the key issues to be addressed by the EIA and design

were discussed through an extended period of consultation with TC and other statutory consultees. A number

of consultation meetings for the EIA were held with the following: Buglife; Royal Society for the Protection of

Birds (RSPB); Environment Agency; Port of London Authority; TC; Highways England; Network Rail; and c2c.

In developing the design of the Development for the purposes of the outline planning application, the Applicant

has also undertaken a comprehensive programme of consultation and engagement with the local community

and other interested parties, which includes a community design panel.

5.3. Following the scoping process, the following environmental topics were addressed further as part of the EIA,

the findings of the assessments relating to these topics presented in the ES:

Transport and Access;

Air Quality;

Noise and Vibration;

Ecology;

Water Resources, Flood Risk and Drainage;

Ground Conditions and Contamination;

Archaeology and Built Heritage;

Socio-Economics;

Wind Microclimate;

Daylight, Sunlight and Overshadowing;

Landscape and Visual Impact Assessment; and

Cumulative Assessment.

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

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

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

significant impacts of the Development (both positive and negative) during the demolition and construction

works, and once the Development is completed and operational. Mitigation measures and proposed

monitoring arrangements that should be adopted to avoid, reduce or offset significant adverse impacts

identified during the assessment are then reported, together with the likely residual impacts that would likely

remain assuming the implementation of the mitigation measures and monitoring arrangements.

5.5. Consideration has been given to human health, climate (for example greenhouse gas emissions) and accidents

and disasters, as required by the EIA Regulations, within the aforementioned environmental topics, where

considered necessary, rather than under separate chapters of the ES.


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6. What are the Likely Significant Environmental Impacts and How Would

They Be Minimised?

Transport and Access

6.1. The findings of the traffic surveys indicate that currently, with the exception of Junction 31 of the M25 and the

signal junction of the A1306 Arterial Road / New Tank Hill Road, all other junctions assessed operate within

acceptable traffic capacity thresholds.

6.2. The Site is considered to have good access to public transport owing to Purfleet Station located within the

south-western part of the Site. There are also three buses that serve the Site, which include a school service.

The existing pedestrian environment on the Site is, however, generally poor, with parts of London Road either

having no footpath, or where present, is narrow. Large parts of the Site are inaccessible to the public, with the

existing commercial and industrial uses, together with trees providing a barrier to pedestrian permeability.

There are also no existing dedicated cycle routes within the Site.

6.3. Construction traffic routes are likely to be via the A13 and M25 and along Arterial Way. Depending on the

location of the particular Development Zone or sub-zone under construction, traffic would then use Botany

Way, New Tank Hill Road or Stonehouse Lane. Demolition and construction works would result in an increase

of construction traffic (and Heavy Good Vehicles) on the local road network. It has been estimated that the

total average vehicle movements could be in the order of 326 two-way movements per day, should cut and fill

operations be undertaken concurrently with the construction of the Development. On the busiest days, Heavy

Good Vehicles could peak at 28 movements (or 56 two-way movements) per day. Adherence to measures

set out in a Construction Traffic Management Plan(s), which would include details of construction traffic routes,

access and egress to the Site, would minimise the disruption to pedestrians, cyclists and vehicle users. The

effectiveness of the Construction Traffic Management Plan(s) implemented would be monitored and reported,

with a corrective action procedure implemented, where required.

6.4. The Development, once completed and operational, would increase permeability and connectivity across the

Site through the provision of roads, footpaths, bridges, riverfront promenade and public open space. In

addition, the Development would include a new Purfleet Station building and London Road would be partially

realigned, together with a new bridge constructed over the railway replacing the current level crossing on

London Road. The new bridge would reduce vehicle queues along London Road currently associated with the

level crossing. The Development is predicted to generate the greatest number of trips by car, trains and to a

lesser extent by bus and on foot. Overall, the Development is predicted to increase traffic significantly on some

roads, compared to the existing traffic, particularly in relation to New Tank Hill Road, west of Botany Way,

given the low flows currently present. However, this would be mitigated through improvements to highway

junctions, where required, and the implementation of Travel Plans. The Travel Plans would set out the

principles to be adopted to promote sustainable travel and aim to encourage more people to use sustainable

modes of transport such as cycling, walking and public transport, reducing reliance on cars. Based on

monitoring of traffic flows, the Travel Plans would be reviewed, and where necessary, updated on an annual

basis in consultation with TC to improve the performance of the Travel Plans.

Air Quality

6.5. The Site is not located in an Air Quality Management Area (areas of poor air quality that exceed objectives),

with the nearest Air Quality Management Area located 200m north-east of the Site. Some industrial operations

currently within Botany Quarry are subject to waste operation Environmental Permits to minimise dust

emissions.

6.6. During demolition and construction works, dust is likely to be generated from the demolition, earthworks,

construction and track out activities potentially resulting in dust deposition on humans and ecological receptors,

notably those within 350m of the activity. A range of measures and monitoring arrangements to minimise dust

would be set out in the Construction Environmental Management Plan(s) and implemented throughout the

demolition and construction works.


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6.7. Computer modelling was undertaken to predict future changes to traffic-related exhaust emissions and

proposed heating plant emissions following the completion of the Development. Taking into account

uncertainty in future nitrogen oxide and nitrogen dioxide reductions, the Development is predicted to have a

significant impact on local air quality at one of the 13 locations assessed surrounding the Development in

relation to the annual mean nitrogen dioxide concentrations predicted. Therefore, mitigation measures would

be incorporated into the Development such as promoting low emissions cars and electric vehicle charging

points to reduce the number of car trips associated with the Development in favour of active travel modes,

such as walking and cycling and use of public transport, which would be set out and monitored through Travel

Plans. In addition, improvement works at the signal junction A1306 Arterial Road / New Tank Hill Road would

improve operations. With implementation of such measures, the Development would likely not have a

significant impact on local air quality.

Noise and Vibration

6.8. At the locations monitored on the Site, the main existing noise source was found to be from road and rail traffic,

along with contributions from industrial operations within and adjacent to the Site. However, during the

demolition and construction works, construction activities and associated traffic (on Botany Way near London

Road), would likely result in significant levels of noise, albeit temporary, works are being undertaken adjacent

to existing residents. A range of measures and monitoring arrangements to minimise noise and vibration,

however, would be set out in the Construction Environmental Management Plan(s) and Construction Traffic

Management Plans and implemented throughout the demolition and construction works.

6.9. Following completion of the Development, new sensitive uses would be introduced to the Site, including

residential and educational uses. To provide suitable residential and school amenity with regard to noise

levels, mitigation in the form of suitable glazing and ventilation would be considered necessary for these uses

where noise (for example from road sources) exceeds recognised guidelines. Significant increases in road

traffic noise is predicted as a result of the Development, largely in relation to Botany Way (near London Road).

Travel Plans for the Development would be provided, however, which set out targets to achieve a reduction in

single occupancy car journeys to, and from, the Development through increasing the use of sustainable modes

of transport such as cycling, walking and public transport thus reducing operational traffic noise. The reduction

in car use would reduce road traffic noise at sensitive receptors, such as existing residents.

Ecology

6.10. The Site is of moderate importance for nature conservation. The primary value is largely a result of the Site’s

location within the Thames Gateway area, with particular emphasis on invertebrates and waterbirds. However,

habitats within the Site are largely impoverished due to a combination of industrial uses, neglect and lack of

management. Floral diversity across the Site as a result is relatively low, although a number of protected and

notable species have been identified on the Site, including bats, reptiles, birds and invertebrates.

6.11. The Development would result in the direct loss and disturbance of habitats across the Site, notably in relation

to open mosaic habitat, lowland mixed deciduous woodland, lowland calcareous grassland and intertidal

mudflats. However, demolition and construction works would be on a phased basis which would allow a

coverage of the valued habitat to be maintained throughout the demolition and construction works, through a

phased retention and creation within each Development Zone. Habitats would be protected and managed

throughout the demolition and construction works through the implementation of Construction of Environmental

Management Plan(s). In addition, scrub management and monitoring of the value of habitats would be

undertaken, where possible, to maintain the value of habitat. There would also likely be temporary disturbance

to the aforementioned protected and notable species during the demolition and construction works in relation

to removal of habitats, dust, noise and lighting. Disturbance would be minimised through the implementation

of measures set out in the Construction of Environmental Management Plan(s) and River Works Method

Statement.


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6.12. The Development seeks to provide an overall net gain in biodiversity through retention, enhancement and re-

creation of habitats within the Development, together with inclusion of bird and bat boxes, which would provide

greater diversity (such as wildflower meadow and coastal grazing (wetland) habitat) and quality of habitats to

support protected and notable species. Existing habitats on the Site are estimated to total 14.7ha, although

following completion and operational of the Development, approximately 15.6ha of habitats would be created,

across all Development Zones. To manage and monitor the quality of the retained and newly created habitats,

Habitat Management Plan(s) would be prepared and implemented for semi-natural habitats. However,

following completion and operation of the Development, protected and notable species on the Site would result

in increased disturbance from recreational activities and lighting. Lighting from the Development would be

kept to a minimum, wherever possible, through adherence to lighting design principles. Overall, the

Development is not predicted to result in significant impacts on ecology and nature conservation within and

immediately adjacent to the Site.

Water Resources, Flood Risk and Drainage

6.13. The Site is largely located in Flood Zone 3, whereby there is a high probability of tidal flooding in any year.

However, the Site is within an area benefiting from the Thames Tidal Defences, and therefore based on the

normal operations of the Thames Tidal Defences, there is a low risk to the Site from tidal flooding. Currently

there is also considered to be a low risk of flooding from overtopping of the flood defences, although there is

considered to be a risk of flooding from surface water ponding and sewer flooding, together with flooding in the

unlikely event of the flood defences failing (a breach). As part of the Development, parts of the existing river

wall and flood defences, which are in poor condition would be replaced, which would be designed with a 100-

year lifespan. Whilst subject to future approval, the new flood defence wall would be set at a height of 7.2m

AOD plus capping and finishes. In the unlikely event that the flood defence wall is breached, parts of

Development Zones 1, 2, 3, 4, 5, 6, 7 and 8 would be flooded, with water levels predicted to be up to 5.09m

Above Ordnance Datum. Buildings associated with the residential and educational uses proposed within the

predicted extent of flooding would be set at a minimum ground level to enable safe refuge within the buildings.

To further minimise the risk to occupants of the Development, Flood Warning and Evacuation Plan(s) would

be prepared in the future to provide details of the emergency evacuation procedures, including safe egress

routes and, preparation of a flood kit and monitoring of flood risks.

6.14. The surface water drainage strategy has been designed so that surface water runoff from the Development is

managed in accordance with policy requirements for the 1 in 100-year event and the predicted effects of climate

change over the lifetime of the Development. Surface water runoff from the Development would be managed

for each Development Zone through a series of living roofs, bio-retention systems, oversized pipes,

underground tanks, permeable paving and detention ponds; the latter would be located in Development Zones

5 and 7. Within the Development, surface water runoff would be reduced by approximately 35% and, in total,

the Development would provide 16,635m3 of surface water attenuation, which would be conveyed to the River

Thames through swales, filter drains and perforated pipes. To maximise surface water drainage by gravity,

nine new outfalls are proposed along the river wall in addition to the two existing outfalls in the south-west

corner of the Site.

6.15. The potable water demand from the Development is expected to be accommodated within the existing

infrastructure owing to surplus supply of potable water over demand predicted in Essex. However, the

Development is expected to reduce capacity of foul water infrastructure and therefore infrastructure diversions

and upgrades would be undertaken, where necessary.

Ground Conditions and Contamination

6.16. Ground contamination is known to be present on the Site owing to historical and current uses. Owing to the

potential for ground contamination to reach existing and future sensitive receptors, notably humans and

groundwater and the River Thames, further Ground Investigations, and where necessary, remediation would

be undertaken on the Site in advance of construction works, which would significantly reduce the level of

ground contamination on and migrating off the Site.


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6.17. There would, however, remain a potential for demolition and construction workers and residents surrounding

the Site to be exposed to residual contaminants disturbed within the soils and contaminated dust blown off the

Site, respectively, during demolition and construction works. Residual contamination within the soils and

groundwater would potentially also be mobilised to the underlying groundwater and lesser extent River

Thames. Risk of residual contamination to human health and the risk of pollution incidents on the Site would

be minimised through implementation of measures set out in a Construction Environmental Management

Plan(s). The risk of future users and occupants of the Development to exposure of ground contamination,

together with pollution of the groundwater and River Thames once completed and operational is considered to

be low since the Site would be ‘suitable for its intended use’.

6.18. The Purfleet Chalk Pits Site of Special Scientific Interest (SSSI) is located in the north-eastern part of Botany

Quarry covering the cliff faces and has been designated because of the geological interest. No built form

would be located within the Purfleet Chalk Pits SSSI, thus there would be no encroachment or removal of the

cliff within the boundary of the SSSI. However, during the demolition and construction works, the chalk cliffs of

the SSSI could potentially be subject to accidental physical damage from machinery operating in proximity and

any unmanaged surface water runoff along the cliff base leading to the undermining of the cliff damage.

Surface water runoff during demolition and construction works would therefore be managed to prevent large

quantities of runoff eroding the structural integrity of the chalk cliffs.

Archaeology and Built Heritage

6.19. The Site was found to contain a high potential for archaeological material from the Pre-historic and Palaeolithic

period, low or no potential for material from the Roman to Post-Medieval period, low and high potential for

material from the Industrial and Twentieth Century. The south-western part of the Site is located within the

Purfleet Conservation Area and the north-eastern cliffs of Botany Quarry designated as a SSSI owing to the

geological interest. Whilst the older boundary trees are identified as a positive feature in the Purfleet

Conservation Area, the existing car park and Purfleet Station currently detract from the aesthetic value of the

Conservation Area.

6.20. Ground excavation and foundation works required to facilitate the Development would result in the loss and /

or disturbance of archaeological remains, where present on the Site. Accordingly, an archaeological

investigation of below ground heritage assets would be undertaken to preserve the remains by record. Given

Botany Cottages and Railway Cottages would be demolished and are considered of low heritage significance,

these buildings would also be recorded. The existing structures within Purfleet Conservation Area to be

demolished are not of any heritage significance. Once completed and operational, whilst the Development

would result in a change to the setting of the Purfleet Conservation Area and the listed Hollow Cottages

adjacent to the Site, owing to the lower density development and open space, the setting of the Purfleet

Conservation Area and the listed Hollow Cottages would be preserved.

Socio-Economics

6.21. It has been estimated that there are currently approximately 41 residents and 393 full time equivalent jobs

generated on the Site. Whilst there are no community / leisure facilities on the Site, there are a number of

general practitioners, dental practices, early year, primary and secondary schools within the local area.

Currently there is predicted to be surplus places available, although in the future there is predicted to be an

increasing pressure on early years provision and a deficit in secondary school places.


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6.22. During demolition and construction works, the Development would provide economic benefits to the local area,

creating 1,250 construction jobs per annum over the construction period. Similarly, once completed and

operational, the Development is likely to create 2,198 total net full time equivalent jobs, taking into account the

displacement of businesses currently on the Site. The Development is estimated to support a population of

between 5,100 and 6,200 residents. This would generate local spending in the area and thus benefit the local

economy. The Development includes the provision of a new primary and secondary school on the Site which

would accommodate children within the Development and also from existing communities, together with an

integrated medical facility and provision of open space, which would encourage healthier lifestyles. However,

the Development would result in significant demand on early years provision, with between 195 and 250 places

likely to be required as a result of the Development. Mitigation would be in the form of a nursery facility provided

within the Development, approval of which would be sought within a future reserved matter application.

Wind Microclimate

6.23. The meteorological data for the Site shows the prevailing winds blow from the south-west across the River

Thames throughout the year, with the strongest winds occurring from the south-west during winter. Secondary

winds blow from the north-east during the spring season.

6.24. The Development is relatively exposed to the south-west due to the proximity to the River Thames. Since the

taller buildings would be located along parts of the river frontage, the windiest conditions would likely occur on

the riverfront due to down-washing and channelling of the prevailing winds around the buildings. Further from

the river, the remainder of the Development would likely be more sheltered. Overall, the wind conditions within

the Development would likely be suitable in most areas for their intended pedestrian usage, however, localised

windy areas are anticipated for the Development. In these cases, the introduction of a specifically-designed

soft landscaping scheme, and/or localised screening or recessing of sensitive areas when the design is

developed as part of the reserved matters stage would likely to provide sufficient shelter.

Daylight, Sunlight and Overshadowing

6.25. Currently, the Site is largely open undeveloped land or accommodates low-rise buildings, thus there is

generally little obstruction and overshadowing to surrounding residential properties.

6.26. Daylight and sunlight availability received at surrounding residential properties, together with levels of

overshadowing of the surrounding residential properties and amenity areas would vary throughout the

construction works, depending on the level of obstruction resulting from the construction of the new buildings.

Based on the maximum height and spatial extent of built form within the Development, as would be expected

when compared with the low-rise baseline condition, as described above, there would be noticeable reductions

to daylight and sunlight received at the residential properties adjoining the Site. However, the residential

properties that are situated beyond the immediate neighbours generally would experience no change to

daylight, sunlight or overshadowing. Mitigation would most appropriately be implemented as the detailed

proposals come forward at the reserved matters stage to reduce the daylight and sunlight impacts. This could

be achieved through a reduction and break up of massing of the Development in proximity to surrounding

residential properties.

Landscape and Visual Impact Assessment

6.27. Whilst the south-western part of the Site, known as Hollow Wood, is located within the Purfleet Conservation

Area, the Site is not subject to any further landscape related designations. Historical quarrying activity has

heavily modified the natural topography of the Site, particularity within Botany Quarry. The industrialised nature

of the Site and surrounding area means there are a number of buildings that are visually imposing in the

landscape, which are viewed in the content of pockets of highly urbanised areas of Purfleet, the River Thames

corridor and the largely undeveloped areas of semi-natural marshland lying upstream of the Site and fronting

the southern bank of the River Thames.


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6.28. The current tight visual envelope of the Site and existing tree cover would provide some visual screening of

the demolition and construction works, particularly from longer distance views. Nevertheless, noticeable

changes in the landscape character and visual amenity would occur gradually as a result of the demolition and

construction works, with the addition of new buildings and an increase in traffic, dust and generally activity

changing the character of the Site during the demolition and construction works. This would, however, be

reduced through the implementation of measures set out in the Construction Environmental Management

Plan(s).

6.29. Once completed and operational, the Development would introduce new built form of larger mass and scale

than currently on and immediately adjacent to the Site, significantly changing the landscape character of the

Site. The Development would significantly improve permeability and connectivity of the Site, with the cliff faces

and areas of green infrastructure retained; the latter notably along the railway line, within Hollow Wood and

within the eastern part of the Development, to preserve the distinctive river corridor setting and vegetated

character of the Site. Consequently, there would also be significant changes to the views (and visual amenity)

of the Site, both positively and negatively, notably from the Thames Path Walk and London Road/JC Motors.

Cumulative Assessment

6.30. There would likely be significant interactions from the combination of dust, noise and traffic on residents,

pedestrians, landscape character and visual amenity and Purfleet Conservation Area both during the

demolition and construction works and once the Development is completed and operational. Such interactions

during the demolition and construction works would be controlled as far as possible through the implementation

of Construction Environmental Management Plan(s) and Construction Traffic Management Plan(s).

6.31. A number of permitted schemes (known as cumulative schemes) have been identified within the vicinity of the

Site, of which two are planned within the eastern part of the Development that include a new warehouse and

a multi-storey car park. Whilst these two schemes could be built out, they could not co-exist with the

Development and therefore if constructed would require subsequent demolition. Should the demolition and

construction works of the Development overlap with the construction works of the cumulative schemes, there

could potentially be significant combined impacts (both positive and negative) on a sensitive receptor (such as

a resident), notably in relation to noise and vibration, archaeology, socio-economics and landscape and visual

amenity.


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7. What Will Happen Next?

7.1. Following the submission of the outline planning application, there would be an opportunity for any interested

parties to comment on the planning application. The ES and a set of documents supporting the planning

applications can be viewed on Thurrock Council’s website: https://www.thurrock.gov.uk/

7.2. Hard copies of the ES can be purchased from Waterman on request (contact details below). An electronic

version of the ES can be purchased at a cost of £25.

Waterman Infrastructure & Environment Ltd

Pickfords Wharf

Clink Street

London

SE1 9DG

Tel: 020 7928 7888

Email: [email protected]

https://www.thurrock.gov.uk/

© Waterman Group

Pickfords Wharf, Clink Street, London SE1 9DG


Documents

Environment Statement - Volume 5: Non-Technical Summary€¦ · Project: Purfleet Centre Regeneration Project no: WIE13745-101 Document title: Environmental Statement – Volume 5