tom parrott report 1 leadenhall 2018-04-10 leadenhall mud nts july 2018.pdfdraft new london plan is...

1 LEADENHALL

ENVIRONMENTAL STATEMENTNon-Technical Summary

Date revision: July 2018

Prepared by Aecom

1 Leadenhall

1 Leadenhall Limited Partnership

i

Quality information

Prepared by Checked by Verified by Approved by

Tom Parrott

Environmental and Waste Management Consultant

Jane McEwen

Technical Director

Jane McEwen

Technical Director

Jane McEwen

Technical Director

Prepared for:


Prepared by:

Tom Parrott

Environmental and Waste Management Consultant

AECOM Infrastructure & Environment UK Limited

St. George's House

5 St. George's Road

London SW19 4DR

United Kingdom

T: +44 (207) 963 9800

aecom.com

© 2018 AECOM Infrastructure & Environment UK Limited. All Rights Reserved.

This document has been prepared by AECOM Infrastructure & Environment UK Limited (“AECOM”) for sole use

of our client (the “Client”) in accordance with generally accepted consultancy principles, the budget for fees and

the terms of reference agreed between AECOM and the Client. Any information provided by third parties and

referred to herein has not been checked or verified by AECOM, unless otherwise expressly stated in the

document. No third party may rely upon this document without the prior and express written agreement of

AECOM.

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Table of Contents

1. Introduction ..................................................................................................................................................... 1

1.1 Background ...................................................................................................................................... 1

1.2 The EIA Process ............................................................................................................................... 1

1.3 ES Structure ..................................................................................................................................... 1

1.4 Policy Background ............................................................................................................................ 2

2. Description of the Surrounding Area ............................................................................................................... 4

2.2 Sensitive Receptors .......................................................................................................................... 4

3. Scoping and Consultation ............................................................................................................................... 6

3.1 Scoping ............................................................................................................................................. 6

3.2 Consultation ...................................................................................................................................... 7

4. Alternatives and Design Evolution .................................................................................................................. 7

4.2 Consultation ...................................................................................................................................... 8

4.3 Public Exhibition ............................................................................................................................... 8

4.4 Building Height and Form ................................................................................................................. 8

4.5 Façade Design ............................................................................................................................... 11

4.6 Pedestrian Movements ................................................................................................................... 11

4.7 Public Realm and Retail ................................................................................................................. 11

4.8 Wind Microclimate Studies ............................................................................................................. 12

4.9 Daylight and Sunlight Analyses ...................................................................................................... 12

4.10 Evolution of the 2016 Scheme ........................................................................................................ 12

5. The Proposed Development ......................................................................................................................... 14

5.1 Form, Height and Massing .............................................................................................................. 14

5.2 Uses and Layout ............................................................................................................................. 15

5.3 Cycle and Shower Facilities ............................................................................................................ 16

5.4 Facilities Management .................................................................................................................... 16

5.5 Loading Bay and Waste Management ............................................................................................ 17

5.6 Street Level .................................................................................................................................... 17

5.7 Retail Environment ......................................................................................................................... 17

5.8 Publicly Accessible Terrace ............................................................................................................ 17

5.9 Upper Office Levels ........................................................................................................................ 18

5.10 Entrances and Access .................................................................................................................... 18

5.11 Façades .......................................................................................................................................... 18

6. Assessment Methodology and Significance Criteria ..................................................................................... 19

7. Demolition and Construction ......................................................................................................................... 19

7.2 Demolition and Construction Works................................................................................................ 20

7.3 Environmental Management ........................................................................................................... 21

Hours of Work ............................................................................................................................................ 21

Construction Environmental Management Plan (CEMP) ........................................................................... 21

Construction Phase Health and Safety Plan .............................................................................................. 22

Neighbour and Public Relations ................................................................................................................. 22

8. Socio-economics .......................................................................................................................................... 22

8.2 Demolition and Construction Effects ............................................................................................... 22

8.3 Effects once the Development is Complete and Operational .......................................................... 22

9. Transport ...................................................................................................................................................... 22



10. Air Quality ..................................................................................................................................................... 24


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11. Noise and Vibration ...................................................................................................................................... 25


11.3 Effects Once the Proposed Development is Complete and Operational......................................... 26

12. Ground Conditions ........................................................................................................................................ 26



13. Water Resources, Drainage and Flood Risk ................................................................................................. 27



14. Wind Microclimate ........................................................................................................................................ 28


14.3 Effects once the Proposed Development is Complete and Operational ......................................... 28

15. Daylight, Sunlight, Overshadowing, Light Pollution and Solar Glare ............................................................ 29



16. Waste and Recycling .................................................................................................................................... 30



17. Climate Change ............................................................................................................................................ 31



18. Townscape, Visual and Heritage Impact Assessment .................................................................................. 32



19. Cumulative Effects ........................................................................................................................................ 33

19.2 Effect interactions (Type 1) ............................................................................................................. 33

Demolition and Construction Effects .......................................................................................................... 33

Effects once the Proposed Development is Complete and Operational..................................................... 33

19.3 Combined Effect of Proposed Development with Other Development Schemes ............................ 34

Demolition and Construction Effects .......................................................................................................... 34

Effects once the Proposed Development is Complete and Operational..................................................... 35

20. Residual Effects and Conclusions ................................................................................................................ 38


20.3 Completed and Operational Effects ................................................................................................ 39

21. Conclusions .................................................................................................................................................. 40

22. Environmental Statement Availability............................................................................................................ 40

23. References ................................................................................................................................................... 41

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Figures

Figure 1 Site Location and Context .................................................................................................................. 3

Figure 2 Site Constraints ................................................................................................................................... 5

Figure 3 Early Concept Sketches ...................................................................................................................... 9

Figure 4 Early Physical Models of a Variety of Tower Forms ............................................................................. 9

Figure 5 Evolution of Massing Elements ......................................................................................................... 10

Figure 6 Heights of the Buildings Forming the Eastern Cluster (m AOD) ........................................................ 10

Figure 7 Concept Sketch of the Publicly Accessible Terrace Overlooking the Roof of Leadenhall Market ...... 12

Figure 8 Design Refinements from the 2016 Scheme (Lower Levels)............................................................. 13

Figure 9 Design Refinements from the 2016 Scheme (Public Terrace and Upper Levels) .............................. 14

Figure 10 Illustrative view from Waterloo Bridge showing the Proposed Development with other Cumulative

Schemes ........................................................................................................................................... 15

Figure 11 Illustration of the Components of the Proposed Development ........................................................... 16

Figure 12 Relationship Between the Publicly Accessible Terrace and Leadenhall Market ................................... 17

Figure 13 Figure 4-8 Illustrative view looking east on the publically accessible terrace .................................... 18

Figure 14 Cladding Detail of Junction Between the Street Block Base and Tower Element .............................. 19

Figure 15 Identified Cumulative Schemes ......................................................................................................... 37

Tables

Table 1 Indicative Summary Demolition and Construction Programme ......................................................... 20

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1. Introduction

1.1 Background

1.1.1 1 Leadenhall Limited Partnership (hereafter referred to as the ‘Applicant’) is seeking detailed permission for

the demolition of the existing building and subsequent construction of an office led mixed use development at

the crossroads of Bishopsgate, Leadenhall Street, Gracechurch Street, and Cornhill (the ‘Site’), to be known

as ’1 Leadenhall’.

1.1.2 The Site is centred at National Grid Reference TQ 330810, with an area of 0.305 hectares (ha) and is located

within the administrative boundary of the City of London Corporation (CoL). The Site location and surrounding

context is shown in Figure 1.

1.1.3 This document, known as the Non-Technical Summary (NTS), provides a non-technical overview of the

findings of the Environmental Statement (ES) for the purpose of informing the general public.

1.1.4 The Applicant is seeking detailed planning permission for the following development (hereafter referred to as

the ‘Proposed Development’):

“Demolition of the existing building and redevelopment to provide a 36 storey building with 28 floors

for office use (Class B1) with retail floorspace (Class A1-A4) at basement, ground floor and fourth

floor, office lobby and loading bay at ground floor, a publicly accessible terrace at fourth floor, 5

floors of plant and ancillary basement cycle parking, cycle facilities and plant.”

1.1.5 The Proposed Development will comprise:

50,368 metres squared (m2) Gross Internal Area (GIA) office space (Class B1);

775m2 GIA retail space (Class A1-A4); and

1,290m2 of new open space, including 369m

2 publicly accessible terrace at Level 04, 576m

2 terrace for

use by employees and 345m2 private event space.

1.2 The EIA Process

1.2.1 The overall site area is approximately 0.305 ha, and therefore does not exceed the EIA threshold for urban

development projects under Schedule 2 (10) (b) of the Town and Country Planning (Environmental Impact

Assessment) Regulations 2017 (hereafter referred to as the ‘EIA Regulations 2017’) (Ref. 1). However, the

Proposed Development does exceed the indicative threshold, as it would provide more than 10,000 m2 of new

commercial floorspace and it satisfies the criterion as being a development on a significantly greater scale

than the previous use of the Site; and therefore it has the potential for significant environmental effects. The

Applicant therefore recognises that the development will constitute ‘EIA Development’ under the EIA

Regulations 2017. Hence this Environmental Statement (ES) has been prepared and is submitted in support

of the detailed planning application.

1.2.2 The Applicant has commissioned AECOM Infrastructure & Environment UK Limited (‘AECOM’) to undertake

the EIA in line with the EIA Regulations 2017. The Applicant has previously appointed AECOM to undertake an

EIA for a development on the Site, for which an Environmental Statement (ES) was submitted to the CoL in

2016 (hereafter referred to as the ‘2016 ES’) in support of detailed planning application 16/00859/FULEIA

(hereafter referred to as the ‘2016 Scheme’). However, as full detailed planning permission is being applied

for, limited reference is given to the 2016 Scheme and the Proposed Development is assessed against the

baseline conditions on site at the time of writing this ES.

1.3 ES Structure

1.3.1 The results of the EIA process are presented within the ES, which comprises the following:

Volume I: the main body of the ES, detailing the results of the assessments, including potential

significant environmental effects and proposed measures to mitigate the likely environmental effects;

Volume II: Townscape, Heritage and Visual Impact Assessment. This volume is accompanied by a full

set of views as agreed with CoL as part of the EIA Scoping Phase;

Volume III: the appendices for the assessments that comprise background data, technical reports,

tables, figures and surveys.

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1.4 Policy Background

1.4.1 The overarching legislative and planning policy framework within which the EIA has been undertaken is the

National Planning Policy Framework (NPPF) (2012) (Ref. 2) which contains policies setting out the

Government’s vision for sustainable development and the Planning Practice Guidance (PPG) (Ref. 3), which

provides a web-based resource in support of the NPPF and is updated regularly. It should be noted that

consideration has also been given to the draft NPPF (2018) where appropriate.

1.4.2 At a regional scale, ‘The London Plan’ (Ref. 4) sets out the strategic objectives and policy for urban

development within the London region. A Draft London Plan (Ref. 6-1Ref. 5) was published in 2017 which

presents new targets and objectives for development in London between 2019 and 2041. The Draft London

Plan was subject to public consultation until 2nd March 2018 and an Examination in Public (EiP) is expected

to be held in Autumn 2018. The adopted London Plan remains the development plan until such time that the

draft New London Plan is adopted (although weight is still attached to the draft New London Plan as it

progresses towards adoption). Consideration has therefore been given to the draft New London Plan where

appropriate.

1.4.3 On a local scale, the policy document that currently guides planning decisions in the CoL is the Local Plan

(2015) (Ref. 7), which sets out the CoL’s vision, strategy, objectives and policies for planning the CoL.

Consideration is also given to the Draft CoL Local Plan, which will be issued for consultation in 2018.

1.4.4 Each ES technical chapter outlines legislation, planning policy, guidance and standards that are relevant to the

specific assessment.

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Figure 1 Site Location and Context

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2. Description of the Surrounding Area 2.1.1 The Site lies within the CoL’s insurance district of EC3, which is centred on the Lloyd’s Building at 1 Lime Street,

located one block to the east of the Site. The insurance district is located within the Central Activity Zone (CAZ)

identified within the London Plan. The CAZ’s role as a core location for international business, finance and

insurance is seen as vital to the south-east region of the UK, as well as the rest of the country.

2.1.2 The area surrounding the Site is characterised by buildings of various heights, styles and periods. Of particular note

is Leadenhall Market, which is a Grade II* Listed building abutting the southern boundary of the Site.

2.1.3 The existing building on site (Leadenhall Court) was built in 1988 and does not hold any heritage designations.

Leadenhall Court consists of seven storeys above ground, organised around a central atrium space, with two

basement levels below.

2.1.4 Leadenhall Court provides a total 729 metres squared (m2) gross internal area (GIA) of retail space at ground floor,

with office accommodation above. In total the building has a GIA of 15,277 m2.

2.1.5 The Site has excellent transport links, with a Public Transport Accessibility Level (PTAL) of 6b. The Site is located

within less than ten minutes walking distance of Liverpool Street Mainline and London Underground Limited (LUL)

Stations, Fenchurch Street Mainline Station, Canon Street Mainline Station, Aldgate LUL Station, Monument LUL

Station, and Bank LUL Station. These stations offer the Site connection to the Central Line, Metropolitan Line,

Circle Line, District Line, Docklands Light Railway (DLR), Northern Line, Waterloo and City Line, and Hammersmith

and City Line, as well as National Rail services. Liverpool Street LUL station will also provide a connection to the

Elizabeth Line, the central section of which is due to open Autumn 2018. Numerous bus services operate from

Leadenhall Street, Gracechurch Street, Cornhill, Bishopsgate and Liverpool Street Station.

2.1.6 The Site is located within Flood Zone 1 (land assessed as having a less than 1 in 1,000 annual probability of river

or sea flooding (<0.1%)) and hence it has a low probability of flooding; however according to the CoL Strategic

Flood Risk Assessment (SFRA) (2017) the Site falls within a Critical Drainage Area (CDA).

2.1.7 The Site is located within an Air Quality Management Area (AQMA), as the entire City of London has been

designated an AQMA due to exceedances of the national Air Quality Strategy objectives for nitrogen dioxide (NO2)

(hourly and annual mean) and for particulate matter (PM10) (24-hour objective value).

2.2 Sensitive Receptors

2.2.1 The EIA process has identified sensitive receptors for the purpose of assessing the likely environmental effects

during demolition and construction and operational phases of the Proposed Development.

2.2.2 The identified key sensitive receptors include:

Neighbouring residential properties;

Neighbouring commercial properties and businesses;

Future on-site users;

Demolition and construction workers;

Air quality;

Subsurface and surface utilities and infrastructure;

Pedestrian and cycle network;

Local highway network;

Public transport network;

Townscape character;

Built Heritage Assets; and

Local and long distance views.

2.2.3 Identified site constraints are outlined in Figure 2.

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Figure 2 Site Constraints

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3. Scoping and Consultation

3.1 Scoping

3.1.1 In line with good practice, the preparation of the ES was preceded by a scoping exercise wherein a formal Scoping

Report was issued to CoL on 8 June 2018 seeking an opinion on the scope of ES. However, a formal response has

not been received from the CoL at the time of writing. The Scoping Report is provided within ES Volume III:

Appendix A - Scoping).

3.1.2 Whilst a formal Scoping Opinion has not been received at the time of writing, this EIA (and subsequent ES) has

followed the approach and methodology undertaken in the 2016 EIA (as reported in the 2016 ES). However, it

should be noted that this ES has also taken into account the additional requirements of the EIA Regulations 2017.

3.1.3 As detailed in ES Volume I, Chapter 3: Alternatives and Design Evolution, the Proposed Development

represents an evolution of the design of the 2016 Scheme. It is therefore considered that the approach previously

undertaken towards assessment in the 2016 ES is suitable for the Proposed Development. An EIA Scoping Report

for the 2016 Scheme was submitted to the CoL on 4 May 2016 and the CoL’s formal Scoping Opinion was received

on the 23 June 2016. The scoping exercise for the 2016 Scheme involved consultation with the relevant authorities

and stakeholders which helped focus the environmental studies and to identify specific issues that require

assessment.

3.1.4 For the 2016 Scheme, the CoL consulted with the following statutory and non-statutory consultees to help inform

the EIA scoping opinion, with responses received from:

CoL;

City Surveyors Department;

London Borough of Islington;

Transport for London (TfL);

Environment Agency (EA);

Thames Water Utilities Ltd. (TWUL);

Historic England (HE);

Historic Royal Palaces; and

The Parochial Church Council of St Peter-upon-Cornhill.

3.1.5 The Scoping Opinion for the 2016 Scheme raised a number of points to be addressed within the ES, and a

summary of the key points and where these have been addressed within the ES is provided in ES Volume I,

Chapter 2: EIA Methodology.

3.1.6 The EIA Scoping exercise for the Proposed Development identified the following topics to be considered within the

ES:

Demolition and Construction;

Socio-economics;

Transport;

Air Quality;

Noise and Vibration;

Ground Conditions;

Water Resources, Flood Risk and Drainage Wind Microclimate;

Daylight, Sunlight, Overshadowing and Solar Glare;

Waste and Recycling;

Climate Change; and

Townscape, Heritage and Visual Impact Assessment.

3.1.7 The EIA Scoping process also identified seven topics which could be scoped out of the EIA, as it is considered that

the likely effects to arise from the Proposed Scheme are not significant. These are:

Archaeology;

Aviation;

Electronic Interference (TV and Radio);

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Ecology;

Population and Human Health;

Major Accidents and Hazards; and

In-Combination Climate Change Impacts.

3.1.8 However, it should be noted that technical reports to support this conclusion for Archaeology, Ecology, and

Electronic Interference (TV and Radio) have been prepared (or were prepared for the 2016 Scheme and remain

valid) and are contained within ES Volume III: Technical Appendices.

3.1.9 In-combination climate change impacts have been scoped out of this ES. However, consideration will be given to a

greenhouse gas impact assessment and climate change resilience within ES Volume I, Chapter 15: Climate

Change.

3.1.10 Additionally, whilst population and human health, and major accidents and hazards are scoped out of this ES,

consideration to flood risk is given within ES Volume I, Chapter 11: Water Resources, Drainage, and Flood Risk.

Consideration towards air pollution is provided in ES Volume I, Chapter 8: Air Quality and consideration to traffic

accidents is provided within ES Volume I, Chapter 7: Transport. Therefore, whilst not assessed as stand-alone

topics, consideration is given to human health and accidents and hazards where appropriate through other

technical assessments.

3.2 Consultation

3.2.1 The process of consultation is critical to the development of a comprehensive and balanced ES. Consultation has

been ongoing since the inception of the project, and includes consultation on the 2016 Scheme and the Proposed

Development. Consultation has been undertaken with both key statutory and non-statutory consultees, as well as

with the general public, including local residents and businesses, and local interest groups. For further detail

regarding stakeholder consultation, please refer to the ‘Statement of Community Involvement’, accompanying this

Application.

3.2.2 For the 2016 Scheme, public consultation had been undertaken at an early stage to receive feedback on the design

of the scheme. A public exhibition was held between 20th to 22

nd June 2016 at St Ethelburga's Church, 78

Bishopsgate in the CoL, allowing local residents, stakeholders and businesses to comment on the design proposals

for the Proposed Development. The 2016 exhibition attracted 283 visitors, with 18 feedback forms completed.

3.2.3 In addition to the public exhibition held in support of the 2016 Scheme, a further public exhibition was held at St

Ethelburga's Church on the 26th

and 27th June 2018, which presented the Proposed Development. This exhibition

attracted 67 visitors, with ten feedback forms completed. The topics raised in feedback for the Proposed

Development included:

Support for the reduction in height when compared to the 2016 Scheme;

The overall design, which was positively received;

The publically accessible terrace;

Interaction with Leadenhall Market;

Office and Retail floorspace; and

Loading bay access and corresponding improvements to the public realm along Gracechurch Street and

Leadenhall Street.

3.2.4 Feedback from visitors was collated, analysed and presented in the Statement of Community Involvement (SCI)

which has been submitted in support of the planning application.

4. Alternatives and Design Evolution 4.1.1 Under the EIA Regulations 2017, an ES is required to provide ““an outline of the main alternatives studied by the

applicant or appellant and an indication of the main reasons for his choice taking into account the environmental

effects”. The alternatives analysis is a key part of the EIA process and serves to ensure that environmental

considerations are built into the project design at the earliest possible stage.

4.1.2 Throughout the design development the principal design objectives have been to:

“Deliver a unique and viable world-class office building that complements the Eastern Cluster;

Enable generous and functional public realm in three dimensions;

Engage with the historic Leadenhall Market, and enhance its viability and setting as a heritage asset;

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Present vibrant active street frontage and extensive retail and amenity space; and

Provide a new perspective of the City, its heritage and the conservation setting.”

4.1.3 The EIA has considered the ‘no development’ alternative, the use of ‘alternative sites’ and ‘alternative designs’ in

response to consultee comments.

4.1.4 Due to the Applicants ownership of the Site and aspirations for development, as set out in the development brief

and design principles (detailed in ES Volume I, Chapter 3: Alternatives and Design Evolution), the no

development alternative has not been considered. Additionally, it is considered that the no development alternative

would lead to lost opportunities to:

Increase office floor space availability in the City of London, and the economic benefits associated with the

uplift in onsite employment;

Redevelop the Site to provide a landmark building at the edge of the Eastern Cluster that would be

sympathetic to surrounding listed buildings;

Make appropriate utilisation of land; and

Bring about opportunities for positive social impact through the provision of significant retail use, public space

and internal access.

4.1.5 Consequently, the ‘No Development’ option was ruled out by the Applicant.

4.1.6 No other development sites have been considered by the Applicant. The Site is appropriate for commercial

development, and the Proposed Development has been designed as a direct response to the specific site’s

potential and no alternative sites were considered for the Proposed Development as the brief was to develop this

particular site.

4.1.7 An overview of the alternative designs and design evolution of the Proposed Development is presented in the

following sections.

4.2 Consultation

4.2.1 During the preparation of the design of the Proposed Development the team consulted and engaged with the CoL

and the design was progressed accordingly. The proposal was also introduced and presented to key stakeholders

through a series of specific meetings, enabling relevant comments to be incorporated. A full list of consultees is

available in ES Volume I, Chapter 2: EIA Methodology.

4.3 Public Exhibition

4.3.1 Following the public consultation exhibition, a number of studies were undertaken to respond to comments made

regarding the expression of the street block facades. These included:

Introducing precast frames around the glazed openings in the street block; and

Removing the metal fins on the street block to make the façades more consistent with surrounding buildings.

4.3.2 These ideas were presented to City of London Planning Officers and supported in principle. Approval of final details

will be managed through the discharge of planning conditions.

4.4 Building Height and Form

4.4.1 Early concepts focussed on creating a tower form which maintained protected views of St Paul’s Cathedral when

travelling east on Fleet Street, along the ceremonial route. This was explored through sculpted geometries leaning

away from Leadenhall Street.

4.4.2 The massing subsequently evolved into a composition of orthogonal stepping forms of interlocking elements in

response to the scale, proportions and character of the surrounding buildings and the adjacent Leadenhall Market.

4.4.3 The massing evolved from an assembly of interlocking blocks into a series of vertical elements in response to

review of key views of the Eastern Cluster. A vertical expression of the massing sat comfortably on the skyline,

when read against both the existing tall buildings and future proposed schemes. The vertical expression also

created a more architecturally harmonious resolution at the top of the building, by integrating the set back at the top

on the northern side (required to keep the building out of sight behind St. Paul's Cathedral from Fleet Street) into

the composition.

4.4.4 These early design concepts are detailed within Figure 3 and Figure 4.

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Figure 3 Early Concept Sketches

Figure 4 Early Physical Models of a Variety of Tower Forms

4.4.5 The massing of the Proposed Development was subsequently refined through preliminary discussions with CoL

Planning Officers, with the overall height of the Proposed Development refined in line with the profile of the Eastern

Cluster of tall buildings. This concept was further developed through regular pre-application meetings with the CoL

Planning Officers, which led to evolutions in the massing of the Proposed Development in order to reflect the

adjacent streetscape and the Proposed Development’s setting in the skyline.

4.4.6 Views of the massing of the Proposed Development from Bishopsgate, Cornhill, and Leadenhall Street were

reviewed in order to establish the proportions and position of the lower element of the tower. The relationship

between the base element and the tower element of the Proposed Development were tested with regards to the

context of the Proposed Development and the scale of the street and nearby buildings.

4.4.7 The massing concept was established through the assemblage of defined vertical elements, with the Proposed

Development split into three interlocking linear forms. The articulation of each form has been designed so as to

respond to various townscape requirements and the scale of neighbouring buildings, including 6-8 Bishopsgate

(located immediately opposite the site on Leadenhall Street) and the adjacent Leadenhall Market. The Proposed

Development has been designed so as to establish a base, middle and top to the building as demonstrated within

Figure 5.

4.4.8 The Proposed Development will reach a height of 176.6m above ordnance datum (AOD), so as to relate to the

existing and future profile of the Eastern Cluster. The Proposed Development forms part of a ring of tall buildings

(marked in pink on Figure 6) that surround the dense central core (marked in blue) of the Eastern Cluster.

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Figure 5 Evolution of Massing Elements

Figure 6 Heights of the Buildings Forming the Eastern Cluster (m AOD)

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4.5 Façade Design

4.5.1 Through discussions with the CoL’s Planning Officers, the façade design was developed from a series of

interlocking blocks that related to the scale of Leadenhall Market’s street entrance, into a series of vertical

elements. Multiple design iterations of arrangements projecting vertical slots and fins with spacing which reflected

the proportions and design of the street facades of Leadenhall Market were also explored. These vertical elements

were developed to link the Proposed Development into the townscape setting, and transition into the columns that

form a double-height colonnade at ground level.

4.5.2 As well as consideration of the vertical elements, horizontal features of the façade design for the street block have

been developed so as to reflect the elevations of Leadenhall Market.

4.5.3 The design of the facade was developed to respond to local micro-climatic conditions. The arrangement of

projecting fins at the top of the building were set to maximise "surface texture" to disturb and distribute local wind

paths on the office terraces. At the base of the building surface texture was also increased to create similar wind

disturbance effects across the façade to improve wind conditions at ground level.

4.5.4 The Proposed Development is located directly adjacent to entrances to Leadenhall Market on Whittington Avenue

and Gracechurch Street. Therefore, the arrangement of façade elements, alignments, and proportions were

developed to reflect the existing streetscape

4.6 Pedestrian Movements

4.6.1 The design evolution of the public realm has developed from a concept to improve the pedestrian environment by

creating wider pavements, brighter and more welcoming colonnade spaces, and increased areas of active retail

and lobby frontage at ground floor around the building.

4.6.2 Additionally, the concept involved an aspiration to improve Whittington Avenue as an area of public realm in order

for the CoL to implement restrictions to the times it is available to service vehicles, so that in the future the potential

for Whittington Avenue to be pedestrianised can be explored.

4.7 Public Realm and Retail

4.7.1 In line with Policy 7.7 (Location and Design of Tall and Large Buildings) of the London Plan, the concept for a

publicly accessible terrace has been developed at fourth floor level, seeking to enhance the Proposed

Development’s relationship with Leadenhall Market. At the same time, the quantity of retail space has also been

considered and increased through the provision of three double height retail floors.

4.7.2 The concept for publicly accessible space within the Proposed Development has been developed so as to offer new

a new perspective of the City of London and nearby heritage assets. In review with CoL Planning Officers, it was

agreed that a position above the roofs of Leadenhall Market on the south side of the Proposed Development offered

the best vantage point from which new perspectives on the surrounding context and nearby heritage assets can be

appreciated.

4.7.3 The positioning of the publicly accessible terrace will provide new views of Lloyd’s Building (Grade I), St Michael’s

Cornhill (Grade I), St Peter upon Cornhill (Grade I), and Leadenhall Market (Grade II*), as illustrated in Figure 7.

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Figure 7 Concept Sketch of the Publicly Accessible Terrace Overlooking the Roof of Leadenhall Market

4.8 Wind Microclimate Studies

4.8.1 A series of wind tunnel tests were undertaken to address and achieve pedestrian comfort levels at the base of the

Proposed Development and the external spaces higher up the Proposed Development.

4.8.2 The wind tunnel testing focussed on an assessment of pedestrian comfort levels at the base of the Proposed

Development and in the surrounding environment and identified appropriate mitigation measures as required. For

further detail please refer to ES Volume I, Chapter 12: Wind Microclimate.

4.9 Daylight and Sunlight Analyses

4.9.1 A maximum development envelope was agreed by the Applicant, Make Architects, and Point 2 Surveyors to

facilitate initial daylight and sunlight assessments prior to the massing design freeze.

4.9.2 Point 2 Surveyors were subsequently appointed to undertake full analyses, including in relation to daylight, sunlight,

overshadowing, solar glare and light pollution. During this process particular attention was given to the impact upon

local areas of public realm, such as churchyards at St Peter-upon-Cornhill and St Michael’s Cornhill. For further

detail please refer to ES Volume I, Chapter 13: Daylight, Sunlight, Overshadowing, Light Pollution & Solar

Glare.

4.10 Evolution of the 2016 Scheme

4.10.1 As discussed in Paragraph 1.2.2, the Applicant has previously appointed AECOM to undertake an EIA for a

development on the Site (the 2016 Scheme); however, following completion of design development (Royal Institute

of British Architect (RIBA) Stage 3 (Developed Design)) in July 2017 and the submission of a Non-Material

Amendment (NMA) application (reference number 17/01314/NMA) in December 2017, the Applicant commissioned

a full review of the 2016 Scheme with a comprehensive peer review to improve efficiencies and better

accommodate key requirements of office and retail occupiers.

4.10.2 This review resulted in minor alterations to the overall massing of the Proposed Development, with a reduction in

the height from 182.7m AOD to 176.6m AOD and the following design efficiencies:

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Increased ground floor retail provision;

Re-orientation of the loading bay to be accessible from Gracechurch Street;

Widening of the pavements on Gracechurch Street and Leadenhall Street;

Reduction in basement depth;

Façade refinements; and

The public terrace has been relocated to Level 04 to improve views across the cityscape.

4.10.3 These design refinements are further identified within Figure 8 and Figure 9.

Figure 8 Design Refinements from the 2016 Scheme (Lower Levels)

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Figure 9 Design Refinements from the 2016 Scheme (Public Terrace and Upper Levels)

5. The Proposed Development

5.1 Form, Height and Massing

5.1.1 The principal building form of the Proposed Development will be defined by three vertical elements that will step in

height and sit above a bigger “street block”, as demonstrated in Figure 4-1. The massing composition will respond

both to the scale of local streets and skyline of tall buildings.

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5.1.2 The building’s scale, vertical composition, and height at 176.6m AOD will relate to the other tall buildings

surrounding the central group in the Eastern Cluster, as discussed within ES Volume I, Chapter 3: Alternatives

and Design Evolution.

5.1.3 The Proposed Development has been formed through assessment from a number of viewpoints in order to sit

harmoniously in both the existing and future skyline profile of the Eastern Cluster of tall buildings in the City of

London, as demonstrated within Figure 10.

Figure 10 Illustrative view from Waterloo Bridge showing the Proposed Development with other

Cumulative Schemes

5.2 Uses and Layout

5.2.1 The Proposed Development comprises a 36 storey building with retail floorspace (Class A1-A4),office lobby and

loading bay at ground floor, 3 levels of office use (Class B1) at first, second and third floors, a publicly accessible

terrace at fourth floor with retail floorspace (Class A1-A4), 25 upper levels of office use (Class B1), 5 upper floors of

plant, and two floors of basement with retail floorspace (Class A1-A4) and ancillary plant space. These land uses

are arranged around a central core, as detailed in Figure 11.

The Proposed Development

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Figure 11 Illustration of the Components of the Proposed Development

5.3 Cycle and Shower Facilities

5.3.1 The Proposed Development includes 717 bicycle racks at level 01, and 72 shower and 717 lockers at Mezzanine

Level (Level 00M).

5.3.2 Office users arriving by bicycle, handcycles or running kit can access the Level 01 cycles storage and ground floor

mezzanine changing areas via lifts from a secure lobby on Whittington Avenue.

5.3.3 Those without cycles exit the lifts at the ground floor mezzanine to access the showers. Visitors pass a dedicated

reception team and move along a corridor to enter male and female changing rooms, shower rooms and WCs.

5.3.4 Cycle users travel from ground to Level 01. On exit into the cycle storage area, users have access to a cycle

workshop. After locking their cycles users return in the lifts or via the core stair to mezzanine level (Level 00m) to

access to the changing facilities.

5.3.5 On returning to the ground floor, users can access the non-secure side of the office lobby through the core.

5.4 Facilities Management

5.4.1 A number of facilities management (FM) spaces exist in the Proposed Development to support the management of

the building. The principal office suite is located at Level B1M, and is accessed using the fire-fighting lift and stairs

within the main core.

5.4.2 A dock office sits at the entrance to the loading bay to control vehicle and pedestrian movement. Couriers are

managed on arrival at the dock office. Post is scanned and transferred to the principal post room in the building at

B1M. At ground level, FM staff can move between the office lobby and loading bay via the core.

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5.5 Loading Bay and Waste Management

5.5.1 The Proposed Development will be serviced via an off-street loading bay, which will be accessed from Gracechurch

Street. The loading bay is arranged to enable forward entry and exit for vehicles and to minimise its size on the

building façade.

5.5.2 The loading bay contains two vehicle loading and unloading spaces, a waste compactor and a single accessible car

parking bay.

5.6 Street Level

5.6.1 The ground floor façades on Leadenhall Street and Gracechurch Street have been designed to be set back from

the public highway so as to form double height colonnades, creating wider pavements and better access to

Leadenhall Market, improving pedestrian routes around the Site and access to Leadenhall Market.

5.6.2 Design improvements are also proposed for Whittington Avenue, where it is intended that new stone paving finishes

and kerbs to the footpaths will be provided. The Proposed Development also includes proposals to extend a raised

surface of cobbles (as present within Leadenhall Market) along the carriageway of Whittington Avenue north to

Leadenhall Street.

5.6.3 Subject to the CoL’s negotiations with other building occupiers that use Whittington Avenue for servicing, there is an

opportunity to create a shared surface on Whittington Avenue.

5.6.4 The public realm is also improved by a significant increase in the quality and area of active retail and office lobby

frontage that improves the street environment.

5.7 Retail Environment

5.7.1 The Site is located within the Leadenhall Market Principal Shopping Centre, as identified within the CoL’s Local

Plan. It is proposed to enhance the current retail offering through improving the retail offer along Whittington Avenue

and providing retail at the Public Terrace level.

5.8 Publicly Accessible Terrace

5.8.1 The Proposed Development includes a publicly accessible terrace in line with Policy 7.7 (Location and Design of

Tall and Large Buildings) of the London Plan. The publicly accessible terrace has been designed so as to reflect the

network of hidden public spaces and public realm in the City of London.

5.8.2 The publicly accessible terrace is located on the south side of the Proposed Development, at Level 04, overlooking

the roof of the Grade II* listed Leadenhall Market. From this raised position, it will be possible to gain a new

perspective of the surrounding context and nearby heritage assets, including Leadenhall Market, the Lloyd’s

Building (Grade I), St Michael’s Cornhill (Grade I), and St Peter-upon-Cornhill (Grade I) as demonstrated within

Figure 12 and Figure 13.

Figure 12 Relationship Between the Publicly Accessible Terrace and Leadenhall Market

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Figure 13 Figure 4-8 Illustrative view looking east on the publically accessible terrace

5.8.3 The terrace will be accessed from a dedicated lobby and two lifts from Whittington Avenue.

5.8.4 The publicly accessible terrace will be designed to provide a welcoming outdoor environment and the potential

exists for areas of seating and landscaping to be established. It is proposed that cafés and restaurants will open out

onto the publicly accessible terrace to reinforce the Site’s planning status as a Principal Shopping Centre location.

5.9 Upper Office Levels

5.9.1 The upper levels of the Proposed Development comprise of office floor space spread over 28 levels and arranged

around a central core. There are also two private terraces on the northern and southern sides of the Proposed

Development.

5.10 Entrances and Access

5.10.1 The office entrance is positioned on Leadenhall Street, with the lobby focused towards the EC3 insurance district to

the north-east. Four revolving doors and two pass doors will be located on Leadenhall Street. A second entrance

(single revolving door and pass door) into the office lobby will be located along Whittington Avenue.

5.10.2 Office users arriving by bicycle and hand cycle will enter the Proposed Development from Whittington Avenue.

5.10.3 The retail units on the ground floor are entered directly from the street. The public terrace and retail unit at Level 04

are accessed by lift on Gracechurch Street.

5.10.4 Access for service and delivery vehicles, couriers, and users of the accessible parking bay, will be provided at the

loading bay, accessible from Gracechurch Street.

5.10.5 Fire escape will be via pass doors in the office lobby, a dedicated escape into the colonnade on Gracechurch

Street, and through the cycle entrance on Whittington Avenue.

5.10.6 All entrances and exits will have level thresholds.

5.11 Façades

5.11.1 The façade of the Proposed Development has been designed to incorporate a series of vertical fins to tie the

massing of both the tower and street block elements together.

5.11.2 The façades of the lower floors of the building typically incorporate vertical metal fins within large-format precast

concrete panels at 3m centres to increase the reading of solidity on these levels in oblique local views.

5.11.3 At ground level an 8.8m high colonnade is formed from large-format precast columns at 6m centres.

5.11.4 Levels 02 and 03 include horizontal bands of precast concrete, with glazing located between the vertical fins and

horizontal precast concrete fins.

5.11.5 These features are demonstrated in Figure 14.

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Figure 14 Cladding Detail of Junction Between the Street Block Base and Tower Element

6. Assessment Methodology and Significance Criteria 6.1.1 The assessments presented in the technical chapters of the ES broadly consider the sensitivity of the

resource / receptors that could be affected and the magnitude of impacts in order to derive the classification of

environmental effects.

6.1.2 Specific criteria for each technical topic have been applied to determine significance of effects, giving due regard to

the following:

Extent and magnitude of the effect;

Duration of effect (short, medium or long-term);

Nature of effect (whether direct or indirect, reversible or irreversible);

Whether the effect occurs in isolation, is cumulative or interactive;

Performance against environmental quality standards;

Sensitivity of the receptor; and

Compatibility with environmental policies.

6.1.3 Effects have been classified as being adverse, negligible or beneficial in significance. Where adverse or

beneficial effects are identified, their magnitude has been further categorised as minor, moderate or major. Where

possible, effects have also been assigned a geographic scale; for example, local, district or regional. Professional

judgement has also been applied in determining the significance of effects, including consideration of whether an

effect is direct or indirect or cumulative and the duration and frequency and the likelihood of the effect occurring.

6.1.4 The ES has highlighted the residual effects, which are those effects that remain following the incorporation of any

identified mitigation measures.

6.1.5 In general, residual effects found to be ‘moderate’ or ‘major’ are deemed to be ‘significant’. Effects found to be

‘minor’ are considered to be ‘not significant’, although they may be a matter of local concern. ‘Negligible’ effects are

considered to be ‘not significant’ and not a matter of local concern. Mitigation measures, designed to offset or

reduce any significant adverse environmental effects, have been incorporated into the project design wherever

possible.

7. Demolition and Construction 7.1.1 For the purposes of the EIA, demolition works are anticipated to commence the October 2018, and given the scale

of the Proposed Development, the current expectation is that these works will take approximately four years (50

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months to complete), with completion at the end of 2022. These dates are indicative at this time and depend upon

the relevant agreements and permissions being obtained (please see Table 1).

Table 1 Indicative Summary Demolition and Construction Programme

Stage Duration (Weeks) From To

Demolition to Ground Floor 36 29-Oct-18 8-Jul-19

Demolition & Backfill Existing Basement 8 7-May-19 1-Jul-19

Install Building Piles 20 17-Sep-19 3-Feb-20

Install Part Ground Floor prior to basement excavation 3 11-Feb-20 6-Mar-20

Excavate to Formation & Construct New Foundations 18 9-Mar-20 10-Jul-20

New Basement Structure to GF Slab 22 13-Jul-20 11-Dec-20

Core Construction 41 7-Sep-20 24-Jun-21

Superstructure 66 16-Nov-20 24-Feb-22

External Cladding Tower 54 1-Jul-21 11-Jul-22

Façade Finishes at Ground Level 70 12-Mar-21 14-Jul-22

Roof Finishes 53 11-Jun-21 16-Jun-22

MEP Plant Rooms 66 16-Apr-21 21-Jul-22

Lift Installation 60 13-Aug-21 6-Oct-22

Internal Finishes 70 16-Jul-21 17-Nov-22

Commissioning 30 27-May-22 22-Dec-22

7.2 Demolition and Construction Works

7.2.1 It is anticipated that the demolition and construction works will take place in three phases, which are listed below in

terms of anticipated sequence:

Demolition – removal of the existing building, including installation of required temporary works;

Substructure works – construction of the sub-surface structure of the Proposed Development; and

Superstructure – construction of the above ground structure of the Proposed Development.

7.2.2 The demolition works will comprise:

Phase 1 – demolition to ground floor slab level and installation of any necessary temporary works to

neighbouring/party wall where required; and

Phase 2 – demolition of the existing basement slabs following the completion of the piling works and

installation of necessary temporary works such as propping / underpinning or grout injection to maintain the

basement stability.

7.2.3 For the purposes of the assessments, the demolition phase of the existing building to basement piling level is

estimated to take place between Fourth Quarter (Q4) 2018 to Q2 2019. Demolition works will be undertaken via a

combination of techniques. For example, tower craneage for elements that can be suitably lifted from the building

and less noise intrusive methods of deconstruction, such as munching of the concrete cores.

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7.2.4 The superstructure construction will be a relatively conventional sequence of concrete core construction followed by

steel frame erection in double-height columns, floor plates, and mega-bracing. Horizontal loads will be transmitted

by the diaphragm action of the floorplates to the central core, which in turn will distribute the lateral load to the

foundations.

7.2.5 For the purposes of the assessment, it is expected construction works to take place between Q3 2019 to Q4 2022.

7.2.6 The project will require two tower cranes and a twin hoist cage including beneficial use lifts to service the

superstructure construction. The basement will be serviced with a single cage hoist with access from ground level.

The façade installation will be off the floor slabs with mini cranes or a monorail lifting the panels into place. The

tower crane will be used in some areas for larger panels where a mini or floor crane cannot be used effectively.

7.2.7 Vehicles will access the Site from Whittington Avenue. Site access and egress routes for materials delivery and

waste removal will largely remain the same during the demolition and construction phases. However, additional

gates will be created along Gracechurch Street to enable the necessary route required for deliveries to

superstructure hoists, which will be required as the superstructure framework commences.

7.2.8 Consent will be obtained from CoL and TfL for any road closures and diversions required during the construction

phase. A designated vehicle route will be discussed and agreed with both CoL and TfL so that the risk of traffic build

up is minimised.

7.3 Environmental Management

Hours of Work

7.3.1 It is anticipated that the core working hours for both the demolition and construction phases would be as follows,

with no works normally undertaken on Sundays or Bank Holidays:

08:00 – 18:00 weekdays; and

08:00 – 13:00 Saturday.

7.3.2 Furthermore, it is noted that there may be the requirement for some out of hours works (such as pouring concrete

for piles) that will continue to 23:00, this will subject to strict approval from the CoL.

7.3.3 It is recognised that the CoL’s Code of Practice for Deconstruction and Construction Sites (Ref. 13) also require

adherence with ‘quiet hours’ although this is not defined the following activities would ‘not usually’ be permitted:

Cutting using power tools;

Breaking out using power tools;

The use of impact fasteners;

The loading of heavy materials; and

Other noisy activities, depending on the specific location of the site and neighbours, deemed unacceptable by

Environmental Health Officers.

7.3.4 It is recognised that approval from the CoL will be required for any works that need to be undertaken outside of

these permitted hours, and that the CoL may vary these hours (by agreement) where the works are in close

proximity to sensitive businesses or residential properties.

Construction Environmental Management Plan (CEMP)

7.3.5 The commitments made within the ES will be incorporated into a CEMP that will include roles and responsibilities,

detail on control measures and activities to be undertaken to minimise environmental impact, and monitoring and

record-keeping requirements. A commitment would be included to periodically review the CEMP and undertake

regular environmental audits of its implementation during the construction phase of the Proposed Development.

7.3.6 The CEMP will be regularly monitored during the construction works and revised to reflect any changes to

programme or events and activities on-site.

7.3.7 It is also considered that agreements reached in association with the 2016 Scheme will, where applicable, be

applied to the Proposed Development.

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Construction Phase Health and Safety Plan

7.3.8 The Construction Contractor will develop and implement a Construction Phase Health and Safety Plan (CHSP),

through which mitigation and compliance with the CoL’s Code of Practice for Deconstruction and Construction Sites

and the ‘Considerate Constructors Scheme’.

Neighbour and Public Relations

7.3.9 A key aspect of the successful management of the demolition, excavation and construction of the Proposed

Development will be the maintenance of good relations with neighbours and the general public. The Proposed

Development team will be engaged in consultation with a broad range of stakeholders and this will continue through

the various phases of the project.

8. Socio-economics 8.1.1 Chapter 6: Socio-Economics of this ES describes the national, regional and local policy context; assessment

methods used; baseline conditions; potential direct, indirect and induced effects during demolition and construction

and operational phases of the Proposed Development; wider development socio-economic effects; mitigation

measures and relevant residual effects.

8.1.2 The assessment focuses on:

An economic effect assessment on the local economy, including employment effect on the labour market; and

A review of other relevant socio-economic effects, including office floorspace supply, retail and open space.

8.2 Demolition and Construction Effects

8.2.1 The generation of demolition and construction phase jobs is anticipated to have a minor beneficial, long-term,

temporary effect on the Greater London economy as a result of the Proposed Development. Demolition and

construction employment will result in an estimated generation of, on average, approximately 330 net jobs each

year over the demolition and construction period.

8.3 Effects once the Development is Complete and Operational

8.3.1 The Proposed Development will have a moderate beneficial, long-term, permanent effect on employment creation

on the Greater London economy upon completion and occupation of the Proposed Development. This is anticipated

to generate a total of 5,128 net jobs, of which 4,030 are likely to be taken by workers from the Greater London area.

8.3.2 The Proposed Development will result in a net increase in approximately 39,760m2 of B1 office floorspace

compared to the existing provision on-site. Once complete and operational the Proposed Development is assessed

to have a major beneficial, long-term, permanent effect on office space provision in the City of London.

8.3.3 The Proposed Development is likely to increase demand for public amenity space within the vicinity of the Site as a

consequence of the increased number of people on the site. Based upon the supply of open space in the vicinity of

the Site and provision of public and private terraces onsite, the Proposed Development is assessed to have a

negligible, long-term, permanent effect on open space.

9. Transport 9.1.1 Chapter 7: Transport of this ES reports the findings of an assessment of the likely significant effects on transport

as a result of the Proposed Development. This assessment and ES chapter has been produced by Momentum

Transport Consultancy.

9.1.2 The baseline conditions have been set out for the following transport networks / modes: highway network,

pedestrian network, cycle network, London Underground, Docklands Light Railway, and PTAL.

9.1.3 The future scenario has been forecast using a growth factor to account for background growth in traffic from 2018 to

2022. This has been included using the standard industry software TEMPro (Trip End Model Presentation Program)

which also accounts for development in the local area and the associated increase in trips.

9.1.4 This provides a 2022 ‘without development’ scenario, which has been used as a future baseline against which to

assess the effect of the Proposed Development.

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9.2.1 The effects of the Proposed Development during demolition and construction have been assessed. The demolition

and construction phase is programmed for a period of 50 months between October 2018 and the end of 2022. The

impact is anticipated to be restricted to the working hours (in line with CoL’s Code of Practice for Deconstruction

and Construction Sites), being:

Monday – Friday 08:00-18:00

Saturday 08:00-13:00

Sunday Closed

9.2.2 A schedule of the works with an indicative summary of vehicle movements per day is presented in Table 7-20 of ES

Volume I, Chapter 7: Transport. The maximum number of vehicles per day during the demolition and construction

period is forecast to be 50-54. This falls below the 5% daily fluctuation threshold and is therefore considered to be

of negligible significance.

9.2.3 The demolition and construction impacts are considered to be medium-term (2-5 years), temporary and occurring

only during working hours.


9.3.1 A summary of total trip generations as a result of the Proposed Development are detailed within Table 7-21 of ES

Volume I, Chapter 7: Transport. It is considered that once the Proposed Development is complete and operational

there will be a net increase of 5,458 movements a day associated with the Proposed Development.

9.3.2 The effects of the Proposed Development have been assessed to produce a 2022 ‘with development’ scenario, and

to enable direct comparison of the effects of the Proposed Development once occupied and complete on the local

transport network.

9.3.3 The effects of the Proposed Development on the highway network, pedestrian network, cycle network, mainline rail,

London Underground, Docklands Light Railway, London Buses, accidents within the local transport network and

severance of the highways have been assessed.

9.3.4 The associated transport impact of the Proposed Development on each item is summarised below:

Receptor Impact

Highway Network Negligible

Pedestrian Network Minor Beneficial

Cycle Network Minor Beneficial

Mainline Rail Negligible

London Underground Negligible

Docklands Light Railway Negligible

London Overground Negligible

London Buses Negligible

Severance Negligible

Accidents No Impact

9.3.5 A number of measures have been incorporated into the design of the Proposed Development in order to manage

these impacts.

9.3.6 A Framework Construction Logistics Plan (CLP) has been prepared as part of the Transport Assessment supporting

the planning application for the Proposed Development (ES Volume III, Appendix C: Transport). A Full CLP will

be produced as further information becomes available and its provision will be secured by a planning condition or

Section 106 agreement to ensure that the impact associated with the construction of the Proposed Development is

suitably managed.

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9.3.7 The CLP will set out the on-site arrangements as well as the forecast deliveries expected and contractor travel

arrangements. It will also include any necessary traffic management arrangements and identify any necessary

permits and approvals required.

9.3.8 The CLP will be submitted to and approved by the planning authority prior to construction commencing to ensure

that the intended methods and procedures are acceptable and that the impact has been minimised wherever

possible.

9.3.9 A Draft Travel Plan has been produced as part of the supporting Transport Assessment and a Full Travel Plan will

be produced and implemented upon occupation of the Proposed Development. A Travel Plan will be implemented

as part of the Proposed Development. Travel Plans are the key management tool for implementing the transport

solutions highlighted in the Transport Assessment, and are one of the primary tools for mitigating the transport

impacts of a proposed development.

9.3.10 The Applicant will manage a Full Travel Plan and will be responsible for its implementation and further development

and its provision will be secured by a Section 106 agreement.

9.3.11 The Proposed Development provides 717 long stay cycle parking spaces, exceeding the standards set out in the

CoL Local Plan and complying with the London Plan. This provision will support this strategy by promoting cycling

as a mode of travel and providing suitable facilities on site including showers and lockers for occupants that wish to

cycle.

9.3.12 The Proposed Development is compliant with relevant parking standards set within the London Plan. This is

achieved through the provision of a car free arrangement with no parking available on site, with the exception of a

single Blue Badge space to minimise the number of private car trips to the Site.

9.3.13 The Framework Delivery and Servicing Plan forms part of the supporting Transport Assessment and will enable the

delivery and servicing associated trips to be managed as efficiently as possible to minimise the impact on the local

road network and to ensure efficient management on site. The DSP can also be used to identify potential for

consolidating trips for different occupants where possible and reduce the overall number of trips required for

deliveries and servicing.

9.3.14 A Servicing Consolidation Strategy is proposed, whereby deliveries are consolidated therefore reducing the number

of vehicle trips by at least half. A total of 50 deliveries are forecast to the Site on a daily basis using a consolidation

strategy. It is proposed that all deliveries would be undertaken outside of peak hours, between 09:00-12:00, 14:00-

17:00 and 19:00-06:00, thereby minimising the impact of delivery and servicing vehicles on the highway network.

9.3.15 No residual significant effects arising as a result of the Proposed Development pertaining to Transport have been

identified. However both the Travel Plan and the Delivery and Servicing Plan are working documents that will be

able to adapt and address transport related matters and issues that occur.

9.3.16 The provision of a Construction Logistics Plan will set out the logistical arrangements prior to construction

commencement. The approval of this document will require liaison with TfL and the CoL as the highway authority to

ensure that the proposed arrangements do not create an unacceptable impact.

9.3.17 With the exception of pedestrian and cycling network, through the application of the aforementioned measures it is

considered that the impact of the Proposed Development upon the identified sensitive receptors will be of

negligible significance.

9.3.18 The proposals for public realm improvements on Whittington Avenue, Gracechurch Street and Leadenhall Street

are considered to significantly improve the pedestrian and walking environment in comparison to the Existing 2018

Baseline as well as the Future 2022 Baseline. Therefore, the likely residual effect on the walking and cycling

environment is minor beneficial, as the Proposed Development will improve the local environment of the Site.

10. Air Quality 10.1.1 ES Volume I, Chapter 8: Air Quality reports the findings of the assessment of the likely significant effects on air

quality as a result of the Proposed Development.

10.1.2 The entirety of the City of London was declared Air Quality Management Area (AQMA) in 2001, due to

exceedances of the short and long-term nitrogen dioxide (NO2) air quality objectives and for exceedances of the

short-term particulate matter (PM10) air quality objective.

10.1.3 ES Volume I, Chapter 8: Air Quality therefore presents the potential impact associated with additional road traffic

and energy centre emissions attributed to the Proposed Development once operational. It also considers the

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potential dust generation during the demolition / construction phase. Where necessary, control and mitigation

measures are presented to minimise, or remove identified significant air quality impacts.


10.2.1 Construction activities have the potential to generate fugitive dust emissions as a result of demolition, construction,

earth works or trackout of material. For the Proposed Development, the concentrations of any airborne particulate

matter generated by these activities would be controlled using on-site management practices to the extent that the

Proposed Development should give rise to effects of negligible significance on dust deposition rates at the nearest

sensitive receptors. The impact of fugitive emissions of particulate matter at these receptors, with proposed

mitigation applied, would be negligible and not significant. To address existing dust nuisance issues, the highest

level of mitigation measure has been recommended.

10.2.2 Overall the effect of fugitive emissions of dust and particulate matter from the proposed works will be managed

during the demolition and construction processes and is considered to be not significant with respect to potential

effects on health and amenity.


10.3.1 Predictions of NO2, concentrations at existing and cumulative receptors around the Site have shown that there

would be overall negligible impacts upon air quality. The effect of the additional emissions from the road-traffic and

proposed energy plant during operation of the Proposed Development to sensitive receptors is therefore considered

to be not significant overall.

10.3.2 The Site is considered suitable for the proposed use. The building emissions are considered to be air quality neutral

for the Proposed Development.

11. Noise and Vibration 11.1.1 ES Volume I, Chapter 9: Noise and Vibration presents an assessment of the potential effects of the Proposed

Development with respect to noise and vibration in terms of:

Predicted noise and vibration levels from the demolition and construction works;

Noise from building services plant associated with the Proposed Development during operation; and

Any increases to road traffic attributed to the Proposed Development.

11.1.2 A baseline noise survey was undertaken to establish noise levels at selected locations around the Site. It was noted

during the baseline survey that the noise environment is dominated by traffic on the surrounding road network.


11.2.1 The assessment indicates that demolition and construction activities may result in temporary minor adverse noise

effects at nearby residential and places of worship receptors. It should be noted that demolition and construction

noise predictions are based on a worst-case scenario where, over the course of a working day, all plant is

operational in all areas of all worksites. In reality, it is likely that the worst-case noise levels predicted will only occur

for limited periods of time.

11.2.2 Temporary piling activities may occur close enough to residential and places of worship receptors that vibration may

be perceivable by building occupants (no worse than minor adverse without mitigation) but will not be strong

enough to result in cosmetic building damage.

11.2.3 Demolition and construction noise and vibration mitigation measures include, but are not limited to, the following:

Use of only modern, quiet and well maintained equipment;

Use of low impact techniques;

Use of modern piling rigs;

Use of electrically powered equipment run from the mains supply;

Careful planning of the sequence of work in order to minimise the transfer of noise or vibration to neighbours;

and

Erection of acoustic screens where necessary.

11.2.4 Construction haul routes have been planned on roads that experience high volumes of road traffic. Consequently,

changes in road traffic noise along haul routes are expected to be negligible at all receptors.

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11.3 Effects Once the Proposed Development is Complete and Operational

11.3.1 As the Proposed Development is traffic free, changes in road traffic flows due to the Proposed Development have

been calculated as increasing noise by a level that is not considered to be significant.

11.3.2 Fixed plant associated with proposed buildings has been set noise limits based on background noise levels

measured in quiet areas around the Proposed Development. Fixed plant will be designed to produce noise levels

that do not exceed these limits thus resulting in negligible fixed plant noise levels.

12. Ground Conditions 12.1.1 ES Volume I, Chapter 10: Ground Conditions reports the findings of an assessment of the likely effects of the

Proposed Development on ground conditions including geology, hydrogeology and ground contamination of the Site

and surrounding area.

12.1.2 The assessment considers the likely effects during the demolition and construction, and operational phases of the

Proposed Development. The need for mitigation measures and any monitoring that may be required during the

demolition and construction phase is also considered and, where appropriate, any residual effects are indicated.

12.1.3 Review of published geological maps indicates that the Site is underlain by drift deposits of Langley Silt Member

and Taplow Gravel overlying London Clay bedrock deposits, with Lambeth Group, Thanet Sands and Chalk below.

12.1.4 The Langley Silt Member is designated as Unproductive Strata (non-water bearing) by the Environment Agency

(EA), which are rock layers or drift deposits with low permeability that have negligible significance for water supply

or river base flow.

12.1.5 The underlying Taplow Gravel Formation is designated as a Secondary A Aquifer defined by the EA as permeable

layers capable of supporting water supplies at a local rather than strategic scale, and in some cases forming an

important source of base flow to rivers.

12.1.6 London Clay is classified as Unproductive Strata (i.e. non water bearing) by the Environment Agency and the

underlying Thanet Sands and Chalk are classed as a Principal Aquifer (water bearing). The overlying thickness of

London Clay and the Lambeth Group is likely to minimise potential risk to the Chalk Principal Aquifer from on-site

activities.

12.1.7 The historical review indicates that potential sources of ground based contamination have been present on Site and

in the surrounding areas. Potential contamination sources include existing made ground which is likely to have

incorporated demolition materials (including Asbestos Containing Materials (ACMs)) from historic developments on-

site. Former ‘hides’ and ‘horn’ buildings have been identified on site and in the proximity. While these sources are

not considered to have a high likelihood of impacting the wider environment, there is however, the potential for

localised land quality impact in the immediate vicinity.

12.1.8 It should be noted that as the Site already has a basement it is likely that any contaminated material from this part

of the Site would have been removed during the construction of the existing building.

12.1.9 ACMs were identified on-site during the site visit.


12.2.1 A number of environmental mitigation measures are expected to be employed as standard to minimise impacts to

both human health and controlled waters during the demolition and construction phase. Following the

implementation of these mitigation measures, the remaining potential impacts include the risk of disturbance of

contaminated ground and unexploded ordnance (UXO), such as bombs or explosives.

12.2.2 These risks can be mitigated through the commissioning of a Phase II Site Investigation and Risk Assessment, to

include ground gas monitoring and geotechnical assessment, and a Site Specific UXO Desktop Assessment prior to

any intrusive works on-site.

12.2.3 Following the implementation of mitigation measures, it is anticipated that the likely residual demolition and

construction effects would be reduced to negligible significance.

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12.3.1 As the likely effects to ground conditions resulting from the demolition and construction phase of the Proposed

Development were considered to be negligible pre-mitigation, the residual effects associated with the completed

and operational Proposed Development are also anticipated to be of negligible significance.

13. Water Resources, Drainage and Flood Risk 13.1.1 ES Volume I, Chapter 11: Water Resources, Flood Risk & Drainage reports the findings of an assessment of the

likely effect of the Proposed Development on the water resources, drainage and flood risk through identification of

the baseline water resources and features and an assessment of the likely sources, magnitudes and significance of

any effect.

13.1.2 Through a review of the baseline conditions, the following features have been identified as key potential receptors:

Shallow Groundwater – Secondary A Aquifer;

Deep Groundwater – Principal Aquifer;

Water Supply Network provided by TWUL;

Foul and Surface Water Drainage managed by TWUL; and

Surface Water features – River Thames (located approx. 480m south of the site).

13.1.3 The Site is located in Flood Zone 1, and is therefore identified as being an area at low risk of fluvial and tidal

flooding.


13.2.1 During construction there is potential to disturb groundwater through piling, excavations and other subsurface

works. This could impact the groundwater resource by causing pollution or changing groundwater levels, although

through the implementation of mitigation measures the likely residual effects would be reduced to negligible

significance for both shallow and deep groundwater.

13.2.2 There is the potential for suspended sediments, leaks and spillages from fuels and oils, hazardous and general

waste and particles from concrete and cement products to contaminate the groundwater and sewer network.

However through effective management, it is considered that the likely residual effects are of negligible

significance.

13.2.3 There is also a risk associated with the disturbance of existing drainage network and water supply network which

could cause localised flooding, supply network pressure issues and contamination. Mitigation involving marking the

utilities prior to construction and preparation of an emergency response plan is proposed, so that in the event of any

leakages or spillages, these can be immediately contained.

13.2.4 An increase in water demand and wastewater discharge during construction is unlikely to have an adverse effect on

TWUL resources. However TWUL would review whether there is existing wastewater capacity in the network or

existing connections, and if determined that there is not capacity, then it would be necessary to upgrade the

network prior to any works taking place. The likely effect would remain of negligible significance.

13.2.5 Although a number of potential impacts to identified water resource receptors have been acknowledged throughout

the demolition and construction phase, the application of standard environmental management controls throughout

the works would avoid likely adverse effects to water resources arising.


13.3.1 Although a number of potential impacts to identified water resource receptors have been acknowledged once the

Proposed Development is completed (such as impact on shallow groundwater; contamination through leaks and

spillages) or through operational sources (such as vehicles or plant on-site), the incorporation of standard

environmental management controls and mitigation embedded into the design of the Proposed Development would

avoid the potential for adverse impacts to water resources and as such, the likely residual effects are considered to

be of negligible significance.

13.3.2 An effect of minor beneficial significance on surface water runoff and local flood risk as a result of the proposed

drainage strategy is anticipated through the reduction in surface water runoff rates by half from the existing site

conditions and will lead to reduced pressure on the TWUL sewer network.

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13.3.3 The Proposed Development would also provide a likely effect of minor beneficial significance to the River Thames

water quality and biodiversity, by reducing the risk of overflow during extreme rainfall events.

13.3.4 The Proposed Development is expected to increase the yearly water supply demand, as well as increasing the

volume of wastewater on the foul sewer network, which has the potential to generate adverse effects on these

services.

13.3.5 Taking into account TWUL’s statutory responsibilities, including their strategy to achieve a surplus in capacity of the

water supply network as well as Thames Tideway Tunnel, then the overall residual effect of the Proposed

Development on the water supply and drainage network is expected to be negligible.

14. Wind Microclimate 14.1.1 ES Volume I, Chapter 12: Wind Microclimate presents an assessment of the Proposed Development’s effect on

wind conditions at the Site. Extensive wind tunnel tests were undertaken to assess the effect of the Proposed

Development on the wind microclimate. Wind tunnel testing is the most well-established and robust means of

assessing the pedestrian wind environment. The wind tunnel tests were undertaken to enable the pedestrian level

wind microclimate at the Site to be quantified and classified in accordance with the widely accepted Lawson

Comfort Criteria (LDDC).

14.1.2 The wind tunnel tests provided a detailed assessment of the mean and gust wind conditions around the Proposed

Development in terms of pedestrian comfort and safety, and a basis to assess the effect of the Proposed

Development relative to the existing Site conditions and the suitability of the wind microclimate for the desired

pedestrian activity. Six configurations were tested which included the:

Existing site with existing surrounds (baseline);

Proposed Development with existing surrounds;

Proposed Development with existing surrounds and mitigation measures;

Existing site with cumulative surrounds (future baseline);

Proposed Development with existing surrounds and cumulative schemes; and

Proposed Development with existing and cumulative surrounds and mitigation measures.

14.1.3 The majority of the locations in and around the Site for the baseline conditions had sitting or standing wind

conditions except for some localised strolling conditions occurring along the base of high-rise surrounding buildings.


14.2.1 In relation to the assessment of wind effects during demolition, the wind effects have been assessed using

professional judgement based on the wind tunnel results for the existing site and Proposed Development.

14.2.2 No adverse wind effects are expected during the demolition period, and the wind conditions are expected to be

similar to those observed for the existing site (baseline scenario).

14.2.3 The wind effects during the construction phase of the Proposed Development have also been assessed using

professional judgement, in light of the baseline conditions at the existing site.

14.2.4 During construction, wind conditions around the Site will gradually transition from those observed for the existing

site to those observed for the completed Proposed Development.

14.3 Effects once the Proposed Development is Complete and Operational

14.3.1 The completed and operational Proposed Development will influence the wind conditions around the Site. However,

all the thoroughfare locations have acceptable wind conditions ranging from suitable for sitting to strolling use

during windiest season. All entrances to the Proposed Development as well as the majority of the entrances to the

surrounding buildings have wind conditions suitable for their intended use, i.e., standing or calmer wind conditions.

An entrance into the surrounding building along Gracechurch Street would require additional mitigation measures,

although it should be noted that conditions are ‘no worse’ than those identified from the future baseline (without the

Proposed Development) results.

14.3.2 Outdoor amenity spaces, that included high level terraces on the northern and southern shoulders of the Proposed

Development and the publicly accessible terrace at Level 04, had wind conditions that were one to two categories

too windy in the absence of mitigation. When the mitigation measures are implemented, wind conditions at all the

amenity spaces will be acceptable for their intended use.

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14.3.3 The introduction of other consented and proposed schemes in the area created higher wind speeds at certain

locations compared to the Proposed Development with the existing surrounds. The majority of locations continued

to be acceptable for the intended pedestrian use except for the entrances along the northern façade, a surrounding

building entrance on Gracechurch Street, northern and southern terraces, and the publicly accessible terrace.

However, the mitigation measures at ground and terrace levels, when implemented, remained effective in this

scenario with all locations having acceptable wind conditions in terms of pedestrian comfort. However, for the

identified location along Gracechurch Street this would require additional mitigation measures, although it should be

noted that conditions are ‘no worse’ than those identified from the future baseline (without the Proposed

Development) results

14.3.4 It should also be noted that strong wind conditions caused by cumulative developments in the absence of the

Proposed Development (future baseline), for example along Bishopsgate and Leadenhall Street, are made calmer

through the introduction of the Proposed Development. With the inclusion of the developed mitigation measures the

majority of the strong winds are eliminated. However, one area on Gracechurch Street to the southwest of the

Proposed Development would still have strong winds exceeding the 15m/s threshold. Further mitigation would need

to be developed in order to reduce the wind speed locally in this area. It can be noted that strong winds in the

configuration with the Proposed Development and Cumulative surrounds are comparable to strong winds measured

in the scenario with the cumulative context in the absence of the Proposed Development (future baseline).

14.3.5 Overall, it was concluded that the Proposed Development would result in negligible to moderate beneficial effects

on thoroughfares around the Site, negligible to minor beneficial effects on entrances to the Proposed

Development and surrounding entrances, and a negligible effect on the publically accessible terrace, northern

terrace, and southern terrace.

15. Daylight, Sunlight, Overshadowing, Light Pollution

and Solar Glare 15.1.1 ES Volume I, Chapter 13: Daylight, Sunlight, Overshadowing, Light Pollution and Solar Glare presents an

assessment of the Proposed Development’s potential effect on daylight and sunlight availability to surrounding

residential properties, the shadowing of surrounding areas of amenity space, light pollution and solar glare.


15.2.1 During demolition of the existing building, there are likely to be negligible daylight, sunlight, overshadowing, light

pollution and solar glare effects to nearly all of the surrounding properties, with temporary minor beneficial effects

to those located directly adjacent to the Site.

15.2.2 There are likely to be light pollution effects resulting from the use of portable external lighting; however, these

effects will reduce as soon as the portable external lighting is disabled. Therefore, there will be short term, minor

beneficial to minor adverse light pollution effects to the closest sensitive receptors (but a negligible effect to

sensitive receptors at a greater distance), resulting from the use of portable external lighting during demolition.

15.2.3 The construction of the Proposed Development would gradually change the availability of daylight and sunlight, until

the massing of the Proposed Development reaches its maximum extent. The daylight, sunlight, overshadowing,

light pollution and solar glare effects of the Proposed Development once complete would provide a ‘worst-case’

assessment of the construction effects.


15.3.1 The technical assessments have been undertaken using a three-dimensional model of the site and surrounding

context and by reference to the Building Research Establishment (BRE) guidelines. The modelling has assessed

whether the Proposed Development would result in any significant additional effects.

15.3.2 The following residential properties have been identified as sensitive receptors within the assessment:

2-4 Bull’s Head Passage;

88 Gracechurch Street;

Castle Court;

Jamaica Buildings;

74 Cornhill;

Merchant Taylor Hall; and

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33 Great St Helens.

15.3.3 To assess the surrounding existing properties, the BRE Guidelines provide two main methods for assessing

daylight: ‘Vertical Sky Component’ (VSC) and ‘No Sky Line’ (NSL). The VSC method measures the amount of light

available on a vertical wall or window following the introduction of barriers, such as buildings. The NSL method is a

measure of the distribution of daylight at a horizontal ‘working’ plane of 0.85m in height within a room. The NSL

divides those areas of working plane in a room which receive direct sky light through the windows from those areas

of the working plane which cannot. Where all of the windows meet the VSC and all of the rooms meet the NSL

criteria within a property, then the effect is considered to be negligible.

15.3.4 For the assessment of sunlight, the approach considers the ‘Annual Probable Sunlight Hours’ (APSH) for a

reference point on a window. Windows are checked to see if they are facing 90° due south, with the emphasis on

main living rooms and other rooms such as the kitchen and bedrooms being less important.

15.3.5 In regards to daylight, the alterations to the windows and rooms in all of the above properties, apart from 88

Gracechurch Street, are almost all BRE compliant or only marginally breach and, therefore, the occupants of those

properties are unlikely to notice any alteration to their levels of daylight amenity as a consequence of the

construction of the Proposed Development. There are some alterations to the daylight levels within 88 Gracechurch

Street which breach BRE guidance but the overall effect upon the property is considered to be of no greater than

minor adverse significance.

15.3.6 In regards to sunlight, the alterations to the windows and rooms in all of the above properties, apart from 74

Cornhill, are BRE compliant and, therefore, the occupants of those properties will not notice any alteration to their

levels of sunlight amenity as a consequence of the construction of the Proposed Development. There are some

alterations to the sunlight levels within 74 Cornhill which are considered to be of no greater than minor adverse

significance.

15.3.7 Overshadowing resulting from the Proposed Development would have an effect of no greater than minor adverse

significance. Whilst the levels of overshadowing in the surrounding area will be higher as a result of the Proposed

Development, this would not significantly affect any of the key areas of amenity space in the surrounding context.

15.3.8 In view of the already existing level of light pollution in the area, the effect of the assumed internal lighting levels of

the Proposed Development in light pollution terms is likely to be of no greater than minor adverse significance.

15.3.9 The results of the solar glare assessment indicate that the effects are likely to be of no greater than minor adverse

significance as the instances identified are either small in size or short in duration.

16. Waste and Recycling 16.1.1 ES Volume I, Chapter 14: Waste and Recycling reports the findings of an assessment of the likely effects of the

Proposed Development relating to waste and recycling. The assessment considers the relevant requirements

placed upon new developments under national legislation and adopted planning policy at the national, regional and

local levels. Following this, the assessment identifies waste management objectives and targets the Proposed

Development is required to comply with, and anticipates the main waste streams and systems expected to be

generated during the demolition, excavation and construction phase and operational phase of the Proposed

Development.


16.2.1 The assessment concludes that effects resulting from waste generated during the demolition, excavation and

construction phase of the Proposed Development are negligible for the potentially sensitive receptors of future on-

site users and the neighbouring users/occupiers of local commercial/retail property, due to the application of

embedded mitigation measures (managing waste arisings in line with applicable legislation, policy, and guidance),

for the Site. These measures would include the promotion of recycling and re-use of waste materials, with disposal

used as a last option, and good practice measures managed through the alteration of any demolition, excavation

and construction waste management strategies, such as a Construction Resource Management Plan (CRMP), or

other management measures implemented. The demolition, excavation and construction waste management

measures will be adjusted prior to works commencing on the Site for the removal, transportation and disposal of all

waste materials resulting from excavations and other activities relating to the demolition, excavation and

construction phase. All waste will be subject to controlled collection by permitted carriers to suitable licensed

disposal sites.

16.2.2 Due to the minimal waste management capacity of the CoL, the effect of the demolition, excavation and

construction phase of the Proposed Development upon the potentially sensitive receptor of the local waste

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management infrastructure is considered to be temporary moderate adverse. As the CoL has identified that there

are no sites within the CoL suitable for safeguarding for the purpose of waste management, it is considered that in

order to mitigate against the amount of waste generated by the Proposed Development, that the current

arrangement with other London Boroughs including the London Borough of Bexley (LBB) should continue and that

the CoL should develop partnerships with other London Boroughs in order to manage the waste, outside of the City

of London.


16.3.1 Volumes of waste expected to be generated by the operational phase of the Proposed Development have been

calculated using a methodology provided by the CoL waste officer during consultation with the transport consultant.

Overall, it is considered that waste arisings generated by the Proposed Development equate to 1,417 tonnes per

year which represents an increase from the baseline scenario, which was approximately 342 tonnes per year. Due

to the commercial nature of Proposed Development, which will be office led, the majority of waste is anticipated to

be inert and non-hazardous.

16.3.2 Given the waste and recycling design and management measures that will be incorporated and implemented as

part of the Proposed Development, the effects of the Proposed Development upon potentially sensitive receptors of

future on-site users and the neighbouring users/occupiers of local commercial/retail property are considered to be

negligible. The waste and recycling design and management measures have been developed to comply with

relevant guidance and national, regional and local policy.

16.3.3 Due to the minimal waste management capacity of the CoL, the effect of the operational phase of the Proposed

Development upon the potentially sensitive receptor of the local waste management infrastructure is considered to

be moderate adverse. As the CoL has identified that there are no sites within the City of London suitable for

safeguarding for the purpose of waste management, it is considered that in order to mitigate against the amount of

waste generated by of the Proposed Development, that the current arrangement with the LBB should continue and

that the CoL should develop partnerships with other London Boroughs in order to manage the waste, outside of the

City of London. However, it is outside the scope of this assessment to advise on which Boroughs have sufficient

capacity to manage the waste generated by the operational phase of the Proposed Development.

17. Climate Change 17.1.1 ES Volume I, Chapter 15: Climate Change presents the findings of an assessment of the likely significant effects

of the Proposed Development on Climate Change. To align with requirements of the EIA Regulations 2017, the

climate change assessment has considered:

Greenhouse gas (GHG) emissions – an assessment of the effects on the climate from GHG emissions arising

from the Proposed Development, including how the project will affect the ability of the Government to meet its

carbon reduction plan targets; and

Climate change resilience - an assessment of the resilience of the Proposed Development to climate change,

including how the Proposed Development’s design will take account of the projected impacts of climate

change (details provided within ES Volume I, Chapter 4: Proposed Development.

17.1.2 In-combination climate change impacts have been scoped out of this assessment, as consideration is either

provided in other ES Chapters, including ES Volume I, Chapter 11: Water Resources, Flood Risk & Drainage

and Chapter 12: Wind Microclimate, or it is not considered that the Proposed Development will result in significant

environmental effects.

17.1.3 The baseline for the GHG emissions assessment includes emissions sources from the current site including natural

gas and electricity consumption. The GHG emissions from the existing conditions on site are estimated to be in the

order of 487 tCO2e.


17.2.1 Total GHG emissions from the demolition of existing buildings on site and from construction of the Proposed

Development are estimated to be in the order of 88,440 tCO2e.

17.2.2 GHG emissions from the demolition and construction phase will be approximately four years when construction

activities will be taking place. When this is annualised, total emissions equate to approximately 22,110 tCO2e per

year. The GHG emissions do not account for more than 1% of the total carbon budget and therefore the likely effect

is minor, which is considered to be significant as all increases in GHG emissions are considered to be significant.

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17.3.1 Total GHG emissions from the Proposed Development once complete and operational are estimated to be in the

order of 560 tCO2e per year. When considering the baseline emissions, the additional impact of operation GHG

emissions are estimated to be in the order of 75 tCO2e per year.

17.3.2 For the design life (60 years) of the Proposed Development, the GHG emissions from operations are estimated to

be in the order of 33,600 tCO2e.

17.3.3 Within each of the relevant UK carbon budgets, the GHG emissions of the Proposed Development do not account

for more than 1% of any of the five year carbon budgets. Although the sensitivity of the receptor (global climate) is

high; the impact of the GHG emissions of this Proposed Development on the UK’s ability to meet its carbon

reduction targets will be low. This is therefore considered to represent a minor effect, which is significant as all

increases in GHG emissions are considered to be significant.

18. Townscape, Visual and Heritage Impact Assessment 18.1.1 ES Volume II: Townscape, Visual and Heritage Impact Assessment (TVHIA) assesses the likely effects of the

Proposed Development on the townscape, views and on heritage assets, and the amenity of the people who

experience them.

18.1.2 The TVHIA methodology explains how judgements are made regarding the sensitivity of the townscape

environment and the built heritage potentially affected by the Proposed Development, as well as about the

sensitivity of people potentially affected and the views they experience. These judgements are combined with visual

information, including a model of the Proposed Development superimposed on accurately surveyed photographs

(Accurate Visual Representations (AVRs)) to demonstrate how the Proposed Development will look once complete.

This information allows the assessor to make an overall judgement on the significance of the townscape, visual and

heritage effects of the Proposed Development and whether these effects are positive or negative.


18.2.1 The assessment in presented in chapter 7.0 of the TVHIA reports the effects during demolition of Leadenhall Court

and construction of the Proposed Development. The likely residual effects ranged from negligible to moderate

adverse, due to the visual disturbance caused by cranes, scaffolding, the sight of the uncompleted building, site-

deliveries, lighting and service connections. The effects would be temporary in nature.


18.3.1 The assessments in chapter 8.0 of the TVHIA consider the effects of the Proposed Development on the settings of

listed buildings, conservation areas and the Tower of London World Heritage Site (WHS). These likely residual

effects ranged from less than substantial harm, no effect to better reveal the significance of heritage assets, given

the high quality of the design of the Proposed Development and its sensitivity to its environment, particularly that of

the adjacent Grade II* listed Leadenhall Market. The Proposed Development is over 700m to the north-west of the

White Tower at the centre of the Tower of London, and is not within the buffer zone of the WHS. The Proposed

Development will be visible from some positions north-west of the inner ward, appearing behind the Chapel of St

Peter ad Vincula. Though the Proposed Development would be part of the already existing cluster of towers visible

from within the inner ward, its visibility would cause less than substantial harm to the significance of St Peter ad

Vincula. The limited views in which the Proposed Development will be visible are not key to the Outstanding

Universal Value (OUV), integrity or authenticity of the WHS and the OUV would not be harmed by the proposed

development.

18.3.2 The assessments in chapter 9.0 of the TVHIA consider the effects of the Proposed Development on the townscape

environment, including character areas within roughly 500 metres of the Site. It is found that the Proposed

Development would contribute positively in terms of the mix of uses it would provide at its lower levels, the ease

with which pedestrians would be able to move through the Site and the junction, and the improved relationship with

Leadenhall Market. The Proposed Development will relate positively to the wider townscape and cluster of tall

building within which it is located.

18.3.3 The likely effects are best illustrated in views from 26 distinct viewpoints considered in chapter 10.0 of the TVHIA.

The AVRs projected from these viewpoints enable detailed assessment of the proposal and each includes a

commentary on the changes arising and how people’s perception of the view is likely to be affected. Of the views

assessed in chapter 10.0, the Proposed Development would have a major beneficial effect in seven views, and a

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moderate beneficial effect in a further ten views. Eight views considered in the TVHIA would give rise to a minor

beneficial effect and one view is likely to experience minor adverse effect.

18.3.4 In terms of cumulative effects, it was found that the in majority of views there would be a beneficial effect when the

Proposed Development is observed in conjunction with other emerging developments. Some views would

experience no cumulative effect. In all views where the Proposed Development will be seen in combination with

other emerging development its very distinct and elegant appearance set it apart as a worthy landmark in the

Eastern Cluster of tall buildings in the City of London.

19. Cumulative Effects 19.1.1 For the assessment of cumulative effect interactions, two types of effect have been considered:

The effect interactions (referred as ‘Type 1’), being the combined effects of individual impacts of the Proposed

Development, for example noise, airborne dust or traffic effects on a single receptor; and

The combined effects of several development schemes (referred as ‘Type 2’) which may, on an individual

basis be insignificant but, cumulatively, have a significant effect. This assessment has been reflected within

the above topics (ES Chapters 6 – 15) accordingly

19.2 Effect interactions (Type 1)

19.2.1 ES Volume I, Chapter 15: Effect Interactions assesses the combined effect of individual impacts, for example

noise, airborne dust or traffic effects, on a single receptor (referred as ‘Type 1’).

19.2.2 A review of the residual impacts presented in this ES has been undertaken in order to identify the potential for

impact interactions and so combined effects of individual impacts. Only residual impacts classified as being of

minor, moderate, major and of beneficial or adverse significance have been considered in relation to the potential

for the combined effects of individual impacts. Residual impacts of negligible or neutral significance have been

excluded from the assessment of the combined effects of individual impacts as, by virtue of their definition, they are

considered to be imperceptible effects to an environmental / socio-economic resource or receptor.

Demolition and Construction Effects

19.2.3 The assessment concluded that there was limited potential for a series of effect interactions to take place during the

demolition and construction phase of the Proposed Development. The Proposed Development after the

implementation of mitigation measures has resulted in limited adverse residual effects during the demolition and

construction phase. Those residual effects which have bene identified are those primarily pertaining to Noise and

Vibration, Daylight, Sunlight, Overshadowing, Light Pollution and Solar Glare, and Waste and Recycling.

19.2.4 It is considered that effects pertaining to noise and vibration have the potential to interact to become a nuisance to

neighbouring residential properties, and neighbouring and local properties and businesses, including places of

worship. This is due to the potential for noise or vibration generating activities to occur at the same time. However,

as these effects will be transient in nature, it is considered that these impacts will be minor adverse and therefore

the effect of their interaction is not considered to be greater than that presented for individual effects assessed.

19.2.5 Beneficial effects have been identified for Socio-Economics, which is considered to present a positive benefit to

both those who gain employment from construction of the Proposed Development and also local businesses whom

may experience improved revenues due to the increased number of persons working within the vicinity.

Effects once the Proposed Development is Complete and Operational

19.2.6 The assessment concluded that that there is limited potential for effect interactions to take place once the Proposed

Development is complete and occupied. Those receptor groups which are likely to experience effect interactions

are:

Neighbouring Residential Property;

Neighbouring and Local Commercial Properties and Business; and

Future On-Site Users.

19.2.7 On completion, residents and occupants of commercial properties within close proximity to the Proposed

Development will experience the beneficial effects the Proposed Development will bring to the immediate area, in

terms of the improved public realm through the provision of the publicly accessible terrace, and providing a suitable

microclimate for those moving within the surrounding public realm (i.e. thoroughfares) and accessing (i.e.

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entrances) the Site. This will be further enhanced through the improved pedestrian and cycle network proposed due

to the widened pavements on Gracechurch Street and Leadenhall Street and the pedestrianisation of Whittington

Avenue. Furthermore it is considered that the Proposed Development will provide a beneficial effect with regards to

surface water runoff and flood risk by reducing existing surface water run-off rates. Therefore, it is considered that

the Proposed Development will provide enhancements to the public realm, which will be appreciated by

neighbouring residents and businesses and future on-site users.

19.2.8 Through the provision of new office space future on-site users will have a new and modern working environment, as

well as a place for employment within the CoL. It is therefore considered that this increase in office space and the

associated employment on-site will also have beneficial effect for neighbouring businesses through an increase in

local spending.

19.3 Combined Effect of Proposed Development with Other Development Schemes

19.3.1 The EIA has considered the potential cumulative effects associated with the Proposed Development interacting with

other schemes that have been granted planning permission (including schemes already under construction) within

1km of the Site and have a gross external area of more than 10,000 m2. Some schemes that do not fit within the

above criteria (i.e. have been submitted for planning but are pending a decision) have also been included within this

assessment due to their proximity to the Site or scale of development.

19.3.2 In total 50 schemes have been identified, a list of which is available within ES Volume I, Chapter 2: EIA

Methodology and presented within Figure 15.

19.3.3 The Type 2 (combined effects) cumulative effects assessment has been undertaken for both the demolition and

construction phase and once the Proposed Development is completed and operational. A summary of the

cumulative effects is provided below.

Demolition and Construction Effects

19.3.4 From the majority of technical subjects covered within the ES, the Proposed Development is not expected to

significantly contribute to adverse cumulative effects with other development schemes during the demolition and

construction phase, as long as standard mitigation measures (as detailed within this ES) are implemented and

adhered to, such as: appropriate traffic management and routing with agreement from CoL; provision of hoarding

surrounding the Site; implementing best practice and adhering to the protocols and procedures set out in the

Greater London Authority (GLA) and Department for Environment Food and Rural Affairs (Defra) guidance; and

complying with industry guidance provided by organisations such as the Institute of Air Quality Management (IAQM)

and BRE. It is assumed that the demolition and construction works associated with the other development schemes

would adhere to legislative requirements, industry guidance and best practice. However despite this, there remains

the potential for adverse cumulative effects to arise, particularly with respect noise, daylight, sunlight,

overshadowing, light pollution and solar glare, and waste.

19.3.5 However the potential effects would be localised and dependant on the proximity of the other schemes relative to

the Site, as well as being dependent on the associated timing and the duration of their construction program (i.e.

overlap), and in particular the timing and duration of those construction activities generating the effects. The

Principal Contractor will meet with neighbouring developers of other construction schemes and the CoL prior to

works being undertaken on-site to discuss potential clashes and to mitigate the impact, if necessary. The Principal

Contractor for the Proposed Development will consult in relation to the programme and potential for local impacts

during the construction phase to ensure that works are planned so as not to cause unnecessary disruption.

19.3.6 The number of other development schemes close to the Site means that cumulative construction effects of an

adverse nature are likely, with the degree of potential effect dependent on the location of the receptor relative to the

Site and other development schemes considered / under construction. Additional noise effects upon the identified

receptors may result in the event that demolition and construction works take place simultaneously at both the

Proposed Development and the other developments, resulting in an at worse minor adverse effect.

19.3.7 It is considered that effects for daylight, sunlight, overshadowing, light pollution and solar glare will range from

minor beneficial to minor adverse as the demolition and construction phase progresses for other development

schemes. These effects are not considered significant.

19.3.8 Due to uncertainty regarding the specific demolition, excavation, and construction materials and activities, it is

difficult to accurately quantify the volume of waste expected to be generated by the cumulative schemes during

their demolition, excavation, and construction phases. However, it is expected that the volume of waste produced

would be greater than the volume of waste that can be managed within the City of London. Therefore, a temporary

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effect of moderate adverse significance is expected during the demolition and construction phase of the Proposed

Development in combination with the cumulative schemes.

19.3.9 The 50 identified cumulative developments are likely to result in a moderate to major beneficial cumulative effect

on construction employment due to the generation of construction employment.

Effects once the Proposed Development is Complete and Operational

19.3.10 As with the demolition and construction phase, the implementation of standard best practice (i.e. the scheme is

designed to achieve appropriate operational noise limits; legislative requirements for land contamination and

remediation will be followed; and operational waste arisings will be managed in accordance with policy and

guidance) will help to avoid or minimise any cumulative effects on the surrounding environment.

19.3.11 It is estimated that the identified cumulative schemes and the Proposed Development will create approximately

80,000 new gross direct jobs, which represents a long-term, permanent effect of major beneficial significance, on

the Greater London and regional economy. Additionally, the 940,000m2

(Net Internal Area (NIA)) of office space

contained in the cumulative schemes and Proposed Development is equivalent to 77% of the CoL’s office

floorspace requirement for the period up to 2036. Therefore, the cumulative schemes are assessed to have a long-

term, permanent effect of major beneficial significance on office supply in the CoL.

19.3.12 However, it is considered likely, taking into account the estimated 80,000 new gross direct jobs expected to come

forward as a consequence of the cumulative schemes, that there may be an increase in demand for open space.

The supply of publicly accessible open space in the CoL is limited and due to the high number of gross direct

additional jobs the cumulative schemes will generate there is likely to give rise to a long-term, permanent effect of

moderate adverse significance on open space in the CoL.

19.3.13 The overall transport effects of the Proposed Development and other identified schemes are considered to be of

negligible significance, apart from sustainable transport modes (i.e. walking and cycling) for which the likely residual

effects is of minor beneficial significance following the implementation of appropriate mitigation measures, such as

a Travel Plan, provision of adequate cycling facilities and public realm improvements.

19.3.14 With regards to ground conditions, it is considered that there is the potential for beneficial cumulative effect to the

local environment, as any identified contamination within each development site will be managed as part of the

development. Additionally, should any remediation works, or the removal of contaminated soils associated with the

preparatory ground works, basement and foundation excavations, be carried out on these development sites, this

would be expected to result in an effect of negligible to major beneficial significance to the local environment.

19.3.15 The Proposed Development will have a beneficial impact on the surface water runoff generated at the Site.

Generation of surface water runoff from the identified cumulative schemes must, in line with the NPPF, not increase

runoff beyond existing rates and should meet with the Mayor’s Priorities within London Plan SPG that requires

developers to maximise opportunities to reduce runoff towards greenfield rates. If this can be achieved on the

surrounding development sites (and it is assumed that it will be, in line with the NPPF and the SPG requirements)

then a cumulative impact on drainage capacity will be observed and this would result in an effect of minor

beneficial significance to the local flood risk associated with the TWUL sewer network. This would also provide an

effect of minor beneficial significance on the River Thames by contributing to the reduction of the number of spills

from combined sewer outflows (CSOs).

19.3.16 It is possible that increased foul drainage flows from cumulative schemes elsewhere, combined with the increased

foul drainage from the Proposed Development, could result in an effect of minor adverse significance to the sewer

system and downstream sewage treatment works. However, the reduction of surface water discharge rate to the

combined sewer system, will minimise this impact. In the long-term, it is TWUL’s responsibility to accept flows from

developments which receive planning consent, in accordance with the Water Industry Act 1991, resulting in an

effect of negligible cumulative significance.

19.3.17 In addition, an increase in water supply requirements at the site, coupled with increased requirements at all other

developments in the vicinity may put pressure on sources of water supply in the area (e.g. river, reservoirs and

groundwater supplies), and may lead to a minor adverse effect. Again, in the long-term, it is TWUL’s responsibility

to arrange additional resources to supply those developments such as Thames Tideway Tunnel and upgrades to

Becton Sewerage Treatment Works to treat 60% more sewage than before and allow for a 10% population increase

until 2021, to come forward resulting in an negligible cumulative effect.

19.3.18 As part of the wind microclimate assessment, a future Baseline Scenario (the existing site with cumulative

surrounds) was tested in order to predict the wind microclimate in and around existing site in the presence of the

cumulative surrounding buildings and in the absence of the Proposed Development. This was to assess if any

adverse wind conditions including safety exceedances were predicted without the Proposed Development. It was

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concluded that the construction of the cumulative schemes would result in wind conditions which are generally

windier when compared to the existing baseline scenario. However, the range of conditions remain acceptable for

sitting use to strolling use during the windiest season, however, a higher number of receptors along Leadenhall

Street and Bishopsgate having strolling wind conditions.

19.3.19 As for the existing baseline scenario, all of the thoroughfare areas and entrances into the surrounding buildings are

predicted to have the desired wind conditions for their intended uses. The majority of the entrances into the

surrounding buildings also have the desired standing or calmer wind conditions with the exception of the two

entrances on Bishopsgate which are predicted to have strolling wind conditions. There were also three occurrences

of strong winds exceeding the safety threshold of 15 m/s for more than 2.2 hours annually recorded at one location

on Bishopsgate and two locations on Leadenhall Street.

19.3.20 The wind conditions in the Proposed Development with cumulative surrounds scenario (without mitigation

measures) are similar to those identified for the Proposed Development with existing surrounds (without mitigation

measures), except to the north of the Proposed Development along Leadenhall Street where strolling conditions

were predicted. The entrances along the northern façade is also predicted to have one category windier strolling

conditions. Similar to the Proposed Development with Existing Configuration, the elevated amenity areas would

also have windier than desired conditions requiring mitigation. The mitigation measures that provide an

improvement in wind conditions for the Proposed Development continue to be effective for the cumulative scenario.

However, safety exceedance at a one location along Gracechurch Street would require additional mitigation

measures, although conditions are ‘no worse’ than those identified from the future baseline (without the Proposed

Development) results.

19.3.21 It is considered that once the Proposed Development is complete and operational there will be one area (25 Old

Broad Street/15 Bishopsgate (existing courtyard)) which breaches the BRE 21st

March Sun on ground assessment

recommendations as having a low baseline level of sunlight on that date. The small (3%) actual alteration caused

by the construction of the Proposed Development therefore presents itself as a disproportionate percentage

alteration which, in reality, is unlikely to be noticeable to the users of that area. The effect of the Development in

terms of overshadowing to this space is considered to be permanent, direct and of no greater than minor adverse

significance.

19.3.22 Overall, the additional shadows cast by the Proposed Development in combination with cumulative developments

are considered to be no greater than permanent, direct and of minor adverse significance.

19.3.23 Once all the cumulative schemes are complete and operational, waste arisings are anticipated to be produced due

to activities associated with the use of each development. The CoL does not have sufficient waste management

facilities of its own to meet the London Plan apportionment targets, but is working with other boroughs, such as the

LBB to manage waste arisings. It is likely that the volume of waste produced would be greater than the volume of

waste that can be managed within the CoL. Therefore, an effect of moderate adverse significance would be

expected on the highly sensitive receptor of local waste management infrastructure once all cumulative schemes

are complete and operational, providing the future baseline.

19.3.24 With regards to the cumulative impacts considered within ES Volume II: Townscape, Heritage and Visual Impact

Assessment, the cumulative effects are as follows; for Townscape Receptors were assessed to be of Major

beneficial significance.

19.3.25 With regards to the cumulative effect on views, of the 26 views assessed it was found that none of the view had

adverse effects. With three views (20, 21 and 22) having no cumulative effect, 11 views (1-8, 13, 19 and 23) were

assessed as moderate beneficial and 12 views (9-12, 14 -18, and 24-26) were found to have a major beneficial

cumulative effect.

19.3.26 Cumulative effects on the world heritage site were identified as of ‘Less than substantial harm’ and there was no

change to four of the conservation areas (St Helens Place, Eastcheap, Finsbury Circus and Bishopsgate) and both

Leadenhall Market and Bank Conservation Areas were found to be ‘Better reveal’ or ‘enhance’.

19.3.27 With regard to the cumulative effect upon the surrounding listed buildings only Leadenhall Market was assessed as

‘Better reveal’ or ‘Enhance’ the remaining listed buildings were found to have no effect.

1 Leadenhall - Environmental Statement (ES) Non-Technical Summary

37

Figure 15 Identified Cumulative Schemes

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20. Residual Effects and Conclusions 20.1.1 Residual effects are defined as those effects that remain following the implementation of mitigation

measures. Mitigation measures relate to each of the key phases (design; demolition and construction;

or operation) of the Proposed Development and are discussed in full in the relevant technical chapters

of ES Volume I. Each technical chapter also contains detailed summary of both positive (beneficial)

and negative (adverse) residual effects arising.

20.1.2 ES Volume I, Chapter 16: Residual Effects and Conclusions provides an overview and conclusions

of the residual effects of the Proposed Development.


20.2.1 Throughout the demolition and construction phase, there are several adverse and beneficial residual

effects. Almost all residual effects during the demolition and construction phase have been assessed

as minor at worst and are therefore considered to be ‘not significant’.

20.2.2 Chapter 14: Waste and Recycling has identified one moderate adverse effect arising from the

demolition and construction phase as the CoL does not have sufficient capacity in the local waste

management infrastructure to manage the demolition and construction waste generated by the

Proposed Development. This results in a likely moderate adverse residual effect. However, it is the

responsibility of the CoL to identify and provide appropriate sites for the purpose of waste

management. If this is not possible, the CoL should develop partnerships with other London Boroughs

in order to manage the waste generated by the Proposed Development, outside of the CoL, such as

that already existing with the LBB. Additionally, given the commercial nature of demolition, excavation

and construction waste, all waste arisings will be handled by appropriately licensed waste contractors

and taken to facilities licensed to handle the type of waste in line with their environmental permits.

20.2.3 There are likely to be temporary, minor adverse effects (not significant) relating to noise and vibration

during the demolition and construction phase for places of worship and residential receptors. Although

noise and vibration are an inevitable consequence of demolition and construction activity,

implementation of best practice will minimise demolition and construction noise and vibration as far as

practicable through the use of selected demolition and construction methods and equipment and

careful programming of demolition and construction activities. The predictions within the noise

assessment in ES Volume I, Chapter 9: Noise and Vibration represent a reasonable ‘worst-case’

scenario, and in reality, it is considered that adverse noise effects will only occur for limited periods at

receptors which are located closest to the works.

20.2.4 It is considered that residual effects for daylight, sunlight, overshadowing and solar glare will range

from minor beneficial to minor adverse as the demolition and construction phase progresses, which

are not considered significant.

20.2.5 Given the highly sensitive nature of the global climate, it has been concluded that whilst an increase in

GHG from the demolition and construction phase of the Proposed Development will not account for

more than 1% of the total carbon budget and the likely effect is therefore minor adverse; this will be

significant as all increases in GHG emissions are considered to be significant

20.2.6 Residual effects for transport, air quality, ground conditions, water resources, drainage and flood risk,

and wind microclimate were considered to give rise to negligible effects after mitigation measures

were applied and thus are considered not significant.

20.2.7 It is considered likely that there will be a minor beneficial effect with regards to demolition and

construction employment, as identified within Chapter 6: Socio-Economics of this ES.

20.2.8 The Applicant will develop and implement, in consultation with the CoL, a CEMP, to reduce adverse

residual effects during the works, which will detail good practice procedures to be followed for the

demolition and construction phases, and will outline how the works will comply with appropriate

standards and guidance, such as the CoL’s Code of Construction Practice, the GLA’s Sustainable

Design and Construction Supplementary Planning Guidance, the Environment Agency’s Pollution

Prevention Guidance, relevant British Standards, as well as the ‘Considerate Constructors Scheme’.

20.2.9 It is also considered that agreements reached in association with the 2016 Scheme will, where

applicable, be applied to the Proposed Development.

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20.3 Completed and Operational Effects

20.3.1 On completion of the Proposed Development, there is one identified adverse effect of moderate

significance once relevant mitigation has been applied, two instances of effects being classified as

having a moderate beneficial effect and one instance of an effect being classified as having a major

beneficial effect.

20.3.2 ES Volume I, Chapter 14: Waste and Recycling has identified a moderate adverse effect once the

Proposed Development is complete and operational. It has been determined that the CoL does not

have sufficient capacity in the local waste management infrastructure to manage the operational waste

generated by the Proposed Development (or any new development) therefore resulting in a moderate

adverse effect. However, it is the responsibility of the CoL to identify and provide appropriate sites for

the purpose of waste management. If this is not possible, the CoL should develop partnerships with

other London Boroughs in order to manage the waste generated by the Proposed Development,

outside of the CoL, such as the current agreement with the LBB. Additionally, given the commercial

nature of anticipated waste arisings from the Proposed Development, all waste arisings will be handled

by appropriately licensed waste contractors and taken to facilities licensed to handle the type of waste

in line with their environmental permits

20.3.3 In regards to instances of daylight, sunlight and overshadowing to existing adjacent residential

occupants and areas of open space, light pollution to 88 Gracechurch Street and solar glare, a

negligible to minor adverse effect is considered likely to occur. However it should be noted that for

solar glare the assessment considers a ‘worst-case’ scenario whereby the sun is shining throughout

the year and without the specification of the glazing, therefore an assumed reflectivity has been used.

Similar consideration should also be given to the instance of light pollution, whereby a worst case

scenario has been assessed, i.e. no other surrounding light pollution. Further information is detailed

within ES Volume I, Chapter 13: Daylight, Sunlight, Overshadowing and Solar Glare. Mitigation is

already incorporated within the design of the Proposed Development through the use of fins and

façade detailing to break up potential instances of reflection, and thus the overall effect is not

considered significant after these measures are implemented.

20.3.4 Once completed and occupied the Proposed Development will have a significant major beneficial

long-term, permanent effect on the provision of office space in the CoL and a significant moderate

beneficial, long-term, permanent effect on employment in Greater London. For further information

refer to ES Volume I, Chapter 6: Socio-economics.

20.3.5 It is considered that the Proposed Development will result in a minor adverse effect on available

TWUL sewerage capacity although TWUL is periodically updating their network to take account of the

future development. It is considered that the Proposed Development will result in a minor beneficial

effect in relation to surface water runoff and flood risk and water quality and biodiversity in the River

Thames. However, these effects are not considered significant. Further information is detailed within

ES Volume I, Chapter 11: Water Resources, Drainage and Flood Risk.

20.3.6 The Proposed Development will provide beneficial effects of minor and moderate significance with

regards to wind microclimate conditions. It is considered that there will be a minor beneficial effect on

wind conditions at entrances and a negligible to moderate beneficial effect on wind conditions within

thoroughfares around the Site as identified within ES Volume I, Chapter 12: Wind Microclimate.

20.3.7 Upon completion of the Proposed Development ES Volume II: Townscape, Heritage and Visual

Impact Assessment identified that where visible, the effects would range from minor adverse to an

effect of major beneficial significance on distant and local views. It has been concluded that of the 26

views assessed, the Proposed Development will result in seven instances of a major beneficial

residual effect and a further ten instances of a moderate beneficial residual effect, which are

significant.

20.3.8 Within the relevant carbon budgets, the GHG emissions of the Proposed Development once

completed and operational do not account for more than 1% of the 4th and 5

th carbon budgets

therefore the magnitude of the GHG emissions impact is considered low.

20.3.9 The significance of the GHG emissions impact of the Proposed Development once complete and

operational taking into account the receptor’s sensitivity (global climate) is minor adverse, which is

considered to be significant

20.3.10 The Proposed Development will also provide minor beneficial effects on the pedestrian and cycle

network as the proposals for public realm improvements on Whittington Avenue, Gracechurch Street

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and Leadenhall Street are considered to significantly improve the pedestrian and walking environment.

These effects are not considered significant.

20.3.11 The remaining residual effects for air quality, noise and vibration, and ground conditions are either of

negligible significance or not applicable for the completed and operational Proposed Development.

21. Conclusions 21.1.1 Overall, the Proposed Development accords with the objectives of planning policies at national,

regional and local levels, and is considered to be in accordance with the Government’s objectives for

sustainable development.

21.1.2 It is acknowledged that the Proposed Development may result in some short-term, localised adverse

noise and vibration effects during the demolition and construction phase however these will be

temporary in nature and controlled by on site best practice in line with the CEMP. These effects are in

line with those assessed within the 2016 ES.

21.1.3 Additionally it has been identified that there is currently no capacity within the City of London to deal

with locally generated waste. Furthermore insignificant negative effects have been identified with

regards to open space and daylight, sunlight, overshadowing, light pollution and solar glare.

21.1.4 The Proposed Development has been found to have significant positive benefits on distant and local

views where visible, and will deliver long-term positive economic and employment benefits and with

the potential to offer improvements to the wind microclimate conditions within the vicinity of the Site.

21.1.5 The Proposed Development has been found to have significant positive benefits on distant and local

views where visible, including effects considered to be of a major beneficial significance and will

deliver long-term positive economic and employment benefits, such as providing a major beneficial

effect with regards to the provision of office space and a moderate beneficial effect with regards to

the generation of operational employment. Furthermore, it is considered that the Proposed

Development will provide a unique publicly accessible viewing gallery in the City of London and will

enhance the public realm (including the pedestrian and cycle network) within the Site.

22. Environmental Statement Availability 22.1.1 The ES is available for viewing by the public during normal office hours at the Planning Department of

the CoL. Comments on the Planning Application should be forwarded to the CoL at the following

address:

City of London

Guildhall

PO Box 270

London

EC2P 2EJ

22.1.2 Additional copies of the Non-Technical Summary are available free of charge. Copies of the full ES can

be purchased from:

DP9 Ltd

100 Pall Mall

London

SW1Y 5NQ

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23. References Ref. 1 Her Majesty’s Stationary Office, (2017); The Town and Country Planning (Environmental Impact

Assessment) Regulations 2017.

Ref. 2 Department for Communities and Local Government (2012); National Planning Policy Framework.

Ref. 3 Department of Communities and Local Government; Planning Practice Guidance.

Ref. 4 Greater London Authority (GLA), (2016); The London Plan Spatial Development Strategy for Greater

London. Consolidated with Alterations Since 2011.

Ref. 5 GLA, (2018); A Draft New London Plan.

Ref. 6 GLA, (2015); Minor Alterations to the London Plan (MALP).

Ref. 7 City of London Corporation (CoL), (2015); CoL Local Plan.

Ref. 8 GLA, (2012); London View Management Framework Supplementary Planning Guidance.

Ref. 9 CoL (2013); Code of Practice for Deconstruction and Construction Sites.

Ref. 10 GLA (2014); The London Plan Supplementary Planning Guidance – Sustainable Design and

Construction.

Ref. 11 Considerate Constructors Scheme, (1997); Considerate Constructors Scheme.

Ref. 12 CoL, (2011); Core Strategy: Development Plan Document.

Ref. 13 CoL, (2013); Code of Practice for Deconstruction and Construction Sites.

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