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intu Lakeside Shopping Centre: Northern Extension Environmental Statement Volume I: Non-Technical SummaryAugust 2016

intu Lakeside Northern Extension Volume I: Non Technical Summary intu Lakeside Limited

August 2016

15110/JF/HP

Nathaniel Lichfield & Partners 14 Regent's Wharf All Saints Street London N1 9RL nlpplanning.com

This document is formatted for double sided printing. © Nathaniel Lichfield & Partners Ltd 2016. Trading as Nathaniel Lichfield & Partners. All Rights Reserved. Registered Office: 14 Regent's Wharf All Saints Street London N1 9RL All plans within this document produced by NLP are based upon Ordnance Survey mapping with the permission of Her Majesty’s Stationery Office. © Crown Copyright reserved. Licence number AL50684A

intu Lakeside Northern Extension : Volume I: Non Technical Summary

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Contents

1.0 Introduction 1 Purpose of this Summary ................................................................................. 1 How to Obtain Further Information ................................................................... 1

2.0 The EIA Process 2

3.0 The Site and the Proposals 4 Site Location .................................................................................................... 4 The Proposals .................................................................................................. 5 Alternatives Considered ................................................................................... 7 Construction Issues ......................................................................................... 8

4.0 Environmental Impacts 9 Transport ......................................................................................................... 9 Air Quality ...................................................................................................... 10 Noise ............................................................................................................. 11 Water Resources ........................................................................................... 12 Ground Conditions ......................................................................................... 13 Socio-Economic ............................................................................................. 14 Townscape & Visual ...................................................................................... 15 Ecology .......................................................................................................... 16

5.0 Conclusions 18 During Construction ....................................................................................... 18 During Operation ............................................................................................ 18 Cumulative Impacts ....................................................................................... 18


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Tables

Table 2.1 Significance Criteria ......................................................................................... 3 Table 3.1 Selection of Parameter Plans at Appendix 2 .................................................... 5


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1.0 Introduction

Purpose of this Summary 1.1 This document is a non-technical summary (NTS) of an Environmental

Statement (‘ES’) prepared on behalf of intu Lakeside Limited (‘intu’). It accompanies an application for outline planning permission at intu Lakeside Shopping Centre (‘intu Lakeside’).

1.2 Intu is the leading shopping centre company in England and the UK. It owns and operates intu Lakeside and wishes to invest in the centre to provide new buildings for retail use, a new multi-storey car park, a new bus station, enhanced public realm and landscaped areas and new pedestrian and cycle route linkages through the site.

1.3 The report is written in non-technical language and is aimed at the general reader. Further information and full details are contained within Volumes II (Technical Studies) and III (Technical Appendices) of the ES.

How to Obtain Further Information 1.4 A paper copy of the full ES (Volumes I, II and III) can be obtained for a cost of

£250 or an electronic copy for a cost of £5 from:

1.5 Nathaniel Lichfield & Partners 14 Regent’s Wharf All Saints Street London N1 9RL

Tel: +44(0)20 7837 4477

Contact: Cherryl Skerritt

1.6 The complete ES can also be viewed during the opening hours of Thurrock Council’s (TC) Offices at the following address:-

Thurrock Council Civic Offices New Road Grays Essex RM17 6SL

Tel: +44 (0)1375 652652

1.7 All comments on the ES (and planning application) should be issued to TC.


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2.0 The EIA Process

2.1 The three volumes of the ES set out the findings of an Environmental Impact Assessment (‘EIA’) of the proposed development. The EIA process aims to ensure that any significant effects arising from a development are systematically identified, assessed and presented to help in the determination of planning applications.

2.2 Intu volunteered to prepare an ES and it has been completed in accordance with the requirements of legislation and the relevant regulations and has addressed the following areas as agreed with TC: -

i. Transport

ii. Air Quality

iii. Noise

iv. Water Resources

v. Ground Conditions

vi. Socio Economic Effects

vii. Visual & Townscape Analysis

viii. Ecology

2.3 Intu commissioned consultants to investigate the environmental impact of the proposals in each of the areas outlined above. This involved assessing the existing (or baseline) situation; then assessing the environmental impacts during the demolition and construction phases of the development; and, finally, an assessment of the impacts of the development when it is built and open for customers. Where impacts have been identified, where possible, measures to mitigate these impacts have been identified. These can be secured by the imposition of conditions on any planning permission that may be granted.

2.4 The ES assesses the cumulative impacts of the proposed development with a number of other development schemes proposed within the Lakeside Basin and wider area. This includes a cumulative analysis of transport impacts. It also identifies the inter-relationships between the environmental effects considered within the ES.

2.5 The impacts identified in each of the Chapters to the ES have been categorised using significance criteria, depending on the degree of effect of the potential impact. Table 2.1 provides a brief description of each of the significance criteria used throughout the ES.


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Table 2.1 Significance Criteria

Effect Criteria

Substantial Beneficial The development would result in a significant improvement to the existing environment.

Moderate Beneficial The development would result in a moderate improvement to the existing environment.

Minor Beneficial The development would result in a slight improvement to the existing environment.

Neutral/ Negligible No deterioration or improvement to the existing environment.

Minor Adverse The development would result in a slight deterioration to the existing environment.

Moderate Adverse The development would result in a moderate deterioration to the existing environment.

Substantial Adverse The development would result in a substantial deterioration to the existing environment.


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3.0 The Site and the Proposals

Site Location 3.1 The planning application site at intu Lakeside is situated in the Lakeside Basin

in the administrative area of TC, 20 miles to the east of Central London. The Lakeside Basin comprises an area of land to the north of London Road and south of the A13 Trunk Road, east of the M25 and west of Chafford Hundred.

3.2 intu Lakeside is bounded to the south by West Thurrock Way (B186); the A126 to the east; Arterial Road West Thurrock (A1306) to the north; and Alexandra Lake to the west.

3.3 The Centre opened in 1990 and attracts around 25 million customers annually. intu Lakeside comprises approximately 250 high street shops and leisure facilities. Anchor tenants include House of Fraser, Debenhams, Marks & Spencer and Primark. Leisure facilities include a multiplex cinema, 1,100 seat food court, 11 restaurants along The Boardwalk.

3.4 The centre is served by around 13,000 car parking spaces, with multi storey car parks located to the south and west and surface level car parking predominantly to the east.

3.5 intu Lakside serves the needs of the local population in Chafford Hundred, and West Thurrock more generally; as well as the higher order shopping and leisure needs of a wider hinterland. It has been assimilated into the sub-regional retail hierarchy and complements the facilities available in town and district centres elsewhere in the borough and surrounding areas.

3.6 intu Lakside is located adjacent to Chafford Hundred railway station which has a regular rail service to London Fenchurch Street and Southend. Intu Lakside has its own bus station currently situated at the northern end of the centre which is served by a number of bus routes connecting it with surrounding communities including Chafford Hundred, Stifford, Grays and destinations further afield including Brentwood, Tilbury, Basildon and Southend. The centre is accessible by road from the M25 (Junction 30/31) and the A13 to the north.

3.7 Direct access to intu Lakeside by road is via the A1306 (northern access); A126 (central access); and the roundabout junction connecting the site with the A126, B186 West Thurrock Way and Heron Way (southern access).

3.8 The existing external environment at intu Lakeside has a considerable amount of soft landscaping. Alexandra Lake is located immediately to the west of intu Lakeside over which the facilities including the Boardwalk enjoy views.

3.9 The development site is approximately 9.6 hectares in size. A plan showing the extent of the site is included at Appendix 1 (ref: 080141-D-304).

3.10 Intu Lakeside is situated within the administrative area of TC.


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The Proposals 3.11 As set out on the planning application form intu Lakeside is seeking planning

permission for the following:

“Part-demolition of existing Debenhams store and demolition of existing bus station. Alteration and extension of the northern end of the shopping centre including erection of new buildings for uses within Use Classes A1 – A5 and a new multi-story car park. Erection of new bus station and the alteration and extension of the shopping centre on its eastern side including the erection of new buildings for uses within Uses Classes A1 – A5. Provision of new public realm and landscaped areas. Provision of temporary bus station comprising works to existing surface car parking area. Alteration of existing and construction of new vehicular, pedestrian and cycle access and egress arrangements and car parkin and other ancillary works and operations.”

3.12 The application is in outline with all matters reserved but some details of access within the site are included as part of the planning application. This means that if planning permission is granted, further details will need to be submitted in relation to means of access, appearance, landscaping, layout and scale. However, some parameters of the scheme have been defined so that its environmental impact could be assessed. These are set out in a series of parameter plans submitted as part of the planning application. These explain the building plots and siting arrangements, the uses that are applied for, the minimum and maximum heights and the areas where there are access and landscaping works proposed.

3.13 Three of the parameter plans submitted as part of the planning application are attached to this summary at Appendix 2. They provide key information on the nature of the proposal and where it is located on the intu Lakeside site. Further information is contained in Table 3.1 below and all the parameter plans are contained in Appendix C1 of Volume III of the ES.

Table 3.1 Selection of Parameter Plans at Appendix 2

Plan Ref Rev Title Purpose of Plan

080141-D-302 A Existing Site Sets out existing situation on site and explains what parts of site are to be demolished, refurbished and re-built.

080141-D-303 A Plot Plan Shows locations of proposed building plots and proposed land uses within each of these building plots.

080141-D-306 A Landscaping/ Public Realm & Vehicular Access Works

Sets out details of retained and proposed landscaping/public realm, footway and cycle way and location of new and temporary bus station.

3.14 Plan ref: 080141-D-303 provides details of land uses that are proposed for the individual building plots. The land uses proposed within this application are as follows:

- Class A1 (shops)


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- Class A2 (financial and professional services)

- Class A3 (restaurants and cafes)

- Class A5 (hot food takeaway)

- New bus station- New multi-storey car park

3.15 The proposals will extend the centre north and eastwards, providing a new department store and new floorspace for shops, cafes and restaurants – 30 to 40 new stores are proposed. The existing bus station will be demolished and relocated, and the existing Debenhams store will be partly demolished and rebuilt to facilitate a retail extension. At the eastern side, new retail space is proposed with new public realm in the form of a street and square. Towards the southern end, also on the eastern side, will be the new bus station and associated new retail and public realm. The new bus station will be located close to the railway station to help form an ‘interchange’ with that facility. A new multi-storey car park is proposed at the northern end to provide replacement car parking to that lost to the new retail extension.

3.16 The maximum gross internal floorspace proposed as part of the development is 82,409 sq m Gross Internal Area (GIA) including the new bus station and multistorey car park. The net additional floorspace is 70,626 sq m GIA. These figures include mall and other communal space as well as retail floorspace for each component where applicable. The net additional retail area is 40,704 sq m GIA (within use classes A1-A5, excluding communal space).

3.17 There will be no net increase in car parking as a result of the proposed development.

3.18 The planning application will be a resubmission of a previously approved outline planning application (11 March 2013) (ref: 11/504331/TTGOUT) at intu Lakeside. Condition 1 of the permission requires application(s) for reserved matters to be made no later than four years from the date of the permission (i.e. by 11 March 2017). This current planning application is substantially the same to that previously approved in order to facilitate longer timescales in which to submit reserved matters applications.

3.19 The changes to the previously approved 2011 application include amendments to the red line area resulting from outline planning permission being granted for the intu Lakeside Leisure scheme (ref: 13/00880/OUT) and the implementation of the Northern Link Road, as approved by planning permission reference 12/50446/TTGFUL. In addition, the temporary bus station required during construction of the northern extension scheme was due to be cited to the west of the centre on land forming part of the approved leisure scheme. The temporary bus station will now therefore be relocated onto a car park to the east of the centre. The bus cycle and pedestrian link to the north of the centre has now been implemented so this part of the 2011 application red line has been removed.


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3.20 During the preparation of the original planning application and EIA, intu undertook extensive pre-application discussions with Thurrock Council, statutory consultees and other stakeholders since 2009 (i.e. since the proposals were first developed). This included a number of meetings, a public exhibition and the exchange of written correspondence. Where it was practical and reasonable to do so revisions were made to the design of the proposals to improve it. This has included, for example, the inclusion of new footways and cycleways within the final proposals. This process of consultation also helped to identify measures to mitigate impacts that have been identified in the EIA process.

Alternatives Considered 3.21 The ES regulations require the main alternative forms of development studied

by the applicant to be considered together with the main reasons for the choice of scheme now being pursued.

3.22 Four alternative sites have been considered. These are:

1 land to the south of intu Lakeside;

2 land to the east of the existing Primark Store at intu Lakeside;

3 site to the west of intu Lakeside; and,

4 land to the south of Alexandra Lake.

3.23 These sites have all been discounted as being possible alternative sites for the proposed development. None of these sites offer a viable option to intu for the proposed development.

3.24 One car park within intu Lakeside has been considered as a potential alternative site to accommodate the temporary construction site compounds. Car park 7 (southern part) which is located to the north east of the intu Lakside complex. The preferred locations for the compounds are the intu Lakeside coach park which is located to the north east of the A126 (main compound) and car park 5 to the east of the existing Debenhams (satellite compound). The alternative site has been assessed to establish if it could meet the same objectives as those being met on the preferred sites; and to assess the environmental impacts which may arise from this option.

3.25 The coach park is the preferred location as it will allow contractor parking to be located off the intu Lakeside complex and will provide the opportunity to accept several heavy goods vehicles at once allowing materials to be delivered and stored before being transported to the development site. Notwithstanding this, the alternative site within intu Lakeside does not give rise to any significant adverse environmental effects and is therefore an acceptable alternative in EIA terms if required.


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Construction Issues 3.26 To allow an assessment of the likely environmental effects during the

construction phase, assumptions have been made about how long this will take and the processes involved.

3.27 It is anticipated that the construction works will be carried out over five broad phases, with the construction period extending over approximately 39 months. The overall construction process will therefore take in the region of three years. Subject to planning permission for the development being obtained, for the purposes of this assessment, an indicative construction timetable has been prepared which envisages the development could start with an initial period of demolitions and service diversions, commencing in March 2017. Following the demolition phase, the indicative timetable sets a start date for the construction works of December 2017.

3.28 The appointed contractor will prepare and agree a Construction Environmental Management Plan with TC in order to reduce adverse environmental effects of the construction process. These plans will be monitored by intu’s team and regularly reviewed.


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4.0 Environmental Impacts

4.1 This section of the NTS outlines the baseline conditions and the environmental impacts of the proposed development both during construction and once the development is operational and open for trading.

Transport 4.2 Chapter D assesses the transport and travel impacts of the proposed

development. It establishes the existing level of access by both car borne travel and more sustainable modes such as on foot, by bike or public transport. The existing situation at intu Lakeside in terms of accessibility is good with a number of available options. This is further reinforced by the provision of a Travel Plan which has been implemented voluntarily by intu since 2006 and encourages the uptake of sustainable travel modes in favour of the private motor car. The proposals provide a number of elements which will affect the travel and transport patterns of future users of the site.

4.3 During construction, it is proposed to locate the main site compound to the north east of intu Lakeside on the existing coach park. Contractors will be transported to intu Lakeside via shuttle buses in order to minimise the number of vehicles travelling into and out of intu Lakeside as well as parking on site. Whilst during the construction phase there will be a minor adverse impact on customers, visitors and employees to intu Lakeside and residents of Chafford Hundred, this will be temporary (c.3 years) until construction is completed.

4.4 The proposals include the provision of a new bus station to consolidate the provision of public transport infrastructure. By relocating the bus station to a new location adjacent to the existing pedestrian bridge link to Chafford Hundred train station, this will create a public transport interchange serving not only those travelling to intu Lakeside but within the wider Lakeside Basin. Intu is also providing new footways and cycleways around the intu Lakeside complex. The increased levels of connectivity, permeability and provision of public realm enhancements will encourage visitors to travel to and between different facilities within the Basin by modes of transport other than the private motorcar.

4.5 A forecast of the likely level of additional vehicle trips that will be generated as a result of the proposed development was calculated. It has been widely acknowledged and accepted that an increase in retail floorspace does not result in a pro rata increase in the number of vehicle trips. The forecast has been based on previous research which analysed the relationship between the increase in floor area and increase in vehicle numbers. The forecast also accounts for a number of linked trips that will originate from other retail facilities within the Basin and are therefore not new trips on the road network. An assessment of the junctions in the vicinity of intu Lakeside was undertaken and ascertained that increases in delay were negligible and could be compared to those experienced by the usual day to day traffic fluctuations.


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4.6 As such, the proposals will result in a negligible impact on drivers to intu Lakeside and the wider Lakeside Basin and a moderate beneficial impact to visitors travelling by non car modes and pedestrians.

4.7 Notwithstanding this, there are a number of measures that have been previously implemented throughout intu Lakeside which are designed to mitigate the impacts associated with vehicular travel. This includes a Travel Plan designed to encourage both staff and shoppers to travel via sustainable modes of travel.

4.8 This application also proposes a number of transport enhancement measures (i.e. new bus station, new footways and cycleways) which will result in a number of moderate beneficial effects throughout intu Lakeside and the Lakeside Basin. In addition a number of mitigation measures are proposed as part of this application, including public realm improvements and variable message signage.

Air Quality 4.9 An assessment of the effects of the proposed development at intu Lakeside on

local air quality is set out in Chapter E.

4.10 The air quality assessment was conducted using industry standard modelling of emissions from current and predicted traffic flows, taking into account the traffic generated by the proposed development and others that may come forward in the wider area. Impacts on air quality to nearby residents from the traffic generated by the proposed development was modelled and compared to UK environmental limits relating to air quality. Assessments were also made of potential dust emissions arising from the demolition and construction phases, together with emissions from plant during the operation of the development.

4.11 During demolition and construction, the effects on air quality are likely to be associated with dust from the demolition and construction processes and emissions from static site plant and site vehicles. It is predicted that no more than 80 heavy good vehicles trips will be generated per day during this time, with an average of approximately 25-30 per day. The main construction site compound is proposed on the existing coach park which will act as a base for contractors. A bus will take contractors from the site compound to the site daily, reducing the number of individual car trips. The nature of the traffic and the periods over which the increases may occur are considered to be localised and short-term in duration, to the extent that any short-term adverse effects on air quality can be minimised through the preparation of a Construction Environmental Management Plan. The construction will therefore have a negligible impact on air quality.

4.12 During operation the development will require the installation of plant equipment (e.g. air conditioning units, extraction/ventilation units). Energy efficient equipment including natural gas fired boilers will be used for space heating. Gas fired boilers will also meet the relatively small demand for domestic hot water, resulting in localised emissions to air. The installed plant


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will be of the most modern type complying with current emission standards, and emissions will be discharged at suitable height and rate to ensure satisfactory dispersion of the discharged gases.

4.13 The results of the traffic emissions modelling demonstrate that with the development fully operational, the impact of pollutant concentrations at nearby residential dwellings from traffic emissions associated with the development is deemed negligible.

4.14 The development is therefore deemed appropriate and safe with regards to local air quality and potential health impacts on the users of intu Lakeside and nearby residential dwellings.

Noise 4.15 A noise impact assessment has been undertaken to determine the effects of

the proposed development at intu Lakeside on the surrounding area, as set out in Chapter F. The assessment considers noise from construction works, additional traffic flows associated with the development and noise from plant equipment associated with the development.

4.16 Noise sensitive properties were identified in the vicinity of the development site (i.e. near Fleming Road and Chafford Hundred) and baseline noise surveys undertaken to determine the existing background noise levels at these properties.

4.17 Construction noise emissions were assessed in accordance with guidance in the relevant British Standards. A worst-case assessment was undertaken based on the current construction programme and activity information, including the proposed construction site compound to be location on the existing coach park. The main assessment indicated that, with suitable mitigation measures in place such as liaison with site neighbours, control of working hours, use of low noise machines and site hoarding, the predicted construction noise levels should not exceed the noise limits, thereby indicating a negligible impact.

4.18 Significance criteria were proposed for assessing road traffic noise impacts, based on the guidance from the Design Manual for Roads and Bridges (Highways Agency 2011). Predicted future traffic flows associated with the development were assessed, these indicated a minor adverse (not significant) noise impact.

4.19 Based on the results of the noise survey, noise limits are proposed for monitoring noise emissions from plant equipment used during operation. Again, with suitable mitigation measures in place such as selection of low noise plant, location of plant to maximise distance and screening and use of screens/enclosures, the noise impact from proposed plant equipment will be negligible.


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Water Resources 4.20 The Water Resources chapter assesses the impact of the proposed

development on flood risk and water resources. It defines the nature and degree of such impacts, presents suitable mitigation measures where necessary and presents any residual impacts deemed to exist after the inclusion of the proposed mitigation measures.

4.21 In determining impacts on water resources across the development site reference is made to a number of sources, including the Environment Agency (EA) Flood Map and the Thurrock Strategic Flood Risk Assessment (SFRA), together with sourcing information from and in consultation with relevant EA, Local Authority and Anglian Water staff. In addition, the assessment includes a preliminary analysis of potential surface water runoff rates and volumes for a range of storm events, using industry standard approaches, in accordance with Government guidelines.

4.22 The intu Lakeside development is regarded as a land use that is “Less Vulnerable” to flood risk. The proposed development area is predominantly located in what would normally be regarded a “High Risk” area with regards to flooding from the River Thames. However, the Thames Tidal Defences provide a standard of protection against extreme flooding events, making the likelihood of flooding of the site very low. In addition, modelling presented in the Thurrock SFRA demonstrates that the site is not in an area expected to flood if the flood defences were to be temporarily breached. Given the proposed land use and location of the development, it is concluded that the threat from river and tidal flooding to future users is minor adverse.

4.23 Although flooding from high water tables has been identified as a potential problem locally, the discharge of water from the Alexandra Lake, ultimately to the River Thames, has continued to be used as a means of controlling high water tables in the vicinity of intu Lakeside and the EA has no records of historic flooding from groundwater. It is therefore considered that neither groundwater flooding nor sewer flooding pose a significant threat to the site or future occupants.

4.24 The main construction site compound will be erected on the coach park to the north east of the proposed development site. In addition, a temporary bus station will be created to the north east of the shopping centre on an existing car park area. Both of these areas are equipped with fully functioning surface water drainage networks, with appropriate interceptors and connection to the adopted surface water sewerage system, which will ensure the protection of local surface water bodies and groundwaters. In addition, water minimisation and recycling measures, together with pollution prevention measures will be adopted during all stages of construction and exploration works.

4.25 Without mitigation measures, the proposed development would result in a reduction in the area of impermeable surfacing across the proposed development site though the provision of additional soft landscaping. However, it has been predicted that the intensity of storm events will increase with


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climate change resulting in increased surface water runoff rates and volumes. As part of the proposed development, the provision of underground stormwater storage will accommodate any increase in runoff over the lifetime of the development, whilst runoff rates will be reduced towards those experienced from an undeveloped site. This will have a minor beneficial impact. These mitigation measures will be secured by planning condition.

4.26 It is concluded, therefore that the current level of flood risk to the proposed development is low and that the provision of underground storm water storage will reduce rainfall runoff from the site and will contribute significantly and positively to the sustainable management of surface water across intu Lakeside and elsewhere.

Ground Conditions 4.27 Chapter H assesses the risks and impacts of the proposed intu Lakeside

development on construction workers, future shoppers and workers and the wider impacts to the environment, such as groundwater and surface water quality. The chapter defines the nature and degree of such impacts, presents suitable mitigation measures where necessary and presents any residual impacts deemed to exist after the inclusion of proposed mitigation measures.

4.28 The assessment uses a range of information sources including site investigation and monitoring reports carried out since the time of the original intu Lakeside development, historical maps and consultation with regulators.

4.29 intu Lakeside was developed in the base of a former chalk quarry. After quarrying activities ceased, a large volume of commercial and industrial waste was deposited in the quarry. During the construction of intu Lakeside in the late 1980s most of this waste was removed and replaced with a large amount of clay and chalk spoil to raise site levels back up, so as to prevent future flooding. Alexandra Lake, which is located to the west of the development site was formed during these works.

4.30 In the northwest area of intu Lakeside and immediately outside the south east corner of intu Lakeside, small quantities of waste were used to stabilise the quarry walls. These remain today. Landfill gas generated by this waste, plus small pockets of infill material from across the site, are monitored routinely by a series of wells located across the intu Lakeside site.

4.31 The coach park is to be used as a contractors’ main compound during the construction works. This area is paved and has drainage and pollution interceptors. Fuel and oil stored in this location for the refuelling of construction vehicles will be secured and stored within appropriate areas. Mitigation measures will be implemented to ensure vehicles leaving the construction site are clean thereby preventing mud and debris being tracked back to the contractors’ base. The impact of the use of the coach park, with mitigation, is assessed to be negligible to the area or nearby residents.


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4.32 The construction of foundations and services for the proposed development, such as drainage, may encounter pockets of residual waste. The disturbance of this material may expose and release contamination to site workers and groundwater. Without mitigation, possible risks are identified from the exposure of contamination and ground gas, resulting from demolition, clearance and construction activities, and the future exposure of ground gas to buildings and persons within (workers and shoppers). Mitigation measures that are to be implemented, including the implementation of a Demolition Environmental Management Plan and a Site Waste Management Plan, will minimise the exposure and risk of contamination and ground gas. The resulting impact is assessed to be negligible.

4.33 Groundwater across intu Lakeside flows towards Alexandra Lake. Additionally, rainwater falling across intu Lakeside discharges in to the lake. Exposure and release of contamination, such as affected groundwater and soil particles, during construction works, together with the accidental spillages of vehicle fuels and oils could results in adverse impacts on the quality of local groundwater and lake water. Mitigation measures, including the implementation of a Construction Environmental Management Plan together with the design of surface drainage storage and pollution interceptors, will ensure that the post-development impacts will be negligible.

Socio-Economic 4.34 The socio-economic chapter (Chapter I) assesses how the proposed scheme

is likely to affect the local and regional economies in terms of job creation and capital investment. It also examines the effects upon existing retail facilities in the local area and considers the wider benefits to the community that the proposed scheme will provide.

4.35 It achieves this by first establishing existing conditions in the local economy, including other regeneration projects that are taking place or planned in the local area and also the existing provision of retail facilities, both at intu Lakeside and elsewhere. Secondly, it assesses the potential impacts that the scheme could have upon these existing conditions.

4.36 The assessment recognises that intu Lakeside is a major regional shopping centre with a range of leisure facilities which attract many visitors. The wider area around the Lakeside Basin currently has significant levels of unemployment. The West Thurrock and South Stifford ward experiences relatively high levels of deprivation, in terms of income, employment and education.

4.37 The construction phase of the development will generate up to 1,780 temporary construction jobs over a three year period and the completed scheme will generate up to 3,697 jobs, of which up to 2,930 will be brand new jobs for Thurrock. Just under 900 further jobs in the region would be supported by the development through indirect operations, and through wage spending by employees and supplier businesses. Skills training opportunities at both the


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construction phase, through work placements and apprenticeships, as well as the operational phase, through retail skills development, will help people gain entry to the labour market, enhance skills and address worklessness and unemployment in the area.

4.38 The scheme will also significantly improve the provision of retail facilities, with a new range of shops that will encourage more visitors to intu Lakeside and help to maintain the position of intu Lakeside as a key shopping centre within the region. It is estimated that there is considerable scope for more retail facilities to be provided in Lakeside Basin over the next few years, and the proposed development of intu Lakeside is not anticipated to have a significant adverse impact on vacancy levels in surrounding centres upon completion of the scheme.

4.39 The proposal is anticipated to have substantial beneficial economic impacts in terms of the creation of new jobs, the provision of enhanced retail facilities and its contribution to regenerating this part of Thurrock. The proposed development has substantial beneficial impacts on the generation of jobs in the local labour market. The development will also have a beneficial impact on the generation of jobs in the wider area and region.

Townscape and Visual 4.40 The likely effects of the proposed extension to intu Lakeside on views and the

surrounding townscape (and landscape) have been assessed in Chapter J.

4.41 The key views of the north and east sides of intu Lakeside (where the extensions are proposed) that have been considered are from Chafford Hundred Station, the pedestrian bridge link to intu Lakeside, the access ramp to intu Lakeside from the A1306 and surrounding roads (A1306 where it crosses the A126 and Saffron Road). In addition, fieldwork showed that the central dome and spire, the highest point on the centre, can be seen from the B126 where it crosses the A13), Cullen Square (South Ockendon), North Stifford footbridge and Guardian Avenue (North Stifford).

4.42 The townscape character of intu Lakeside and the immediate area has been classified as being of low value. Surrounding open land and residential areas are classified as being of medium value.

4.43 Photomontages showing the outline of the buildings superimposed on photographs have been prepared to demonstrate where the new extension will be in identified views. They show that views of the proposed extension and/or bus station will be obtained from the bridge link to intu Lakeside, Chafford Hundred Station, the access ramp to the shopping centre and from the A1306 (where it crosses the A126). No views of the extensions will be seen from the roads with the adjoining residential areas or from the open land to the north due to screening provided by trees, buildings and the landform.

4.44 From the pedestrian bridge link there will be a moderate beneficial change as a result of the new building frontages, which will, face out and hide some of the


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parking areas beyond. From Chafford Hundred station there will be a minor beneficial change. There would be a moderate neutral effect on views from the access ramp which will become moderately beneficial with the suitable design of buildings and clear identification of entrances.

4.45 There will be a high degree of change to the townscape of intu Lakeside as a result of introducing outward facing units, new public realm and the formation of better connections between the station and bus services. This will result in a moderate beneficial townscape effect.

4.46 There will be some minor adverse impacts on views and townscape as a result of the construction of the extensions and the location of the main construction compound on the coach park but these will only be temporary.

4.47 No significant adverse environmental effects will occur and the permanent changes to the townscape and views, where available, will be beneficial.

Ecology 4.48 Chapter K assesses the impact of the proposed development on ecological

resources. It defines the nature and degree of such impacts, presents suitable mitigation measures where necessary and presents any residual impacts deemed to exist after the inclusion of proposed mitigation measures.

4.49 In determining ecological conditions across the proposed development site, baseline studies were conducted, including a walk-over survey of the vegetation and habitats on site and bat activity surveys, along with desk top studies collating data from Natural England, TC, the EA and wildlife groups. A tree survey was conducted to assess the condition and landscape value of the trees on site.

4.50 The proposed development will result in the loss of some existing trees and associated soft landscaping within the existing car park areas surrounding intu Lakeside. The trees and soft landscaping are deemed to be of low ecological value given their setting and high levels of disturbance, condition and isolation from areas of more substantial ecological value. The tree survey identified all of the trees within the proposed development as having moderate to poor quality.

4.51 The main site construction compound is proposed to be located on the existing coach park. The coach park contains a number of trees within the islands between parking bays, however all these trees will be protected in accordance with British Standards. As the trees in the coach park are of a similar age, composition and value as the intu Lakeside car park, and will be fully protected during construction, it is considered that there will be a negligible impact from the proposed site compound on ecology.

4.52 The development is unlikely to have a major impact on ecological resources. There is however potential for the development proposals to result in the loss of two Essex Red Data Book species which would be of minor significance. However, mitigation measures have been developed that will control the risk


11927847v2 P17

associated with the construction and operation of the proposed development. These include creation of new areas of habitat and tree planting, good control of noise, dust and chemicals during construction and sensitive management of the public spaces fronting the Alexandra Lake and the species utilising it.

4.53 The mitigation measures proposed for the management of the viewing platform (e.g. low levels of illuminance, timer controls on lighting) are considered to result in a negligible impact on Alexandra Lake.

4.54 There is potential for ecological enhancement of the wider site and final landscaping of the scheme through planting of appropriate native species with a known benefit to wildlife. Furthermore, consideration of the management regime implemented could enhance the biodiversity value of the habitats present, in particular the grassland habitats that support locally important species of orchid.


P18 11927847v2

5.0 Conclusions

5.1 The environmental impacts which may arise as a result of the proposed development are addressed throughout the ES and summarised at Section 4.0 of this summary. The impacts identified are classified according to the degree of impact on the environment from substantial adverse to substantial beneficial.

5.2 As a result of the mitigation measures identified in each chapter of the ES, the majority of residual impacts are either negligible or will have minor to moderate effects (adverse or beneficial) on the environment. There are a number of areas where we have identified substantial effects and these are summarised below.

During Construction a. There will be a substantial beneficial socio-economic effect on

employment generation in the local labour market. The various recruitment and training measures which will be implemented will bring currently unemployed local people back into work and provide opportunities for experience and apprenticeship training to the local area. The construction phase of the development will generate up to 593 temporary construction jobs per year, over the three year construction period.

During Operation a. As well as the recruitment and training measures outlined for the

construction phase, similar measures after completion around local recruitment and supporting training initiatives would ensure the impact on the local labour market will have a substantial beneficial effect. Measures to maximise the benefits to the local economy will ensure that the positive impacts upon the local economy are delivered. The development will create almost 3,000 net additional permanent jobs.

b. The proposed development will has a substantial beneficial effects on the retail offer in Thurrock and the Lakeside Basin, providing modern, new retail facilities and restaurants to help enhance both the daytime and evening economy. It will also help to support Lakeside Basin’s role at the top of the retail hierarchy in the East of England sub region and act as a catalyst to attract new operators to the area, providing residents a wider retail offer.

Cumulative Impacts 5.3 As identified in Chapter B to this ES, it has been agreed with TC that an

assessment will be carried out of any indirect cumulative effects that may arise from the development (including non-retail schemes) when considered with other schemes identified in close proximity to the site.


11927847v2 P19

5.4 The objective is to identify whether impacts from these other developments which when considered together with the development proposal might cause a significant cumulative effect requiring mitigation.

5.5 This ES concluded that in those areas where cumulative impact assessment was undertaken there will be no substantial adverse cumulative effects as a result of the development and the other developments assessed and no additional mitigation is required.


11927847v2

Appendix 1 Site Location Plan

A5

A1

SurfaceCar Park

SurfaceCar Park

SurfaceCar Park

Sto

re

Tan

k

Sto

reSto

re

Sto

re

WE

ST

TH

UR

RO

CK

WA

Y

El

Sub S

ta

GALLEON ROAD

GRENVILLE ROAD

El

Sub

27 to 37

39 to 55

25 55

Sta

75 to 85

57 to

73

27 to 379 to 25

39

2

to to

1

9 to 43

WE

ST

TH

UR

RO

CK

WA

Y

C

B1

B3

FLEMING ROAD

GALLEON ROAD

FLEMING ROAD

GRENVILLE ROAD

GALLEON ROAD

Sta

Sub

El

54 to

64

70 to 80

14 to 2428

Chafford

42 to 52

3

16

1 t

o 3

9

Gow

er P

lace

Station

30 to 40

Hundred

18 to 28

2 to

12

42 to 5

2

30 to 40

10

84

El

Sub S

ta

7

26

4325 to 35

13 to 23

37 41

26 to 36

45

43

to 4

1

31

29

27

15 to 2

5

1311

33 to

55

88 9682

9

2

26

4157

5143

2

1

1

BA

CK

LA

NE

A 1

306

FR

AN

CIS

CO

CL

OS

E

Busin

ess

Ascen

sio

n

Park 1 to 39

Gow

er P

lace

2

19

1

21

3113

AR

TE

RIA

L R

OA

D W

ES

T T

HU

RR

OC

K

A 126

A 126

Key

OUTLINE APPLICATION BOUNDARY

LAND OWNERSHIP BOUNDARY

Parameters Plan 1 -

Outline Application Site Boundary

N

DB

SITE AREA - 95,838m† (9.5838 Ha)

Northern Extension

1:2500 @ A2 HSJune 16

- D - 301 D

D 06-06-16 Planning Update Applic. boundary revised HS

0 20 40 60 80 100 200

‘

NOTES

SCALE DATE DRAWN CHECKED

PROJECT

REVISIONS

CLIENT

Birmingham Edinburgh Falkirk

Glasgow London Manchester

3DReid

12 Caroline Street

Birmingham

B3 1TR

T +44(0)121 212 2221

F +44(0)236 2709

www.3DReid.com

TITLE

DRAWING No.

ORIGINAL A2

intu Lakeside

intu Lakeside Ltd

DRAWING TO BE USED FOR PLANNING

PURPOSES ONLY. COPYRIGHT RESERVED.

080141


11927847v2

Appendix 2 Parameter Plans

A

1:2500 @ A3

AD


Alexandra Lake

EXISTING MSCP

EXISTING MSCP

EXISTING MSCP

EXISTING MSCP

EXISTING MSCP

Key - Existing

BUILDING TO BE DEMOLISHED

PEDESTRIAN ACCESS POINTS

+25.00m

+16.68m

+16.14m

+24.45m

+15.95m

+10.87m

SECURITY

CENTRE

EXISTING BUS

STATION

EXISTING

DEBENHAMS

+16.68m

+16.62m

24/11/11

Parameters Plan 2 -

Existing Site

+3.00m

+4.00m

+5.00m

+5.00m

+6.00m

+1.00m

+6.00m+6.00m

+5.00m

+1.00m

+1.00m+1.00m

+2.00m

+3.00m

+4.00m

+1.00m

+2.00m

+5.00m

+5.00m

+5.00m

+0.80m

+19.91m

BUILDING TO BE REFURBISHED

PART DEMOLITION & RE-BUILD

Issued for planning

EXISTING

PUBLIC SPACE

TO BE

REMOVED

N

BRIDGE LINK

TO STATION

AREA OF CANTILEVER* (See below)

TOP OF

PLANT

SCREEN

TOP OF

PARAPET

TOP OF

PARAPET

TOP OF

ENTRANCE

TOWER

TOP OF

PLANT

SCREEN

TOP OF

PARAPET

TOP OF

PARAPET

TOP OF

PARAPET

* Cantilever is defined as an area of proposed

development which projects at an upper level.

Development below is retained.

All levels are shown in metres above

ordnance datum (AOD).

SPOT HEIGHT

(Ground level unless otherwise stated)

B AD26/01/12 Application boundary revised

- D - 302 C

HS DBJune 16

C 07-06-16 Planning update applic. Boundary revised HS

intu

LAKESIDE

0 20 40 60 80 100 150

ETL

Posts

El

Sub S

ta

Sub S

ta

El

El

Sub S

ta

Posts

18.0

m

Dra

in

Drain

Cli

ffs

Dra

in

Dra

in

El

Sub S

ta

El

Sub S

ta

Lakesid

e R

eta

il P

ark

LB

Posts

SL

ETL

ET

L

MP

.25

SL

ETL

ETL

AR

TE

RIA

L R

OA

D W

ES

T T

HU

RR

OC

K

A 126

A 126

NOTES ORIGINAL A3


PROJECT

REVISIONS

CLIENT



TITLE

DRAWING No.

intu Lakeside Ltd

080141

intu Lakeside

Northern Extension

3DReid

12 Caroline Street

Birmingham

B3 1TR

T +44(0)345 271 6200

www.3DReid.com


PURPOSES. COPYRIGHT RESERVED.

Key

A

1:2500 @ A3

AD

PLOT IDENTIFICATION NUMBERSLSC1

Plot Uses

LSC1 -

24/11/11


LSC4b

LSC2 -

LSC4 -

LSC5 -

LSC3 -

A1, A2, A3 & A5

A1, A2, A3 & A5

A1 & A3

LSC4cLSC4a

Parameters Plan 3 -

Plot Plan

Line of external wall below

TRANSPORT INTERCHANGE ROOF PLAN

Dotted line indicates extent

of cantilever at Mall Level 3



Canopy

Dotted line indicates extent of

roof canopy cantilever at Mall

level 3 (see roof plan)

Issued for planning

Cantilever is defined as an area of proposed




Notes

N

A1, A3 & A5 plus New Bus Station

Multi-Storey Car Park

B AD

Hatched areas

indicate extent of

separate ’Northern

link road’ application

(12/50446/TTGFUL)

26/01/12 Application boundary revised

Bus station layout revised following consultation

Northern link road application indicated

- D - 303 C

HS DB

C 07/06/16 Planning update applic. Boundary Revised HS

June 16

0 20 40 60 80 100 150

LSC4a

LSC1

LSC2

LSC4b

LSC4c

LSC5

Surface

Car Park

EXISTING MSCP

EXISTING MSCP

EXISTING MSCP

EXISTING MSCP

Alexandra Lake

EXISTING MSCP

LSC

3a

LSC

3b

Surface

Car Park

intu

LAKESIDE

Landscaping

Plaza

Landscaping & Seating

Bus S

top

10 no. Bus Stands

Layover

Layover

Set

dow

n

19.2

m

ETL

Posts

El

Sub S

ta

Pla

yground

Sub S

ta

El

El

Sub S

ta

Posts

18.0

m

Drain

Dra

in

Dra

in

El

Sub S

ta

WE

ST

TH

UR

RO

CK

WA

Y

LB

Posts

GALLEON ROADFLEMING ROAD

GALLEON ROAD

SL

ETL

19.5

mC

om

munic

ati

on M

ast

AR

TE

RIA

L R

OA

D W

ES

T T

HU

RR

OC

K

A 126

A 126

NOTES ORIGINAL A3


PROJECT

REVISIONS

CLIENT



TITLE

DRAWING No.

intu Lakeside Ltd

080141

intu Lakeside

Northern Extension

3DReid

12 Caroline Street

Birmingham

B3 1TR

T +44(0)345 271 6200

www.3DReid.com



1:1250 @ A1 DB

A 24/11/11 AD

B 11/01/12 AD

Issued for planning

Scale revised & minor amendments

Parameters Plan 4 -

Minimum / Maximum Siting

Key



FIXED BUILDING LINE

BUILDING LINE SUBJECT TO

LIMIT OF DEVIATION OF +2M / -2M


LIMIT OF DEVIATION OF +5M / -5M


LIMIT OF DEVIATION OF +7.5M / -7.5M

LSC4a LSC4c

LSC4b

Line of external wall below

TRANSPORT INTERCHANGE ROOF PLAN

Canopy







level 3 (see roof plan)

Notes

N

This parameters plan defines ’Limits of Deviation’ for the

development proposals in order to give flexibility in

arrangement of the building foot prints at reserved matters

stage. It is not intended to compromise the intended scale,

significance or quality of the Public Realm and external

space as illustrated in the Design and Access Statement.

This plan therefore also includes a stated minimum width

for the ’Street’ environment and the ’Public Spaces’, to

safeguard the aspirations of the design intent. Thus, at

reserved matters stage, the building footprint may alter

within the limits of deviation identified, but would not

breach the minimums where specified.

Hatched areas

indicate extent of



(12/50446/TTGFUL)

C 26/01/12 ADApplication boundary revised



Deviation to Plot LSC4c revised

Min

imum

eff

ecti

ve w

idth

of

str

eet

not

less t

han 7

m

Minimum effective width of space not less than 10m

Min. buffer zone 2m

Minimum effective width of square not less than 10m (open air)

Minimum effective width of square not less than 20m (overall)

LSC

3aLSC

2

LSC

1 LSC

3b

External street & square - minimum widths

- D - 304 D

June 16 HS

D 07/06/16 HSPlanning update applic. boundary revised

LSC4b

LSC4cLSC4a

Surface

Car Park

LSC

3aLSC2

LSC5

LSC1

Surface

Car Park

LSC

3b





0 10 20 30 40 10050

LSC4a

LSC1

LSC2

LSC4b

LSC4c

LSC5

Surface

Car Park

EXISTING MSCP

EXISTING MSCP

EXISTING MSCP

EXISTING MSCP

Alexandra Lake

EXISTING MSCP

LSC

3a

LSC

3b

Surface

Car Park

intu

LAKESIDE

LSC

3a

Landscaping

Plaza

Landscaping & Seating

Bus S

top

10 no. Bus Stands

Layover

Layover

Set

dow

n

19.2

m

ETL

Posts

El

Sub S

ta

Pla

yground

Sub S

ta

El

El

Sub S

ta

Posts

18.0

m

Drain

Dra

in

Dra

in

El

Sub S

ta

WE

ST

TH

UR

RO

CK

WA

Y

LB

Posts


GALLEON ROAD

SL

ETL

ET

L

20.1

m

21.0

m

19.5

mC

om

munic

ati

on M

ast

BA

CK

LA

NE

AR

TE

RIA

L R

OA

D W

ES

T T

HU

RR

OC

K

A 126

A 126


PROJECT

REVISIONS

CLIENT



TITLE

DRAWING No.

ORIGINAL A1NOTES

080141 -

intu Lakeside Ltd

intu Lakeside

Northern Extension

3DReid

12 Caroline Street

Birmingham

B3 1TR

T +44(0)345 271 6200

www.3DReid.com


PURPOSES ONLY.

COPYRIGHT RESERVED.

Key

A

1:2500 @ A3

AD



24/11/11

Parameters Plan 5 -

Minimum / Maximum Heights

LOWEST MAXIMUM LEVEL

MAX

MIN

MAXIMUM BUILDING / BRIDGE HEIGHT

MINIMUM BUILDING / BRIDGE HEIGHT

HIGHEST MAXIMUM LEVEL

EXISTING SPOT HEIGHT+25.00m

+19.91m

+16.68m

+16.62m

+10.87m

+16.14m

MAX +23.25m

MIN +21.25m

MAX +20.64m

MIN +18.64m

MAX +21.25m

MIN +17.50m

MAX +23.44m

MIN +22.82m

MAX +22.74m

MIN +21.07m

MAX +19.45m

MIN +13.45m

MAX +19.45m

MIN +13.45m

Temporary

Bus Station

Location



Notes on heights

Issued for planning





level 3

PLOTS LSC4a/b

MAX +15.64m

MIN +14.14m

N

All levels are shown in metres AOD.

Minimum height represents minimum floor to floor

height including plant.

Maximum height represents maximum floor to floor


All heights exclude any antennae, masts or

communications equipment.

Plant is accounted for in height parameters but

zones are not identified and would be confirmed

at reserved matters stage.

TOP OF

PARAPET

+15.95m

TOP OF PLANT

SCREEN

TOP OF

PARAPET

TOP OF

PARAPETTOP OF

PARAPET

+24.40m

TOP OF PLANT

SCREEN

TOP OF

ENTRANCE

TOWER

Hatched areas

indicate extent of



(12/50446/TTGFUL)




-D-305 C

June 16 HS DB

ADC 08/06/16 Planning update applic. boundary revision

0 20 40 60 80 100 150

19.2

m

ETL

Posts

El

Sub S

ta

Pla

yground

Sub S

ta

El

El

Sub S

ta

Posts

18.0

m

Dra

in

Drain

Cli

ffs

Dra

in

Dra

in

El

Sub S

ta

WE

ST

TH

UR

RO

CK

WA

Y

GALLEON ROAD

WE

ST

TH

UR

RO

CK

WA

Y

El

Sub S

ta

Lakesid

e R

eta

il P

ark

LB

Posts

FLEMING ROAD


GRENVILLE ROAD

GALLEON ROAD

SL

ETL

ET

L

20.1

m

19.5

mC

om

munic

ati

on M

ast

FR

AN

CIS

CO

CL

OS

E

MP

.25

SL

ETL

ETL

AR

TE

RIA

L R

OA

D W

ES

T T

HU

RR

OC

K

A 126

A 126

LSC4a

LSC1

LSC2

LSC4b

LSC4c

LSC5

Surface

Car Park

EXISTING MSCP

EXISTING MSCP

EXISTING MSCP

EXISTING MSCP

Alexandra Lake

EXISTING MSCP

LSC

3a

LSC

3b

Surface

Car Park

intu

LAKESIDE

NOTES ORIGINAL A3


PROJECT

REVISIONS

CLIENT



TITLE

DRAWING No.

intu Lakeside Ltd

080141

intu Lakeside

Northern Extension

3DReid

12 Caroline Street

Birmingham

B3 1TR

T +44(0)345 271 6200

www.3DReid.com





RETAINED LANDSCAPING / P. REALM

PROPOSED LANDSCAPING / P. REALM

RETAINED STRUCTURE

Key

PROPOSED FOOTWAY

PROPOSED FOOTWAY / CYCLE WAY

RETAINED VEHICULAR ACCESS

PROPOSED VEHICULAR ACCESS

TEMPORARY BUS STATION



Temporary

Bus Station

Location

PROPOSED BUS STATION

Notes

/ ALTERATIONS TO EXISTING





level 3

Extent of landscaping and public realm will be

subject to deviations as established in

Parameters Plan 4.



This plan should be read in conjunction with

Proposed Streetworks Plan 9V7636/RH10.

N

HS

Parameters Plan 6 -

Landscaping / Public Realm

& Vehicular Access Works

1:1250 @ A1 DB

080141 - D - 306 D

A 24/11/11 AD

B 11/01/12 AD

Issued for planning

Scale revised & minor amendments

CROSSING POINT

Indicative footpath shown.

Details to be confirmed at

reserved matters stage.

Hatched areas

indicate extent of



(12/50446/TTGFUL)

C 26/01/12 ADApplication boundary revised



Foot/cycleway along southern MSCPs added

June 16

D 08/06/16 HSPlanning update applic. boundary amended

0 10 20 30 40 10050

LSC4a

LSC1

LSC2

LSC4b

LSC4c

LSC5

Surface

Car Park

EXISTING MSCP

EXISTING MSCP

EXISTING MSCP

EXISTING MSCP

Alexandra Lake

EXISTING MSCP

LSC

3a

LSC

3b

Surface

Car Park

intu

LAKESIDE

19.2

m

ETL

Posts

El

Sub S

ta

Pla

yground

Sub S

ta

El

El

Sub S

ta

Posts

18.0

m

Dra

in

Drain

Cli

ffs

Dra

in

Dra

in

El

Sub S

ta

WE

ST

TH

UR

RO

CK

WA

Y

GALLEON ROAD

WE

ST

TH

UR

RO

CK

WA

Y

El

Sub S

ta

Lakesid

e R

eta

il P

ark

LB

Posts

FLEMING ROAD


GRENVILLE ROAD

GALLEON ROAD

SL

ETL

ET

L

ET

L

20.1

m

21.0

m

19.5

mC

om

munic

ati

on M

ast

BA

CK

LA

NE

A 1

306

FR

AN

CIS

CO

CL

OS

E

MP

.25

SL

ETL

ETL

AR

TE

RIA

L R

OA

D W

ES

T T

HU

RR

OC

K

A 126

A 126


PROJECT

REVISIONS

CLIENT



TITLE

DRAWING No.

ORIGINAL A1NOTES

080141 -

intu Lakeside Ltd

intu Lakeside

Northern Extension

3DReid

12 Caroline Street

Birmingham

B3 1TR

T +44(0)345 271 6200

www.3DReid.com


PURPOSES ONLY.

COPYRIGHT RESERVED.

LSC4a

LSC1

LSC2

LSC4b

LSC4c

LSC5

Surface

Car Park

EXISTING MSCP

EXISTING MSCP

EXISTING MSCP

EXISTING MSCP

Alexandra Lake

EXISTING MSCP

LSC

3a

LSC

3b

Surface

Car Park

intu

LAKESIDE

19.2

m

ETL

Posts

El

Sub S

ta

Pla

yground

Sub S

ta

El

El

Sub S

ta

Posts

18.0

m

Dra

in

Drain

Cli

ffs

Dra

in

Dra

in

El

Sub S

ta

WE

ST

TH

UR

RO

CK

WA

Y

GALLEON ROAD

WE

ST

TH

UR

RO

CK

WA

Y

El

Sub S

ta

Lakesid

e R

eta

il P

ark

LB

Posts

FLEMING ROAD


GRENVILLE ROAD

GALLEON ROAD

SL

ETL

ET

L

20.1

m

19.5

mC

om

munic

ati

on M

ast

FR

AN

CIS

CO

CL

OS

E

MP

.25

SL

ETL

ETL

AR

TE

RIA

L R

OA

D W

ES

T T

HU

RR

OC

K

A 126

A 126

NOTES ORIGINAL A3


PROJECT

REVISIONS

CLIENT



TITLE

DRAWING No.

intu Lakeside Ltd

080141

intu Lakeside

Northern Extension

3DReid

12 Caroline Street

Birmingham

B3 1TR

T +44(0)345 271 6200

www.3DReid.com



Key

A AD


24/11/11


Parameters Plan 7 -

Indicative Sections &

Elevations Key

Issued for planning

N

Hatched areas

indicate extent of



(12/50446/TTGFUL)

D-D

C-C

B-BA-A

D-308

F-F

E-E

D-308

D-308

D-308

D-309

D-309

D-309

G-G




HS09/06/161:2500 @ A3 DB

C 09/06/16 Planning update, application boundary revised HS

- D - 307 C

0 20 40 60 80 100 150

MD AD

Key

A

1:1000 @ A3

AD24/11/11


Plot Uses

+ 00.00m

+ 05.00m

+ 10.00m

+ 15.00m

+ 20.00m

+ 25.00m

+ 30.00m

- 05.00m

+ 00.00m

+ 05.00m

+ 10.00m

+ 15.00m

+ 20.00m

+ 25.00m

+ 30.00m

- 05.00m

+ 00.00m

+ 05.00m

+ 10.00m

+ 15.00m

+ 20.00m

+ 25.00m

+ 30.00m

- 05.00m

MAXIMUM PLOT HEIGHT

MINIMUM PLOT HEIGHT

PROPOSED SECTION A-A

PROPOSED SECTION B-B

PROPOSED SECTION C-C

PROPOSED SECTION D-D

+ 00.00m

+ 05.00m

+ 10.00m

+ 15.00m

+ 20.00m

+ 25.00m

+ 30.00m

- 05.00m

LSC1 -

LSC2 -

LSC3 -

LSC4 -

LSC5 -


Parameters Plan 8 -

Proposed Sections AA - DD

LSC2

D - 308 A

LSC2 LSC1

EXISTING MSCPSERVICE ROAD

LSC5

LSC2 LSC3a

LSC3b

EXISTING SURFACE CARPARKSERVICE ROADEXISTING SHOPPING CENTRE

LSC1

LSC3

EXISTING SURFACE CARPARK EXISTING ROAD & EMBANKMENT

LSC2 LSC5

EXISTING ROAD & EMBANKMENT EXISTING SHOPPING CENTRE

LSC1 LSC1

Notes on heights

NOV 11

Issued for planning

A1, A2, A3 & A5

A1, A2, A3 & A5

A1 & A3


(no commercial foorspace)

Bridge











Plot LSC3a height parameters allow for either 1

or 2 storey building height including plant.

0 5 10 15 20 25 50

PlantPlant

Plant

+13.45m

+19.45m

Plant

+13.45m

+19.45m

+23.44m

+22.82m+22.74m

+21.07m

PlantPlant

Plant

+19.45m

+13.45m

+23.25m

+21.25m +21.25m

+17.50mPlant

+21.25m

+17.50m

+22.82m

+23.44m

Plant

NOTES ORIGINAL A3


PROJECT

REVISIONS

CLIENT



TITLE

DRAWING No.

intu Lakeside Ltd

080141

intu Lakeside

Northern Extension

3DReid

12 Caroline Street

Birmingham

B3 1TR

T +44(0)345 271 6200

www.3DReid.com



MD AD

Key

A

1:1000 @ A3

AD24/11/11

PLOT IDENTIFICATION NUMBERS

Plot Uses

+ 00.00m

+ 05.00m

+ 10.00m

+ 15.00m

+ 20.00m

+ 25.00m

+ 30.00m

- 05.00m

+ 00.00m

+ 05.00m

+ 10.00m

+ 15.00m

+ 20.00m

+ 25.00m

+ 30.00m

- 05.00m

MAXIMUM PLOT HEIGHT

MINIMUM PLOT HEIGHT

PROPOSED SECTION E-E

PROPOSED SECTION F-F

Parameters Plan 9 -

Proposed Sections EE - GG

CANOPY

Issued for planning

LSC1 -

LSC2 -

LSC3 -

LSC4 -

LSC5 -

LSC1

LSC4b

LSC4c

CANOPY

EXISTING SHOPPING CENTRESERVICE ROADEXISTING PEDESTRIAN BRIDGE

LSC4c

EXISTING MSCP EXISTING SHOPPING CENTRE

LSC4aLSC4c

NOV 11

PROPOSED SECTION G-G

+ 00.00m

+ 05.00m

+ 10.00m

+ 15.00m

+ 20.00m

+ 25.00m

+ 30.00m

- 05.00m

BLANK

LSC4a

NEW BUS STATION

LSC4c LSC4a

EXISTING MSCP EXISTING SHOPPING CENTRENEW BUS STATION

LSC4b

Notes on heights











Plot LSC3a height parameters allow for either 1

or 2 storey building height including plant.


A1, A2, A3 & A5

A1, A2, A3 & A5

A1 & A3


(no commercial foorspace)

- D - 309 A

0 5 10 15 20 25 50

Plant +14.14m

+15.64mCanopy

+16.14m

+18.64m

+20.64m

+15.64m

+14.14mPlant

+16.14m

+18.64m

+20.64m

+15.64m

+14.14m

Plant

Plant

NOTES ORIGINAL A3


PROJECT

REVISIONS

CLIENT



TITLE

DRAWING No.

intu Lakeside Ltd

080141

intu Lakeside

Northern Extension

3DReid

12 Caroline Street

Birmingham

B3 1TR

T +44(0)345 271 6200

www.3DReid.com



intu lakeside shopping centre: northern extension - iema lakeside centre... · intu lakeside...

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