Environmental Statement Volume 1: Non Technical Summary ...€¦ · 7.4 Townscape, Heritage and Visual Impact 20 7.5 Daylight, Sunlight and Overshadowing 21 7.6 Wind 22 7.7 Ground

100 Bishopsgate Environmental Statement Volume 1: Non Technical Summary April 2011

Non-Technical Summary100 Bishopsgate, City of

London

Prepared for:

The 100 Bishopsgate Partnership

Prepared by: ENVIRON

London, UK

Date: April 2011

Project or Issue Number: UK11-16641

The 100 Bishopsgate Partnership Volume 1: Non-Technical Summary

100 Bishopsgate, City of London

UK11-16641 Issue: Final

Table of Contents 1 Introduction 1

2 Description of the Site 3 2.1 The Site 3

3 EIA Process and Methodology 6 3.1 EIA Screening, Scoping and Consultation 6 3.2 Approach 7 3.3 Baseline 7 3.4 Sensitive Receptors 8 3.5 Cumulative Effects 8

4 Planning Context and History of the Site 9

5 Design Evolution and Alternatives 10 5.1 Alternatives 10 5.2 Development Objectives 10 5.3 Design Evolution Process 10

6 The Proposed Development 15 6.1 General Overview 15 6.2 Application Details 16 6.3 Landscaping Strategy 17 6.4 Energy Provision 18

7 Summary of Potential Impacts 19 7.1 Construction and Environmental Management of the Proposed Development 19 7.2 Socio-economics 19 7.3 Archaeology 20 7.4 Townscape, Heritage and Visual Impact 20 7.5 Daylight, Sunlight and Overshadowing 21 7.6 Wind 22 7.7 Ground Conditions 22 7.8 Water Resources, Hydrology and Flood Risk 23 7.9 Transport 23 7.10 Air Quality 24 7.11 Noise and Vibration 25 7.12 Interference to Television and Radio Reception 26 7.13 Aviation 26 7.14 Cumulative Impacts 27



UK11-16641 Issue: Final 1

1 Introduction An Environmental Statement (“ES”) has been prepared in support of a planning application (the ‘Section 73 Application’) made under Section 73 of the Town and Country Planning Act 1990 for minor material amendments to planning permission ref. 06/00796/FULEIA1 dated 28 May 2008 granted by the City of London (CoL) for the redevelopment of land comprising 61 St Mary Axe, 80-86 Bishopsgate, 88-90 Bishopsgate, 12-20 Camomile Street, 15-16 St Helen’s Place and 33-35 St Mary Axe (North Elevation Only), London EC3 (“the Consented Scheme”).

The Section 73 application is made by The 100 Bishopsgate Partnership (“the Applicant”) and is supported by an ES which has been prepared in accordance with the statutory procedures set out in the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (‘the Regulations’), as amended by the Town and Country Planning (Environmental Impact Assessment) (Amendment) Regulations 2006 (SI 2006/3295) and most recently as amended by the Town and Country Planning (Environmental Impact Assessment) (Amendment) (England) Regulations 2008 (SI 2008/2093).

As Shown in Figure 1.1 the Site is located in the City of London.

Figure 1.1: Site Location

1 preceded by a Conservation Area Consent granted on 23 April 2007 for the demolition of 15-16 St Helen’s Place behind a retained façade (ref. 06/00795/CAC)




The description of the Proposed Development as stated on the Application form is:

“Partial demolition of existing buildings and erection of three buildings to comprise office (B1), retail (A1-A4), library (D1) and Livery Hall (Sui Generis) uses with associated public space and landscaping, disabled car parking, cycle parking, servicing and plant”

This document is the Non-Technical Summary (NTS) of the ES for the Proposed Development. The aim of the NTS is to summarise the content and the main findings of the ES in a clear and concise manner to assist the public in understanding what the environmental impacts of the development proposals are likely to be. It therefore provides:

• a summary of the history and context of the Site;

• a summary of the main characteristics of the physical, natural and built environment of and surrounding the Site;

• a summary of the Proposed Development;

• a summary of the likely significant environmental impacts arising from the proposals; and

• a summary of the measures that will be adopted to avoid, reduce or control any significant impacts and the main resulting (or residual) impacts.

The full ES, including the supporting technical appendices, provides a more detailed description of the application area, the characteristics of the development proposals, and the findings of the Environmental Impact Assessment.

The ES documents comprise four documents:

• Volume 1: a Non Technical Summary (this document);

• Volume 2: the Main ES Report; and

• Volume 3: Townscape, Heritage and Visual Impact; and

• Volume 4: Technical Appendices.

The ES documents, together with the Application and associated documents (including the Design and Access Statement, Energy Statement, Sustainability Statement) will be available for viewing at the address below.

For viewing: City of London

Guildhall

PO Box 270

London EC2P 2EJ

City of London

Copies of this NTS are available free of charge at the reception of the COL’s office (address above). Copies of the main report and supporting technical appendices are available at a cost of £250 for paper copies and £10 for an electronic version on CD, from ENVIRON UK Ltd, 5 Stratford Place, London, W1C 1AX.




2 Description of the Site 2.1 The Site The Site is located in the City of London, as shown in Figure 2.1 and is bounded by:

• Bishopsgate to the west; • Camomile Street to the north; • St Mary Axe to the east; and • St Helen’s Place to the south.

Figure 2.1 shows the full planning application Site boundary.

Figure 2.1: Site Redline Boundary Area

The Site comprises an area of approximately 0.75 ha, and currently accommodates six currently unoccupied buildings. Figure 2.2 shows the locations of existing buildings on the Site.

The existing buildings comprise:

• 61 St Mary Axe; and

• 80-86 Bishopsgate;

• 88-90 Bishopsgate;

• 12-20 Camomile Street; and

• 15 and 16 St Helen’s Place;

Exchequer Court (33-35 St Mary Axe) is located adjacent to the south east of the Site.




Figure 2.2: Locations of Existing Buildings on Site (Ground Level Plan)

The Site is 100% hard standing with no vegetation.

Public access through the Site from Bishopsgate to Camomile Street is currently via Clerk’s Place and Wrestlers Court.

The Site lies in the City of London, the entirety of which is considered to be an archaeological priority zone.

St Helen’s Conservation Area is immediately to the south of the Site, and includes the buildings at 15 and 16 St Helen’s Place which form part of the application area. The Conservation Area incorporates St Helen’s Place and, slightly further to the south, the church of St Helen Bishopsgate and the adjacent space of Great St Helen’s. There are several listed buildings in the Conservation Area along Bishopsgate, including St Ethelburga’s Centre (78 Bishopsgate) (Grade I listed) located adjacent to the south west of the Site.




The Middlesex Street Conservation Area lies approximately 100m to the north of the Site, on the opposite side of Houndsditch. New Broad Street Conservation Area is located 180 m to the north west. The Bank Conservation Area is located approximately 160 m to the south west. Further afield, the Tower (City) Conservation Area is about 650m south east of the Site. There are no listed buildings on the Site.

Figure 2.3 shows the location of Listed Buildings and the Conservation Areas in the vicinity of the Site.

Figure 2.3: Locations of Listed Buildings and Conservation Areas in the Vicinity of the Site




3 EIA Process and Methodology The NTS summarises the content of the ES, which in turn reports on the undertaking and findings of an Environmental Impact Assessment (EIA). EIA aims to ensure that potential environmental impacts of a new development are taken into account when considering a planning application.

3.1 EIA Screening, Scoping and Consultation Screening is the term in the Regulations used to describe the process in which the need for EIA is considered. In this instance, the Proposed Development falls under Schedule 2 of the EIA Regulations within the category of ‘Urban Development Projects’. A Screening Opinion request in respect of the Section 73 application was submitted to the CoL in a letter dated the 22nd March 2011.

Scoping is the term used in the Regulations whereby the applicant can request an opinion from the competent authority on the content of the ES and the extent of the information to be elaborated and supplied for the assessment. A formal scoping process was undertaken in connection with the Consented Scheme, a Scoping Opinion regarding the content of the ES was requested from CoL, in the form of a Scoping Report submitted on behalf of the Applicant. This Scoping Report set out a description of the Proposed Development, the potential key environmental impacts and effects to be considered as part of the EIA as well as the proposed scope of and methodology to be followed within each technical assessment to be reported in the ES. A comprehensive Scoping Opinion was received from CoL in a letter dated April 2006.

In respect of the Section 73 application, an informal EIA Scoping letter dated 29th March, 2011 was issued to CoL. A preliminary response to this letter has been received from CoL stating that the majority of the proposed scope of the EIA is considered appropriate, and further consideration was being given to the scope of the townscape, heritage and visual impact assessment and archaeological assessment.

Consultation was also carried out with both statutory and non-statutory consultees during the course of the EIA scoping process and the EIA. Consultee responses were received from:

• City of London (CoL);

• Transport for London (TfL);

• Natural England;

• Thames Water;

• CABE; and

• Civil Aviation Authority.

Following completion of the EIA Scoping process the key issues which needed to be assessed in the EIA were identified as:

• Planning and Land Use;

• Socio Economics;

• Archaeology;

• Townscape, Heritage and Visual Impact;

• Ground Conditions;

• Wind;

• Daylight Sunlight Overshadowing;

• Water Resources and Flood Risk;

• Transport;

• Air Quality;

• Noise and Vibration

• Interference to Television and Radio Reception;

• Aviation; and




• Cumulative Impacts.

Accordingly, waste and ecology were scoped out of the ES as the Proposed Development was considered unlikely to generate significant effects on these issues.

3.2 Approach The EIA was undertaken in accordance with accepted best practice as set out within the Institute of Environmental Management and Assessment’s Guidelines for Environmental Impact Assessment and government guidance. A consistent approach to the presentation of the EIA findings in the ES has been adopted for each of the technical areas, including:

• a review of policy and legislative requirements, as well as, planning standards of relevance to the specific technical area, on national, regional and local level;

• an explanation of the information gathering and assessment methodology, including significance criteria;

• a description of the baseline conditions including the identification of sensitive receptors;

• a description of the mitigation that has been incorporated into the Proposed Development’s design and other proposed measures and management controls;

• the identification of the potential impacts arising during the demolition and construction works of the Proposed Development and once the Proposed Development has been completed;

• an assessment of the environmental effects these impacts are expected to cause and an evaluation of their significance against defined criteria;

• a description of additional opportunities for mitigation to further reduce the significance of any adverse environmental effects, including the requirements for post-development monitoring; and

• the identification of cumulative impacts and effects.

3.3 Baseline The purpose of the EIA is to predict how environmental conditions may change as a result of the Proposed Development. This requires that the environmental conditions now (or at least in the near future, before construction of the Proposed Development gets underway) and in the future, assuming no development, are established. This is referred to as the baseline and is usually established through a combination of desk-based research, site survey and empirical studies and projections. Together these describe the current and future character of the site and the value and vulnerability of key environmental resources and receptors.

The baseline for this EIA has been taken as the ‘current’ unoccupied brownfield Site and its immediate surrounds.

‘Future’ baselines can also be defined, reflecting a projected environmental condition at some point in the future, should the current site conditions be subject to change and the future baseline provides a more appropriate and relevant reference condition to undertake the assessment from.




3.4 Sensitive Receptors The immediate surroundings of the Site including the buildings, roads, uses within buildings and open areas, together with the people who reside in, access and use them, will be most at risk of being exposed to likely impacts.

Existing land uses that may be sensitive to likely environmental impacts on account of the Proposed Development that have been considered within the EIA, include:

• Residents surrounding the Site;

• Surrounding listed buildings;

• Surrounding Conservation Areas;

• St Pauls Cathedral;

• Places of worship; and

• The River Thames.

3.5 Cumulative Effects Two types of cumulative impacts have been considered within the ES:

• ‘impact interactions’ which are the combined effects of different types of impact, for example noise and dust and visual impacts resulting together from demolition and construction works; and

• ‘in combination impacts’ which are the combined impacts from other planned developments together with the Proposed Development which individually might be insignificant, but when considered together could amount to a significant cumulative impact, for example, combined townscape and visual impacts from two or more (proposed developments).

The identification of other developments was led through the use of selection criteria and discussions with CoL and resulted in 28 schemes being considered. Further information on these schemes and the cumulative assessment is given in Section 7.14 of this NTS.




4 Planning Context and History of the Site Planning policy relevant to the Site is contained within national planning policy set out in government circulars, Planning Policy Guidance Notes (PPGs) and Planning Policy Statements (PPSs), regional and local planning policy documents.

National policies which of particular relevance to this Proposed Development are those relating to the delivery of sustainable development; transport; archaeology; pollution; noise; and flood risk.

The relevant Statutory Development Plan for the Site, comprises the London Plan (consolidated with amendments since 2004) published in February 2008, as well as, the ‘saved’ local policies in the City of London Unitary Development Plan (2002) (Saved 2007).

Consideration has also been given to the Draft City of London Core Strategy (September 2010) and to the Draft London Replacement Plan, 2009 which sets out an integrated economic, social, environmental and transport framework for the development of London over the next 20-25 years and aims to replace The London Plan, 2008.

Planning permission was granted on 28 May 2008 for the redevelopment of the entire Site for “the erection of three buildings to comprise office (B1), retail (A1-A4), library (D1) and Livery Hall (Sui Generis) uses with associated public space and landscaping, disabled car parking, cycle parking, servicing and plant” (ref. 06/00796/FULEIA). The Planning Permission was preceded by a Conservation Area Consent granted on 23 April 2007 for the demolition of 15-16 St Helen’s Place behind a retained façade (ref. 06/00795/CAC).

In relation to the Consented Scheme as set out above it is considered that in respect of economic, design, townscape and heritage, environmental and infrastructure considerations the nature and scale of the Proposed Development (although improved), are ‘substantially’ the same as the Consented Scheme.




5 Design Evolution and Alternatives 5.1 Alternatives Guidance on the preparation of an EIA suggests that the evolution of a site in the absence of specific proposals should be addressed, which can be described as the ‘Do Nothing’ alternative. The ‘Do Nothing’ scenario is a hypothetical alternative conventionally considered, albeit briefly, in EIA as a basis for comparing the development proposal under consideration.

In the absence of the redevelopment proposals it is likely that the Site’s buildings and spaces will continue to function, however many of the existing buildings on the Site are dated and do not provide fit for purpose, modern office floor space suitable for major financial occupiers and it is likely that occupancy rates would decline over time.

5.2 Development Objectives The development objectives for the Proposed Development include the following:

• to develop a campus of buildings to contribute to the development of the eastern cluster in the City of London;

• to provide high quality office space, appealing to a range of tenants within business/financial sector;

• to offer a large range of office floor plate sizes;

• to activate public realm with retail uses;

• to enhance the existing public realm by incorporating an enlarged pedestrian area; and

• to ensure The Leathersellers’ Livery Hall and its associated spaces remain a part of the Site accommodated in a new building and by retaining its façade fronting the St Helen’s Place Conservation Area.

5.3 Design Evolution Process

The Competition Scheme (March 2005)

Allies and Morrison (the project architects) began by looking at the existing disposition of the buildings on the Site, the geometry of the Site and surrounding streets and the Site's location within the City of London. The following points were noted:

• The orientation of a tall building would need to relate well to the surrounding cluster of tall buildings;

• The redevelopment of the building adjacent to St Helen's Place should retained the façade to maintain the character of the St Helen's Place Conservation Area.

• The existing pedestrian route through Clerk's Place should redesigned as part of the improved and expanded public realm proposals.

• Consist of a campus of three buildings, centred around an enlarged and enhanced public realm;

• The tower of Building 1 narrowed as it gained height, reducing its profile and giving a range of floor plate sizes; and




• Building 2 was sliced away underneath to create a widening access into the public realm at the centre of the Site and to the St Mary Axe elevation to preserve light to neighbouring properties.

Figure 5.1: The Competition Scheme (March 2005) – Ground Floor Plan

Scheme Development (July - October 2005) Meetings were held with the City of London (CoL) to develop the understanding of the building form in the context of the emerging cluster and the public realm at the base of the buildings. A series of initial views were created and presented to CoL.




Figure 5.2: Form Model of Buildings 1, 2 and 3 (April – June 2005)

Visual assessments included views of the scheme at an early stage from a series of vantage points to the north, south, east and west.

The public realm proposals continually developed along with the development of the three buildings.

Consented Scheme In May 2008, planning permission was granted for a detailed planning application (Consented Scheme) consisting of the:

• demolition of the existing structures on the Site, except for the façade of 15 and 16 St Helen’s Place (currently the Leathersellers’ Building).

• Conservation Area Consent to enable demolition behind the façade of 15 and 16 St Helen’s Place was also sought and obtained;

• the construction of three buildings connected by a common basement, comprising Class B1 office use, Class A1-A4 retail uses (within 9 units) and a Class D1 library and use by the Leathersellers’ Livery Company, together with associated public space and landscaping, cycle parking, motorcycle parking, disabled car parking and servicing.

The Consented Scheme for 126,189 m2 gross external area (GEA) of floorspace, comprised 95,865.83 m2 office (excluding the Leathersellers’ building), 1,888.85 m2 retail, and 475.25 m² library uses; with 2,770.87 m² for use by the Leathersellers’ Company in three buildings.

• Building 1 - The proposals for the Consented Building 1 comprise a 38 storey tower

• Building 2 - The proposals for the consented Building 2 comprise ground plus six floors

• Building 3 – The proposals for the consented Building 3 (located behind the retained façade of 15 and 16 St Helen’s Place) comprising ground plus six floors and two basement levels including a mezzanine level.

The Consented Scheme would provide a new pedestrian area extending between Bishopsgate, St Mary Axe and Camomile Street, thereby providing a new east/west link through the Site. A water feature within a rectangular pool would be proposed at the centre




of the public realm with two clusters of new trees located adjacent to the pool and to St Ethelburga's garden.

Design update July 2010 – March 2011 A meeting was held with the City of London in July 2010 to discuss updates to the design of Consented Scheme, the following was proposed:

• To bring the scheme up-to-date in line with changes in Building Regulations (particularly Part L), BREEAM and British Standards;

• To review and address strategic issues arising since consent was granted;

• To enhance the letting potential and deliverability of the scheme;

• To create flexible office/ trading floors suitable for large financial institutions; and

• External visual enhancement and changes to façade.

A further design update to the CoL took place in September 2010. The focus of this meeting was on the development of the facade treatment. Figure 5.3 illustrates the design development from the Consented Scheme of the facade treatment.

Figure 5.3: The Design Development of the Facade

In summary the following changes are now proposed to the Consented Scheme:

• an increase in the tower height of Building 1 with the addition of an extra office floor;




• revised structural grid to Building 1;

• internal changes within Building 1 and 2 with the replacement of the three trading/dealer floors to office floors;

• changes to the foyer of Building 1;

• an increase in height of podium of Building 2 with the corresponding addition of an extra office floor;

• changes to the southern facade of Building 2 (now vertical as opposed to previous angled shape which included horizontal shapes) with facade details changed to match that on Building 1;

• revised glazing facades to Buildings 1, 2 and 3;

• revised lifting strategies;

• changes to two level and a mezzanine level basement underneath Buildings 1 and 2. The basements occupy a smaller footprint;

• changes to the northern facade of Building 3;

• changes to the public realm proposals in line with proposed design changes to ground floor spaces (Planted wall to enclose St Ethelburga’s existing walls extends to link across to St Mary Axe with planted element in from of Building 3. Sky bosk with two trees and loss of the water feature); and

• changes to the proposed Energy Strategy as a result of the more stringent requirements of 2010 Part L Building Regulations, which will deliver an overall net reduction in carbon emissions. The reduction in cooling capacity/electrical loading consequently allows a reduction in PV provision and the removal of biofuel boilers.




6 The Proposed Development 6.1 General Overview Overall, the Proposed Development comprises:

• demolition of the existing structures on the Site, except for the façade of 15 and 16 St Helen’s Place (currently the Leathersellers’ Building);

• erection of three buildings to comprise office (B1), retail (A1-A4), flexible library (D1) and Livery Hall (sui generis) uses with associated public space and landscaping, disabled car parking, cycle parking, servicing and plant;

• Building 1 – a 39 storey building consisting of a two level and mezzanine basement; a ground floor reception area containing an office lobby and retail units and the new public space; an above ground mezzanine level, office accommodation between floors 2 and 37, with plant at levels 37 and 38;

• Building 2 – six storey building consisting of two basement levels and mezzanine basement; a reception area containing double storey units, space suitable for use as retail and or a public library; office accommodation between floors 1 and 5; and plant at level 6;

• Building 3 – six storey building consisting of a ground floor and one basement level, Leathersellers’ space and commercial office space over floors 1-5;

• approximately 135,699m2 gross external area (GEA) of floorspace, comprising approximately 85,337 m2 NIA office (excluding the Leathersellers’ building), 1,406m2 NIA retail, and 620 m2 NIA flexible library uses; with 1,110 m2 NIA for use by the Leathersellers’ Company in three buildings;

• 5 disabled car parking spaces and 13 motorcycle bays (10 for general use and three for courier drop-off); and

• A total of 572 secure, covered cycle parking spaces will be provided in the basement, as well as showers and changing facilities.




Figure 6.1: Site Plan

6.2 Application Details The description of the Proposed Development as stated on the Application form is:

“Partial demolition of existing buildings and erection of three buildings to comprise office (B1), retail (A1-A4), library (D1) and Livery Hall (sui generis) uses with associated public space and landscaping, disabled car parking, cycle parking, servicing and plant”

The schedule of floorspace for the Proposed Development is summarised in Table 6.1.

Table 6.1: Schedule of Floorspace

Land Use Type GIA (m2) NIA (m2)

Office 110,936 85,337

Library 649 620

Retail (A1, A3 and A4) 1,462 1,406

Leathersellers 1,228 1,110

Other 21,623 -

Total 135,699 88,473




6.3 Landscaping Strategy The Proposed Development would bring forward over 0.2 ha open space network at the Site.

The landscape proposals for the public realm incorporate a series of wall plantings along the length of the southern public realm Site boundary from Bishopsgate to St Mary Axe. Figure 6.3 provides an illustrative view of the public realm.

Figure 6.3: Illustrative View of the Public Realm

The wall of St Ethelburga’s Church would be retained and enhanced and the entrance to its courtyard will be improved by the introduction of a ramped entrance with edge steps and a gate.

The north facing elevation of the existing church garden wall would be enhanced by the addition of the green wall planting. The green wall planting is proposed to be a matrix of suitable evergreen and deciduous climbers planted to provide seasonal variation throughout the year. This green wall would be lit for additional effect after dark.

The green wall concept would be continued through the public realm by a planter of compact evergreen plants at the base of the northern facade of Building 3, a block of trees planted into a raised architectural feature at the entry to the Building 3 livery Hall, and the extension of the green wall across the front of Exchequer Court at low height.

The hard landscaping will comprise natural stone paving across the extent of the public realm, which will be continuous into the ground floor lobby areas.

A SUDS attenuation tank is to be incorporated below the pavement area between Building 2 and Exchequer Court.




Figure 6.4 shows the layout of the public realm.

Figure 6.4: Public Realm and Groundscape Plan

6.4 Energy Provision Due to the scale of the Proposed Development, detailed consideration has been given to the Proposed Development’s energy supply, with an Energy Strategy developed in line with London Plan policy – in particular the Energy Hierarchy and Renewable Energy target. A separate Energy Statement has been prepared and is submitted with this planning application.

In order to reduce carbon dioxide emissions design and energy efficiency measures have been incorporated. These measures include solar water heating; heat pumps: and photovoltaics are proposed for inclusion to meet part of the heating / hot water energy demand and reduce CO2 emissions. A total of 2.5% of energy consumed on site will be provided by on site low carbon technologies and 0.6% will be provided by on site zero carbon technologies. In addition, provision has been made for future district scheme connection.




7 Summary of Potential Impacts 7.1 Construction and Environmental Management of the Proposed Development

The overall period for the construction of the Proposed Development is anticipated to be approximately 4 years, of which the demolition phase is expected to take approximately 8 months.

The programme for demolition and construction can be broadly split into three distinct stages:

• Stage 1: The demolition of all existing structures down to a point after which piling can commence. Also included in this stage any service diversions required for the project;

• Stage 2: Substructure construction including all piling, piling enabling works and attendance, construction of pile caps and the completion of ground floor and the core to level 3; and

• Stage 3: Superstructure construction including all glazed curtain walling, plantrooms and associated MEP, Cat A fitout and commissioning.

Demolition and construction activities in the absence of mitigation measures and controls have the potential to generate temporary, short term adverse impacts. Examples of such mitigation measures include watering to control dust, use of noise attenuation plant, which will be under the control of the Main Contractor who will be required, by planning condition, to adhere to management controls and measures detailed in a site specific Construction Environmental Management Plan (CEMP).

The CEMP will define responsibilities and procedures for the management of the potential impacts on the environment arising during demolition, site preparation, excavation and construction. A monitoring programme of the environmental effects of demolition and construction will be implemented to accord with local authority requirements. Additionally, the Main Contractor will be required to register the Site under the Considerate Constructors Scheme.

A Site Waste Management Plan will also be prepared and submitted for approval as required by the Site Waste Management Plans Regulations 2008.

7.2 Socio-economics A socio-economic assessment has been undertaken in line with current planning policy to assess the likely impact of the Proposed Development on the local and regional economy. In particular, it considered the potential effects of the Proposed Development on employment opportunities and local spending.

The Proposed Development fully accords with the general principles of national, regional and local planning policy as it would encourage the sustainable growth of the City by promoting efficient use of a previously-developed, brownfield site while maximising the potential of the Site through achieving a high quality, high density development.

The Proposed Development is located in the City of London. Although the Site itself is not in an area suffering from the severest deprivation it is in close proximity to areas within the top 10% most deprived areas in England.

The Site is currently unoccupied and, therefore, does not accommodate any employment.




The demolition and construction phase of the Proposed Development is expected to generate approximately 430 jobs.

In total, the Proposed Development is expected to result in approximately 7,490 jobs on-site once the scheme is operational and generate approximately £10 million per year in spending from those net additional employees.

The main socio-economic impact arising from the Proposed Development is the provision of employment opportunities, which meets policy objectives at the national, regional and local level.

The socio-economic impacts arising as a result of the Proposed Development are either beneficial or negligible.

7.3 Archaeology An archaeological assessment of the Proposed Development’s impact on potential buried heritage assets (archaeological remains) has been undertaken. Part of the Site (15 and 16 St Helens Place) lies in a conservation area. The Site also lies in an area of archaeological potential for all periods from the Roman to the post-medieval.

The Site is located immediately to the east of Roman Ermine Street, and many nearby sites have contained early to late Roman building remains lining this main road. It is likely that similar remains will survive in areas of the Site. Isolated early Roman burials are also known from this area. In addition to the Roman archaeology, medieval and post-medieval remains may also survive.

Survival of archaeological deposits is likely to have occurred to different degrees across the Site and has been demonstrated by previous investigation and previous excavation of basements at the Site.

The proposed upper basement (Basement Level -1) is sufficiently deep to entirely remove any archaeological deposits present.

Deep drainage and sewer connections, temporary works to support the Site perimeter and tower crane foundations would also remove all archaeological remains in those locations. The small areas of the Site perimeter where remains are not directly threatened by the new development would be likely to be disturbed by enabling works.

These potential impacts will be mitigated by an archaeological watching brief in areas of low archaeological survival potential with targeted excavation to areas of greatest potential impact with high archaeological survival potential which will be carried out by a suitably qualified archaeological organisation during demolition and construction works across the Site.

Following the completion of an agreed and appropriate programme of archaeological mitigation, it is anticipated that any adverse effects arising from impacts upon the significance of buried heritage assets, would be removed completely, or reduced to an acceptable level. Consequently, no significant residual effects have been identified.

7.4 Townscape, Heritage and Visual Impact The Townscape, Heritage and Visual Impact assessment included an assessment of the appropriateness of the scale, massing, materials and articulation of the Proposed Development in relation to the existing and proposed physical fabric of the immediate locality and the broader area in its metropolitan context. The issues considered by the Townscape,




Heritage and Visual Assessment include the potential impacts of the Proposed Development on the streetscape, local skyline and open landscape including the River Thames.

To assess the potential impacts on visual amenity 28 views were selected and agreed with CoL. Through the views assessment, the potential impacts of the Proposed Development on the character of the local and wider townscape and historic environment were considered in the round and under different lighting conditions.

The impact on built heritage will mostly be of minor to major beneficial significance, due to the high design quality of 100 Bishopsgate.

It is recognised that the character of the Conservation Areas in the City of London is one of contrasts, of historic and modern buildings, and that modern buildings of high design quality do not harm the settings of historic buildings.

100 Bishopsgate will enhance the visual appearance of the Eastern Cluster, helping to consolidate its form, so that it will read more distinctly as separate from key monuments such as St Paul’s Cathedral.

7.5 Daylight, Sunlight and Overshadowing An assessment of the Proposed Development’s impact on daylight, sunlight and overshadowing, as well as potential for solar glare and light pollution, has been undertaken. Analysis was carried out on existing and new future residential receptors.

Relevant policies were identified which informed the criteria and methodology by which the potential impacts were assessed.

The daylight results show that 50 Bishopsgate, 119-121 Bishopsgate, The Great Eastern Hotel, 4-6 Devonshire Row and Petticoat will experience a negligible impact. These properties are unlikely to experience a noticeable loss in daylight as a result of the Proposed Development.

Ina addition, the results to 10 Wormwood Street, the church of St Botolph-without-Bishopsgate and St Ethelburga’s Centre may experience some minor adverse, moderate adverse or substantial adverse impacts.

Although the technical results show adverse impacts may occur, consideration needs to be given to the city centre setting of the Site and the original baseline conditions.

When taking into account the densely urban and historic city centre the daylight and sunlight levels remaining are considered acceptable.

The overshadowing analysis showed the residual effect to the amenity of St Botolph-without-Bishopsgate would be a reduction in sunlight between the hours of 10am and 12pm during March. The overall permanent overshadowing assessment indicates that the reduction would be negligible.

The residual effect to the amenity space which forms part of the Proposed Development would be that this area would not receive direct sunlight penetration for most of the year. However, the design of Building 2 is such that it should increase reflected sunlight and daylight within the courtyard.

The solar glare analysis has identified the potential for solar glare to occur at one location when travelling north along Bishopsgate. This effect was found to occur for up to half an hour a day in and around the Spring and Autumn Equinox (the dates considered in the assessment) but not in June or December. The results show that the reflection of the sun




would appear at high level, some seven storeys from the ground and away from the direct line of sight of oncoming traffic.

As the potential for solar glare would only occur at high level this occurrence is not considered to have an adverse or detrimental effect on drivers travelling towards the Site, or upon pedestrians around the Site. Therefore no mitigation measures are considered necessary.

The light pollution results show that surrounding residential properties would not experience light pollution levels in excess of pre-curfew (typically before 11:30pm) light pollution guidelines. The significance of the pre-curfew light pollution effects will therefore be negligible.

The post-curfew (typically after 11:30pm) light pollution results show that nearby properties will experience levels in excess of pre-curfew light pollution guidelines. However, taking into account the likely occupancy of the building during post-curfew hours and the use of curtains/blinds within the nearby residential buildings, the light pollution impacts are considered negligible.

7.6 Wind As the Proposed Development includes a tall building (over 10 storeys), an assessment of wind microclimate around the existing Site and Proposed Development was conducted, including wind tunnel testing.

The assessment used the well-established Lawson Comfort Criteria to benchmark the wind microclimate for a range of pedestrian activities from sitting (calmest winds required) to transient activities such as crossing the road.

The wind tunnel testing found that the wind conditions around the existing Site would be suitable for leisure walking, standing or sitting during the windiest season.

There were a small number of locations on the existing Site and for the Proposed Development where the wind speed is accelerated.

Canopies provided along the south elevation of Building 1 and in the public square adjacent to Building 2 have been designed to improve the wind conditions in these areas and wind tunnel testing has proved that these measures would ansure suitable conditions prevail in areas around entrances to buildings and identified as likely locations for sitting and standing out of doors.

7.7 Ground Conditions The assessment of ground conditions at the Site included a:

• a review of historical maps to identify former potentially contaminating land uses;

• a review of public register information from the Environment Agency;

• British Geological Survey geological map; and

• information on underground rivers in London; and

• information is presented within a report prepared by Arup’s Geotechnic’s in June 2005.

The assessment has concluded that the Site ground conditions do not present any constraints for the construction of the Proposed Development by conventional engineering methods.




Detailed asbestos surveys involving identification and removal of asbestos and suspect asbestos would be undertaken immediately prior to demolition while an intrusive investigation would be completed upon cessation of demolition and removal of rubble.

A site specific CEMP would be implemented during construction to mitigate and control any potential soil contamination encountered. It would also mitigate and control any potential contamination issues which could arise specifically due to the construction works.

Although no significant remediation requirements are anticipated, proven means of remediation are available if required.

7.8 Water Resources, Hydrology and Flood Risk An assessment of water resources and flood risk has been undertaken. The assessment included a review of baseline information including: a Landmark Envirocheck report and EA records; local topography; consideration of possible effects on water quality and hydrology likely to arise during development works (demolition and construction) and once the Proposed Development is complete.

Protective measures would be employed during construction to prevent spillage of construction materials, contaminated soil, oil or chemicals to surface and groundwater. Therefore, with the appropriate implementation of these measures it is considered that the impact of construction activities on surface and groundwater quality would be negligible.

With adoption of appropriate mitigation measures the impact of piling and excavation works on groundwater is considered to be negligible.

The Robert Bird Group (RBG) has undertaken a Flood Risk Assessment for the Proposed Development (October 2010) which includes a surface water runoff management strategy. It is proposed that surface water is attenuated on site using tanked storage. Overall, the surface water attenuation is predicted to have a long-term minor beneficial impact.

The Proposed Development provides minimal car and motorcycle parking, which is all at basement level. Therefore, the potential impact on surface or groundwater quality from cars parked on site is insignificant.

The Proposed Site is currently developed for commercial uses. Therefore, there is already an existing demand for mains water on-site. The incorporation water efficiency measures would lead to a reduction in water use which would have a minor beneficial long-term residual impact.

A foul drainage strategy has been developed by Hilson Moran and the overall residual impact of the development is considered to be long-term minor beneficial due to improved attenuation of surface water which reduces flow rates from the development.

The residual impact of groundwater levels on the development is considered to be negligible.

Based on the nature of the intended end use of the Proposed Development, and the preventative measures to be incorporated during both the construction and operational phases of the Proposed Development, the residual impact on ground and surface water resources is considered to be Negligible/Minor Beneficial.

7.9 Transport A Transport Assessment was prepared to assess the likely impacts of the Proposed Development on the surrounding transport network, as well as on pedestrian movement and




the public realm. This was undertaken in accordance with Transport for London’s (TfL) ‘Transport Assessment Best Practice’ guidance document and in consultation with CoL and TfL.

The Proposed Development would be in accordance with, and supportive of National, Regional and Local Planning Policies which encourage high density development at locations with good access to public transport, seek to reduce car dependency and encourage travel by non-car modes.

The Transport Assessment demonstrates that the Proposed Development would not create any adverse impacts on the local road or public transport networks. The Proposed Development incorporates significant improvements to pedestrian facilities in the area as well as proposed contributions towards improvements to public transport facilities. Overall, the proposals are expected to have a negligible impact on the highway and public transport networks.

The Site is very well located in relation to public transport services. This includes five mainline rail stations, nine LUL stations and many frequent bus routes within a short walk of the Site. The location of the Site, in particular its proximity to public transport facilities makes its particularly attractive and appropriate for high density office development.

Due to the high level of public transport accessibility, the Proposed Development will minimise vehicular traffic movements on the local road network through lower numbers of parking spaces. A total of 572 secure, covered cycle parking spaces will be provided in the basement, as well as showers and changing facilities, to encourage employees to cycle. A further 26 cycle parking spaces will be in public realm. The Travel Plan for the Site will also promote cycling as a viable alternative mode of travel.

The trip generation assessment undertaken as part of the Transport Assessment concludes that the net increase in demand for public transport as a result of the Proposed Development would have a negligible impact on the capacity of public transport services.

The Proposed Development would generate increases of less than a 1% increase in exit flows at underground stations in the vicinity of the Site. This level of increase is not predicted to have a significant impact on the performance of the stations.

The Proposed Development includes the widening of the footway along the Bishopsgate frontage of Building 1 as well as an improved public realm around the buildings. The overall impact of the Proposed Development on pedestrian facilities is predicted to be minimal.

The increase in traffic as a result of the development is expected to have a negligible impact on the operation of the local highway network.

7.10 Air Quality An assessment of the likely impacts from the demolition and construction, and completed development phases of the Proposed Development on air quality was undertaken. National legislation and relevant planning policies were reviewed and formed a basis for the methodology applied in the assessment.

A review of monitoring data surrounding the Site indicates that current air quality is unlikely to meet the annual mean nitrogen dioxide objective over all of the Development Site.

CoL has declared the whole City as an AQMA and has developed an Air Quality Action Plan to reduce pollutant concentrations throughout the City.




During the construction phase there is the potential that emissions of dust arising from the site would result in nuisance soiling at adjacent properties. Surrounding land uses are predominantly business and retail, uses generally not considered highly sensitive to dust impacts. However, there are a number of sensitive receptors, including residential and community uses, within close proximity to the Site. Assessment of the Site according to the London Best Practice Guidance indicates that there is a high risk of impacts occurring during the construction phase.

Dust emissions can be effectively controlled by the employment of stringent management practices. These would be implemented through the production of a method statement, which would be agreed with the CoL and would adhere to the Draft London Best Practice Guidance.

The operational phase of the Proposed Development is not considered to give rise to impacts to air quality. Levels of traffic generated by the Proposed Development will not make a significant additional contribution to traffic flows in the area and it has been agreed with the relevant officers at CoL that no detailed assessment of transport effects on air quality is required.

The Proposed Development will include gas fired boilers. Pollutant emissions will be emitted to atmosphere from raised stacks, located on Building 1. Given the height of the stacks the potential for significant impacts at ground level is considered negligible.

7.11 Noise and Vibration An assessment of the potential noise and vibration impacts of the Proposed Development during the demolition and construction works was undertaken based on recognised standards and guidelines. The assessment was based on a series of environmental noise measurements undertaken at the Site, with noise modeling and noise predictions carried out.

Demolition and construction of the Proposed Development would be undertaken using the best practicable means of noise control. Noise levels from the demolition and construction of the development have been predicted at noise-sensitive properties in the vicinity of the Site and the potential impact assessed. The assessment identified that with the application of best practicable means and the noise criteria adopted for this assessment it is possible to meet the target criteria adopted for this assessment.

Vibration may be perceptible at certain receptors during the construction period during particular operations.

To ensure that noise and vibration levels during demolition and construction meet the target criteria a monitoring and control strategy would be developed.

It is considered that sufficient measures would be in place to ensure that the impact of noise and vibration during the demolition and construction of the Proposed Development is controlled in accordance with the requirements of the CoL.

The effect of the Proposed Development on the acoustic environment of the Site and surrounding buildings has been investigated. Three main areas have been assessed including noise emission from building services plant, wind induced noise and externally reflected sound.

Limits have been set for the combined level from all building services plant noise emissions at sensitive receptor locations in the vicinity of the Site. Compliance with the limits set would ensure that the noise from any building services plant associated with the Proposed




Development does not increase existing background noise levels and future complaints from existing sensitive receptors in the vicinity of the Site would be unlikely.

No significant effects would be anticipated due to wind induced noise or externally reflected sound.

7.12 Interference to Television and Radio Reception The construction of tall buildings has the potential to cause disruption to the distribution and reception of radio and television (TV) services. This is a potentially significant matter of concern to viewers, broadcasters and developers alike. The potential impact of the Proposed Development on reception of terrestrial and satellite television and radio services in the area surrounding the Site has been assessed.

The assessment has been informed by a desk-top study of the possible effects of Building 1 on radio and television transmission and reception.

By the time the Proposed Development is completed, the digital switchover from analogue to digital terrestrial television in the London area will have been completed (i.e. by 2012) and there will be digital terrestrial television transmissions only.

The Proposed Development is likely to have no significant impact on the reception of broadcast radio services.

The Proposed Development is likely to have a negligible impact on satellite television services due to shadowing of television signals. Impacts can be mitigated either by relocation of the receiving antenna or by subscribing to cable television services.

Given the location of the Site in a densely built up area in the City of London, where there are already many high buildings, Building 1 is likely to have only a small impact in a limited area immediately to the north of the building due to signal shadowing effects on terrestrial television reception. With the application of the mitigation measures, there is likely to be no residual impact on terrestrial television services.

7.13 Aviation Potential impacts on operation of London City Airport have been considered and it has been be concluded that the vertical clearance over the Proposed Development would be well in excess of the minimum requirement and acceptable on the grounds of safeguarding existing procedures at London City Airport (LCY).

In addition, there is no evidence to indicate that future aircraft operations at LCY would be prejudiced by the Proposed Development.

In relation to the temporary use of crane equipment, the existing procedures at LCY would be unaffected by construction works due to the high vertical clearance.

There are circumstances when aircraft would legitimately overfly the Proposed Development. During such an event however, the procedures which would govern such flights require that aircraft would be at an altitude that provides adequate vertical clearance to maintain safe operations.

Fixed red aeronautical obstacle lighting would be used at the top of the completed Building 1 of the Proposed Development and on the highest crane during construction.




In summary, it is concluded that there would be no impact upon the safeguarding and operation of flight procedures at London City Airport as a result of the Proposed Development.

7.14 Cumulative Impacts As described in section 3.5 of this NTS a cumulative assessment was undertaken. This focused on two types of cumulative impact ‘impact interaction’ and ‘in combination impacts’.

For ‘impact interaction’ impacts it was considered that the greatest likelihood of impact interaction would occur during the demolition and construction works. However, the CEMP implemented during the demolition and construction works, secured by an appropriate planning condition, would provide the mechanism to minimise impacts of demolition and construction works ‘at source’ in order to reduce the potential impacts on internal and external surrounding receptors. Overall, it was considered that any impact interactions that occur would generally be temporary and short-term in nature, albeit there may be some peaks of moderate adverse impacts when works are occurring immediately adjacent to properties.

In relation to ‘in combination’ impacts, 28 were identified.

The environmental issues where cumulative effects with other developments have the potential to be considered significant are:

• Socio-Economics;

• Townscape, Heritage and Visual Impact;

• Wind;

• Daylight, Sunlight and Overshadowing;

• Traffic and Transport ;

• Traffic Noise and Construction Noise;

• Air Quality;

• Telecommunications; and

• Construction Effects.

Documents

Environmental Statement Volume 1: Non Technical Summary ...€¦ · 7.4 Townscape, Heritage and Visual Impact 20 7.5 Daylight, Sunlight and Overshadowing 21 7.6 Wind 22 7.7 Ground