Northumberland Development Project, Tottenham - … · Environmental Statement Volume 1: Non Technical Summary Northumberland Development Project, Tottenham On Behalf of Tottenham

Environmental Statement Volume 1: Non Technical Summary

Northumberland Development Project, Tottenham On Behalf of Tottenham Hotspur Property Company Ltd May 2010 In accordance with: Town and Country Planning Act 1990 (as amended) Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (as amended)

Job Name Northumberland Development Project Job Number MTPL137419

Document Title Environmental Statement Volume 1: Non Technical Summary

Document Name

100518 Environmental Statement Volume 1 Non Technical Summary.doc

Prepared For Tottenham Hotspur Property Company Ltd Distribution Public

Revision Date Prepared By Approved By

Client Draft 17th May 2010 Patrick Duffy / Simon Elliott Patrick Duffy

Final 18th May 2010 Patrick Duffy

Last printed 19/05/2010 15:40:00

Savills L&P, 23 Furzton Lake, Shirwell Crescent, Furzton, Milton Keynes, MK4 1GA

T: +44 (0) 1908 508200 F: +44 (0) 1908 520358

Northumberland Development Project (May 2010 Submission) Page 1 Tottenham Hotspur Property Company Limited

Environmental Statement

Volume 1: Non Technical Summary

Background Tottenham Hotspur Property Company Ltd propose the development of approximately 11.46ha of land off Tottenham High Road, to provide a football stadium, foodstore development and residential and mixed used development along with landscaping and other related works. This ES relates to a revised scheme submitted to Haringey Council in May 2010. A previous scheme was submitted in October 2009 but has been withdrawn to enable revisions to be made on the advice of the Council and its consultees. These revisions are described in Volume 3. This ES also takes into account comments made by the consultees on the previous ES, see Chapter 2 for further details. Tottenham Hotspur Property Company Ltd have commissioned Savills (L&P) to co-ordinate an Environmental Impact Assessment (EIA) including

the preparation of an Environmental Statement (ES). Purpose and Structure of the Environmental Statement EIA is a systematic and objective process through which the likely significant environmental effects of a development proposal can be identified, assessed and, wherever possible, mitigated. This process and its outcomes are then reported in the ES to decision makers, the Council and its advisors, and the public. The NTS is provided to allow a wider public understanding of the environmental effects of the development proposal. The ES is set out in a structured manner to allow easier navigation: • Volume 1 (this volume) comprises the Non-

Technical Summary;

Introduction




• Volume 2 is the Main Report which describes

the development and sets out the assessment work undertaken and the mitigation measures propose;

• Volume 3 includes the description of

development and development parameters; • Volume 4 includes the appendices to the Main

Report. Opportunity for Public Consultation Should interested parties wish to make representations on the content of this ES, they should be made in writing to London Borough of Haringey Council, Planning, Civic Centre, High Road, Wood Green, N22 8LE. The Assessment Team The assessment team comprises the following organisations: Savills manages the EIA process and team and has undertaken the daylight/sunlight assessment; • CSa Environmental Planning has undertaken

the ecology assessment; • L-P: Archaeology has undertaken the

archaeology assessment; • URS has undertaken the surface water

drainage and flood risk assessment; • Tom Paxton has undertaken the electronic

interference assessment; • Buro Happold has undertaken the ground

conditions and hydrogeology assessment; • The Landscape Partnership has undertaken

the landscape and visual assessment; • WSP has undertaken the noise and vibration

assessment; and • Buro Happold and Tim Spencer & Co. have

undertaken the transport assessments; • Air Quality Consultants have undertaken the

air quality assessment; • BRE has undertaken the microclimate

assessment;

• Hunt Dobson Stringer has undertaken the socio-economic assessment; and

• Purcell Miller Tritton has undertaken the

cultural heritage assessment. What Is Environmental Impact Assessment? EIA is a statutory process that is governed by UK and European law. On 3rd March 1997 the Council of the European Union amended Directive 85/337/EEC through Council Directive 97/11/EC, which was given legal effect in England and Wales through the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 in so far as it relates to development under the Town and Country Planning Act 1990. These Regulations came into effect on 14th March 1999. EIA follows an iterative process that usually follows the following stages: Screening is the first stage of the EIA process where the relevant authorities (local authorities or the Secretary of State) decide if EIA is required. Once it has been agreed that EIA is required, scoping is undertaken to define what should be assessed as part of the EIA and reported in the ES. This is usually done in partnership between the applicant and the local authorities. With the scope set, relevant information on the environmental baseline conditions is collected. This information is then used initially to understand the dynamics of the likely environmental effects and inform the design of the proposed development to minimise the potential for significant adverse effects. Any significant adverse effects that are identified during the formal assessment process are then reviewed against the design to consider whether alterations could be made to minimise the effect. Should this occur the formal assessment process is reiterated. Where significant adverse effects cannot be minimised through alterations to the design itself, mitigation measures are considered. Monitoring may also be considered to measure the actual significance of the effect during and post-construction to allow management of mitigation where appropriate. Once the EIA is completed, the ES is submitted to the local planning authority for consideration with the planning application.




The Site and Surroundings The project site is located to the east of Tottenham High Road, within the London Borough of Haringey at grid reference TQ341912 (Figure 3.1). Tottenham High Road generally forms the western boundary of the site, with Worcester Avenue marking the eastern boundary. The northern boundary is formed by Northumberland Park and the southern boundary is largely formed by Park Lane. The site lies in an area of mixed uses. To the south is predominantly 2-storey residential development. To the east are Northumberland Park Community School and St Paul’s and All Hallows Church of England Infant School with further residential areas beyond. To the north is a small area of residential with substantial industrial estates to the northeast and northwest. To the west is the Tottenham High Road, which is lined

by small shops and other businesses. Further to the west is higher density residential development. The site and the immediate environs stand on level ground around the 12m contour above ordnance datum (AOD). To the east the land slopes gently to the River Lea, the most influential natural feature of the area and the largest tributary of the lower Thames Valley. The site is underlain by brick earth and floodplain gravel over London Clay in turn over the Lambeth Group and over Cretaceous Upper Chalk at depth. These gravel deposits vary in thickness and in some places are up to 6m in depth. It is not known how deep the deposits are within the immediate area of the site. The site currently comprises the existing stadium as well as Wingate Trading Estate. No Rights of Way are known to cross the site.

The Project




The Project The primary land use proposed is a stadium, along with a foodstore and residential development and hotel. Construction of these is expected to run from 2010 to 2016. The stadium will be located centrally on the proposed site and with a spectator capacity of 56,250. It will be built at grade, with no basement areas. The pitch will be orientated on a north to south axis. To the north and south of the stadium would be podium areas providing access to the stadium for spectators. The southern podium will incorporate the Club shop and museum at ground level. To the north of the stadium will be a foodstore development with a ground level car park. The development will consist of a 1st floor foodstore, with a café/restaurant on the ground floor. Above the foodstore would be two floors of Football Club hospitality and office space. This building would have extensive green roof areas. The southern residential development will comprise up to 200 residential units Tottenham Hotspur Football Club Foundation offices. This residential development will have basement car parking. The hotel will be located to the western side of the site between the stadium and residential development. It will provide up to 150 rooms along with restaurants, bars, reception and service areas. Alternatives Like other football clubs that have sought to improve their facilities in recent years the Club is responding to the demands of modern football. These demands include the ever increasing costs of running a football club and the need and desire to provide first class facilities for supporters and to improve the environment for people who live around the stadium. Therefore doing nothing is not an option. In arriving at the proposed development the club has considered various stadium designs and has found the proposed design to the most efficient. The club considered locating the stadium towards the southern end of the site as this positioned it as far as possible from the Listed Buildings at the north of the site, although it would require the removal of buildings in the central and south western parts of the site. However this resulted in constraints on the practical use of the rest of the site.

Locating the stadium to the northern end of the site resulted in daylight impacts to buildings north of Northumberland Park and the loss of buildings on Worcester Avenue and in the north west corner of the site adjacent to the High Road. Locating the stadium centrally on the site allows development to be located to the north and south of it that provides the change in building scale and use from the stadium to the scale and use of the existing development around the site. While it does result in the loss of buildings fronting on to the High Road it also allows for an enhanced space around the stadium for supporters on match days and for public use and activities at other times. It is not possible to position the stadium on the site to retain all the buildings fronting the High Road without adversely affecting the schools to the west. Indeed, it is not desirable to retain all the buildings along the High Road frontage as this would reduce the stadium’s landmark role. The nature of the other development proposed is guided by the Councils adopted policy for enabling development on the site and therefore includes employment generating and residential development. The scale of the development is also guided by the Council’s adopted policy. A planning application was submitted in October 2009 with the stadium located centrally on the site with the foodstore to the north and mixed residential/club shop/hotel and office space building to the south. While is was possible to retain some buildings fronting the High Road at the southern end of the site it was proposed that these buildings be removed to provide a large public area that would be important in assisting spectator movement on match days and which would be a large space for use by the community at other times. Further site analysis has been undertaken which has resulted in the retention of some of the existing buildings on the site, west of the stadium while still maintaining safe crowd movement around them and the stadium. The retention of these buildings results in the loss of the formerly proposed large public space and results in smaller more confined spaces.







The following summarises the predicted significant effects following mitigation as set out in this ES: Air Quality The air quality assessment determined that construction effects would be temporary and as the proposed development and the identified schemes are spatially separate it is unlikely that significant construction effects on air quality would occur.

The residual operational phase impacts are negligible at most receptors, although for annual mean nitrogen dioxide there are a small number of receptors predicted to experience slight adverse impacts. All the PM10 and PM2.5 impacts are predicted to be negligible. The Diesel generators that are to be used on match day have been shown to give rise to substantial adverse impacts at a number of locations. Attention will be given to the choice of the specific diesel generators to minimise these impacts, such that in practice the hourly mean nitrogen dioxide objective should not be exceeded. Taking into account all the information presented in this assessment, the overall air quality impact of the scheme is judged to be minor adverse.

Archaeology The archaeological assessment noted that overall there was moderate potential for medieval plough soils. Most of the development will be built at grade, but there is still potential for adverse impact due to piling operations and basement excavation. An archaeological evaluation will be required to confirm the presence/absence and nature of deposits underlying the site. Cultural Heritage The Cultural Heritage assessments considers the effect of the proposed development on the listed and locally listed buildings on the site and the Conservation Area along the High Road. The demolition Fletcher House is considered to be a medium adverse effect. The proposals seek to address these issues by re-ordering the site so that the new buildings lie within a designed setting and in which they have a considered relationship with the High Road.

Those buildings that are retained would benefit from an improved relationship with their surroundings, whilst accepting that the new stadium is a very substantial building that will have an impact upon them.

Summary of Effects




The combination of the removal of buildings identified as detractors, the creation of new buildings that are distinguished architecturally, and a purpose-designed setting, will provide a beneficial effect overall which will mitigate the impacts identified above. These effects will be immediate and long-term, as the economic and social prosperity of the area improves following completion of the proposals.

Ecology The ecology assessment has noted that there are no sites of ecological importance (designated at international, national, regional or local level) that will be adversely affected by the development. There are a range of enhancements available for the site such as green roofs and a green screen. Flood Risk and Drainage The flood risk and drainage assessment found that the majority of the site lies in Flood Zone 1 (areas with a low probability of flooding) with the western edge within Flood Zone 2 (areas with a medium probability of flooding), as defined by the Environment Agency. The site is not at significant risk of flooding from rivers. Predicted effects relate to suspended sediments from the construction site, potential presence of oils and hydrocarbons (such as fuel), concrete and cement products in water. It is expected that with adequate mitigation and control of the building site these risks are minimal. Ground Conditions and Hydrogeology The ground conditions and hydrogeology assessment found that numerous businesses have occupied the site adjacent to the existing stadium. There is risk of contamination from arsenic, chromium, lead as well as petroleum products. There could be a moderate adverse impact on groundwater and construction workers if these contaminants are encountered during construction and piling into groundwater. There would be a major adverse impact on other users of the site if no investigation is carried out on site prior to construction. Through the CEMP, risk of contamination will be minimised. Landscape and Visual Amenity The landscape and visual amenity assessment found that overall the project would provide a significant enhancement of the current site,

providing a more extensive public realm, with improved permeability, and that enables the stadium to visually relate better to the High Road and the local community. In the majority of cases the proposals would enhance views and the character of the townscape. The project would introduce distinctive landmark buildings in a location where this is generally lacking, and the provision of more attractive and usable space. This would be both beneficial to fans and the community alike. In architectural appearance both of the enabling developments and the proposed stadium would provide a visually striking character that adds distinctiveness and visual presence within the surrounding urban setting. This visual presence is in part due to the scale and massing of the proposed stadium and south development. The changes would also act as catalyst to raise the environmental quality and standards throughout the locality. The assessment concluded that the proposed development would on balance provide significant benefits that would be appreciated and valued for years to come and that these would outweigh any losses that the development would require to make this possible. Noise and Vibration The noise and vibration assessment found that for the stadium, match day noise the relocation and more substantial construction of the stadium will be beneficial to residents, the exception being occupiers of properties in Worcester Avenue who will be significantly closer to the stadium than currently. The effect of the project will influence road traffic noise in the area. On the majority of roads there is a small increase in noise level that will have negligible impact. The change in road traffic noise on Park Lane would rate as no more than a minor negative impact. The noise and vibration from the demolition and redevelopment of the site may be significant when taking place in close proximity to existing noise sensitive properties. It will therefore be necessary to consider the available measures to reduce the levels of noise and vibration that will arise during the works. Mitigation measures will be incorporated in the CEMP.




Several potentially significant noise sources have been identified for the foodstore at the north end of the site. These are the car park, the fixed plant such as refrigeration and air handling equipment and finally the movement and unloading of lorries in the service yard on the east side behind houses in Worcester Avenue and Northumberland Park. Adoption of the mitigation measures recommended for service yard activity, including a proposed noise barrier, a range of vehicle management measures and other physical controls such as trailer dock seals, will significantly reduce the scope for activity during the night-time to disturb residents. However, the main source of potentially disturbing noise arising from the foodstore will remain that of vehicle movements within the service yard. Society and Economy The socio-economic assessment found that the impacts of the project are largely positive and support the delivery of local, regional and national Government objectives. The temporary moderate negative impact of business relocations will be mitigated by a relocation strategy agreed with the Council. In the longer term the net impacts of the proposal will bring increased employment so the residual impact is beneficial at all levels.

The Club will work with Haringey Council and other partners to maximise the significant beneficial impacts of the project. This will include: • A Construction Employment Programme,

including provision of labour demand information, local advertisement and recruitment and customised training;

• A Local Labour Programme in the completed

development, including targeted activities to ensure local people can access employment at the Club and with its suppliers, and in the foodstore and hotel;

• Business engagement and supply chain

initiatives both in the construction phase and completed development;

• Engagement in local area management, town

centre management and area promotion, involving the Club, its suppliers, the hotel and foodstore and events organisers;

• Enhanced engagement by the Tottenham

Hotspur Foundation with local schools, and in sports development activity in the local area;

The benefits of visitor expenditure will be enhanced through the Transport Strategy, which details aims to stagger the arrival of fans by offering better facilities in and around the stadium. THFC already has a relatively high proportion of

Areas that are ranked within the 10% (red) and 20% (yellow) most deprived areas in England.




fans who arrive in the area early on matchdays, and therefore this is a significant contribution to the positive aspects of visitor expenditure. The Club will adopt a Stadium Management Plan, which will deal with all the public safety, crime prevention and local transport management issues and mitigate the impacts of increased visitor numbers. The residual impact on these issues will therefore be negligible. The proposed residential element of the project will yield an estimated population of around 690 people, requiring community facilities including primary healthcare and education. Due to the nature of the project being mostly private 1 and 2 bedroom flats, the child yield is expected to be low and should be mitigated by surplus capacity in existing schools within the local area. Transport Following implementation of transport mitigation, on non-event days, the modelling results show that the Park Lane/High Road junction will operate well. Analysis of journey times show that in the AM all journey times except the southbound

movement along the High Road will improve compared to the current situation. In the PM and Saturday there are some increases in journey times. On event days, the staging full capacity events at the existing stadium causes traffic congestion both locally and at a number of more distant locations. However, in the future the local scale of traffic generation will be reduced, supported by reduced High Road closure times. This is a result of a progressive increase in the area covered by match day controlled parking zones that will influence spectators to seek alternative forms of transport, i.e. the enhanced public transport offcer. As a result of the hugely increased facilities in the new stadium the post-match dispersal rates will be less peaked, particularly from the premium levels for both weeknight and weekend matches. Microclimate The microclimate assessment found that the wind environment for the completed stadium would require mitigation for nine locations around the site that would be unsuitable for long-term sitting

Model used to test the microclimate effects of the project in a wind tunnel.




or entrances in the winter months during the construction phase and partially completed stadium. For the completed development, there are 11 locations where long-term sitting or entrances would be unsuitable during the winter months. Mitigation such as recessing an entrance or introducing screens/fences to areas where long-term sitting is problem could be implemented. Electronic Interference The electronic interference assessment noted little evidence of the Edmonton transmitter being used to receive TV signals for the properties surrounding the development. Instead, all aerials faced the direction of the Crystal Palace and Croydon transmitters which means that there is unlikely to be a significant impact on TV reception in the area. Upgrading the aerials through increasing height or by using Freesat services should mitigate any loss in reception for the area. Daylight and Sunlight The daylight/sunlight assessment identified: • Negligible effect on daylight and sunlight to

the properties to the north of the site. • Negligible to minor effect on daylight to most

Worcester Avenue properties and a moderate to major effect on sunlight to 31 to 41 Worcester Avenue.

• Negligible effect on Park Lane properties

except Concord House where there is a moderate effect on daylight but a negligible effect on sunlighting.

• Moderate effect on daylight and negligible

effect on sunlight to Kathleen Ferrier Court to west of the development.

• Moderate effect on daylight but negligible

effect on sunlight to 731 to 755 High Road. • Minor effect on daylight negligible effect on

sunlight to 761-767 High Road. • Minor effect on daylight and a minor effect on

sunlight to 790 & 792 High Road. • All but five living rooms and all bedrooms

meet BRE criteria in the proposed residential building.

• Overshadowing to the school yards meets

BRE guidelines. There is a minor effect on

overshadowing to 2-32 Worcester Avenue. Overshadowing of proposed courtyards and terraces is negligible with only a small number minor to moderately affected by overshadowing.

• Light spill to the north is assessed to be minor

at worst and negligible to the west and east of the site and to the proposed southern development.

• No significant solar glare was identified. Cumulative Effects The EIA Regulations require the ES to consider the cumulative effects of the proposed development with other developments and to report the potentially significant effects. To do this the schemes to be considered cumulatively were agreed with the Council. Seven schemes were identified and these are located in the Tottenham area with two schemes being just inside Enfield Borough. The traffic generated by these other schemes was added to the traffic survey information and then the proposed development traffic was added. As a result these sites were taken into account in the assessment of the proposed scheme. Traffic information derived from this assessment was used in the assessment of traffic related air quality and noise. The impacts from these assessments is set out earlier in this document. The schemes have also been assessed in relation to other environmental issues considered in the ES. It was found that the distance these schemes are apart in a dense urban area meant that adverse cumulative effects were not predicted. However, the socio-economic effects of the combined schemes was determined to be significantly beneficial. Locations at Worcester Avenue, Park Lane and the north west of the site were identified as being subject to potentially significant dust and noise impacts during demolition work near these locations on the site. However, this would occur for short periods only during the construction period. Properties at Worcester Avenue were also subject to both daylight impacts and stadium noise and properties along the western part of Park Lane were found to be subject to significant traffic noise and daylight effects. These cumulative impacts were assessed to be minor adverse.

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Northumberland Development Project, Tottenham - … · Environmental Statement Volume 1: Non Technical Summary Northumberland Development Project, Tottenham On Behalf of Tottenham