waterman blank report template - iema · 5. approach and environmental impact assessment...

WATERMAN GROUP ON BEHALF OF ACCESS SELF STORAGE NO 1 NESTLES AVENUE, HAYES, PLANNING APPLICATION MAY

2017

ENVIRONMENTAL STATEMENT : NON TECHNICAL SUMMARY

NO1AVENUENESTLES

Client Name: Access Self Storage

Document Reference: WIE10928-100-R.1.1.1_ES_NTS

Project Number: WIE10928

Quality Assurance – Approval Status

This document has been prepared and checked in accordance with Waterman Group’s IMS (BS EN ISO 9001: 2008, BS EN ISO 14001: 2004 and BS OHSAS 18001:2007)

Issue Date Prepared by Checked by Approved by

First May 2017 Ellen Smith

Senior Consultant

Peter Gardner

Principal Consultant

Patrick Duffy

Technical Director

Comments

Disclaimer

This report has been prepared by Waterman Infrastructure & Environment Limited, with all reasonable skill, care and diligence within the terms of the Contract with the client, incorporation of our General Terms and Condition of Business and taking account of the resources devoted to us by agreement with the client.

We disclaim any responsibility to the client and others in respect of any matters outside the scope of the above.

This report is confidential to the client and we accept no responsibility of whatsoever nature to third parties to whom this report, or any part thereof, is made known. Any such party relies on the report at its own risk.

Contents

Environmental Statement: Non-Technical Summary

Document Reference: WIE10928

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Contents

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

2. The Existing Site and its Surrounding Content ....................................................................... 3

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

4. Alternatives and Design Evolution ........................................................................................... 8

5. Approach and Environmental Impact Assessment Methodology ......................................... 9

6. What are the Likely Significant Environmental Effects and How Would They Be Minimised? ........................................................................................................................................ 10

7. What Will Happen Next? .......................................................................................................... 17

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1. Introduction

Access Self Storage (hereafter referred to as the ‘Applicant’) is seeking to obtain detailed planning

permission residential-led mixed use development at the junction of Station Road and Nestles

Avenue, Hayes (hereafter referred to as the ‘Site’). The Site covers an area of 0.6 hectare (ha) and is

within the administrative boundary of the London Borough of Hillingdon. It is currently occupied by a

two storey storage facility and office building owned by Access Self Storage with surrounding areas of

hardstanding. A total of 30 car parking spaces are present at ground level.

The Site is part of a Wider Development Area including the former Nestlé chocolate and coffee factory

and the Buccleuch Properties owned land which are also proposed for residential led mixed use

development.

The proposed redevelopment, known as No.1 Nestle Avenue (the ‘Development’), includes the

demolition of all buildings and provision of 164 residential units, residential amenity (including a gym),

café, office, self-storage, communal amenity space and enclosed play space, employee car parking

and cycle parking facilities. This would be developed within three blocks. Demolition and mobilisation

works are expected to commence in winter 2017. An overall programme of 42 months is estimated

with construction works anticipated to last from summer 2018 to summer 2021.

As part of the detailed planning application an Environmental Impact Assessment (EIA) has been

undertaken. EIA is a formal procedure that must be followed for certain types and scales of

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

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

environmental effects of the Development is available for consideration by the relevant Local Planning

Authority (LPA), consultees and the public, and that the LPA has this information before it determines

a planning application. The EIA process can also identify ways in which the development can be

modified, or likely significant adverse effects mitigated, so as to reduce or avoid likely significant

adverse effects and to create and enhance beneficial effects. The legislation relevant to EIA is the

Town and Country Planning (Environmental Impact Assessment) Regulations, 2011 (as amended

2015) (the EIA Regulations).

The findings of the EIA are reported in an Environmental Statement (ES), which has been prepared by

Waterman Infrastructure & Environment Ltd (IE) to accompany the detailed planning application. The

likely significant environmental effects of the Development, both during the demolition and

construction stage, and once completed and operational, have been assessed. This document

provides a summary of the findings of the EIA in non-technical language.

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2. The Existing Site and its Surrounding Content

The Site is located to the south of Hayes town centre on the western edge of Greater London. The

Site is at the junction of Nestle Avenue and Station Road located south of the mainline railway that

goes into/out of Paddington Station and from/to places such as Reading and Oxford. The Grand

Union Canal is located 80 metres (m) north of the Site beyond the railway line.

A plan showing the location of the Site is presented in Figure 1. The planning application boundary

of the Site is shown in Figure 2. The Site is bounded by:

a Network Rail owned car park between the northern boundary of the Site (proposed for

redevelopment) and the Great Western railway line further north;

land owned by Buccleuch, currently a motor museum and Claremont House, proposed for

residential led mixed use redevelopment to the east;

Nestle Avenue, a residential street to the south; and

Station Road to the west.

The Site is located within the strategic employment and Hayes Growth Area and designated suitable

for mixed use development within the London Borough of Hillingdon Local Plan.

The Site is located in a residential and commercial area close to the Reading to London mainline.

There are numerous shops within 500m including a Tesco express and ASDA superstore. As noted

previously, the Site forms part of the ‘Wider Development Area’, which includes the former Nestle

factory and land owned by Buccleuch. Numerous other developments are either underway or

proposed in the area around the Site. The Old Vinyl Factory on Blyth Road is currently being

development as an ‘incubator’ for high-tech businesses. Trident House and Waterside Developments

are other regeneration initiatives nearby and the Crossrail new station is proposed on the northern

boundary of the Site.

Figure 1: Site Location Figure 2: Site Boundary

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3. What are the Proposals?

The planning application includes proposals drawn in detail, forming a set of planning application

drawings, which have been submitted to LBH for approval as part of the detailed planning application.

The Development includes the demolition of the existing structures on-site and seeks the

redevelopment of the Site to incorporate the construction of three blocks (five buildings in total)

referred to Buildings A, B and C. The three basement levels, ground level and first level run the full

extent of the Development and join all three blocks together. The second floor will be a podium level

that provides public realm. From this level upwards the Blocks become independent buildings. Figure

3 shows the layout of the proposed buildings within the Site and Figure 4 shows an illustrative view of

the proposed Development.

The Development would provide:

164 residential units and residential amenity space, including a mini theatre, gym and communal

meeting areas;

1,349 (GIA) square metres (sqm) of office use;

119 (GIA) sqm of café use;

10,478 (GIA) sqm of storage use;

a total of 230 sqm play space on the podium levels;

car parking and ancillary space; and

public realm and pedestrian/cycling improvements.

Figure 3: Proposed Layout of the Development (roof level plan)

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Figure 4: Illustrative View of the Development

Block A would be located in the south west of the Site close to the junction of Station Road and

Nestle Avenue. Block A consists of two joined hexagonal shaped buildings, one 11 storeys and one 8

storeys in height above ground level, which would reach a maximum height of approximately 67.85 m

Above Ordnance Datum (approximately 35.13 m from ground level). The ground floor building

footprint of Block A will contain the front of house and offices utilised by Access Self Storage as well

as a double height café and single height gym. Floor one contains more of the gym, cycle storage, and

a meeting room and common room for residents. Level 2 upwards is a mixture of studio, 1 bed, 2 bed

and 3 bed apartments. This block will have a ‘Viewing Roof Garden’ roof on the higher section and a

‘Wellness Roof Garden’ roof on the lower section.

Block B, located to the northern portion of the Site, is the nearest block to the railway line. Block B is

formed of two joined hexagonal shaped buildings, one 11 storeys high and one 8 storeys high above

ground level, which would reach a maximum height of 67.845 m Above Ordnance Datum (35.14 m

from ground level). The ground floor building footprint of Block B is office space and associated

amenity space plus residential bin store. The first floor of Block B is a mixture of office and residential

entrance lobby. Level 2 upwards is a mixture of studio, 1 bed, 2 bed and 3 bed apartments plus a mini

theatre. This block will have photovoltaics on a sedum roof on the higher section and a ‘Growing Roof

Garden’ roof on the lower section.

Block C, located to the south-eastern portion of the Site, is on the junction of Nestle Avenue and

Gilbert Place. Block C will be an elongated hexagon shape of 8 storeys at its highest with a 7 storey

section, which would reach a maximum height of approximately 58.98 m Above Ordnance Datum

(approximately 24.88 m above ground level). Ground floor and first floor will be offices with plant

beside the gated entrance to the secure parking area on the ground floor. Level 2 upwards will be a

mixture of 1 bed, 2 bed and 3 bed apartments. The majority of the roof space will be designated as a

‘Sensory Roof Garden’ with a ‘Terrace’ at the lower level.

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The Development would provide a total of 111 car parking spaces, which includes 76 car parking

spaces for residential tenants, eight accessible car spaces, five car parking spaces for residential

visitor spaces, seven residential motorcycle spaces (1 per 20 cars), one general delivery space, one

commercial articulated lorry space, four Large Goods Vehicle (LGV) spaces, six commercial visitor

spaces, and one general accessible visitor space, one club car space and one general visitor or

delivery space. Car parking spaces would be provided in Basement Level 1 for the residential tenants

and on the ground floor for delivery and servicing vehicles. In addition, a total of 311 cycle parking

spaces would be provided.

Three new levels of basement, covering the full extent of the Development will require ~14m of below

ground level excavation to accommodate the existing Access Self Storage business and provide car

parking for residents. Basement level 3 will be all storage space (3,062 sqm Net Internal Area (NIA)).

Level 2 will have 2,721 sqm NIA of storage space plus a boiler unit and Combined Heat and Power

System (CHP) under Block A, air handling plant under Block B and cold water, mechanical and fan

plant under Block C. Basement level 1 will contain 76 spaces of residential parking.

A total of 2,478 sqm of public realm would be provided across the Development. Public realm would

mainly be located at ground level within Gilbert Place and along Nestle Avenue. A ‘pocket park’

consisting of hard and soft landscaping would be created between Blocks A and B along Station Road

on the first floor. A second area around the north western and western faces of Block B will be public

realm as an accessible level for pedestrian access from Station Road.

As part of the Development a number of street trees would be provided within the podium level. New

habitats would be introduced to the Site on the podium and in roof garden areas.

Vehicle access to the Site would be from Gilbert Place and no changes to the existing highway

network are proposed. Vehicles would access the secured ground and basement car park via a two-

way entrance from Gilbert Place. Residents parking in Basement Level 01 would access this level via

the ramp from the ground floor to basement level 1. The Access Self Storage vehicles would use the

same gated access but remain on the ground floor. Larger delivery articulated vehicles would turn off

Nestle Avenue into a specifically designed bay on the south side of the Development for unloading

into lifts to the basement levels.

A detailed surface water drainage strategy has been developed which includes the use of permeable

paving to store rainfall and control the rate of discharge of this water to the local sewer network. This

would lead to a reduction in the surface water run-off from the Site by 50% compared to the existing

situation.

Waste storage and management facilities would be provided in accordance with LBH standards. All

three residential blocks would have their own dedicated waste storage areas accessed directly from

the stair/lift cores. Waste storage facilities would be sized to accommodate at least two separate

waste streams to allow the segregation of general waste and recyclable materials. A Site Waste

Management Plan (SWMP) would be produced detailing how waste will be disposed and managed

during demolition and construction. The SWMP will ensure that waste production is minimised and

that recycling and re-use is maximised through monitoring, recording, sorting and separating waste

wherever practically possible.

It is proposed that a Construction Management Plan (CMP) would be prepared for the Development.

The CMP would include details of relevant environmental management controls necessary for

environmental protection during the demolition and construction works.

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Following planning approval, which is anticipated to be in Autumn 2017, demolition and mobilisation

works are expected to commence in winter 2017. An overall programme of 42 months is estimated

with construction works anticipated to last from summer 2018 to summer 2021.

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4. Alternatives and Design Evolution

In line with the EIA regulations, the ES provides a description of the main alternatives to the Development

which were considered by the Applicant. In addition, a description of how the design of the Development

evolved over time is presented.

No alternative development sites were considered by the Applicant because the Site is already identified

as a Site for redevelopment by LBH in their Local Plan Part 2 Draft Proposed Site Allocations and

Designations (2013). Although other sites near the station have also been identified as development

sites, these are considered as additional sites for other developments rather than alternative sites for this

development.

Guidance on the preparation of an ES stipulates that it is good practice to consider the evolution of a site

in the absence of specific proposals, i.e. the 'No Development' Scenario. The ‘No Development’ scenario

is based on leaving the Site in its current state. It is considered that under this scenario, the Site would

remain as a commercial only site and without redevelopment would lead to a number of missed

opportunities including the provision of new homes, play spaces, café, gym and public realm, as well as

increased public connectivity and environmental and landscaping improvements.

On establishing the need and acceptability for a residential-led mixed-use scheme, the Applicant and their

design team worked up a Development in which the overall design, massing, external materiality and

landscaping was informed by the Site’s constraints and opportunities; particularly those relating to

townscape and visual matters, microclimate, and pedestrian permeability. The final Development design

emerged as a result of these factors together with an extensive programme of consultation with officers at

LBH and other statutory and non-statutory consultees.

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5. Approach and Environmental Impact Assessment Methodology

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

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

consultations with relevant organisations and specialist assessments.

The first stage of the EIA process involved undertaking a ‘Scoping Study’. The purpose of the

Scoping Study was to identify the likely significant environmental effects that could arise from the

Development and therefore provide the focus of the EIA. An EIA Scoping Report was submitted to

LBH in May 2016, to provide LBH and the relevant statutory consultees with an opportunity to

comment on the content and the methodology to be used for the EIA. The scope of the EIA was

formally agreed with LBH via their formal ‘Scoping Opinion’ which was received on 12th July 2016.

The Scoping process confirmed that the Development would likely give rise to a number of issues

which need to be considered in the EIA. These comprise:

Ground Conditions and Contamination;

Transportation and Access;

Air Quality;

Socio-economics;

Archaeology;

Water Resources and Flood Risk;

Daylight, Sunlight, Overshadowing and Solar Glare;

Townscape and Visual; and

Cumulative Effects.

Each of the above issues are addressed in the ES, with a chapter dedicated to each of these issues

(with Townscape and Visual forming Volume 3 of the ES due to its size). In each chapter, a

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

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

likely significant effects of the Development (both beneficial and adverse) and any measures that

should be adopted to reduce or offset any significant adverse effects identified during the assessment.

The ES also provides an assessment of the residual effects that would remain after mitigation

measures have been implemented, as well as the cumulative effects of the scheme. Cumulative

effects can arise due to the combination of individual effects (e.g. dust and noise during construction

works) or as a result of a combination of effects from several developments.

Where adverse or beneficial effects have been identified these have typically been assessed being

either:

insignificant - no significant effect (either adverse or beneficial) to an environmental resource or

receptor;

effect of minor significance - slight, very short or highly localised effect of low significance;

effect of moderate significance - noticeable effect (by extent, duration or magnitude) which may

be considered significant; and

effect of substantial significance - considerable effect (by extent, duration or magnitude) of more

than local significance or in breach of recognised acceptability, legislation, policy or standards.

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6. What are the Likely Significant Environmental Effects and How

Would They Be Minimised?

Ground Conditions and Contamination

A ground conditions and contamination assessment has been undertaken to establish the likely

contamination risks posed to construction site workers, future occupants of the Development, surface

water resources, groundwater and fauna and flora. The assessment involved the use of a range of

information sources including a review of historical maps, geological maps and ground investigations

undertaken for the Site.

Historical records indicate that previous on-site land use included a road embankment and a depot;

with railway sidings which subsequently became the Network Rail car park along the northern

boundary. During World War One, the Site and Wider Area was occupied by a Munitions Filling

Factory, with the Site being occupied by the main office.

Due to the presence of buildings over the majority of the Site, the ground investigation survey was

limited to the edges of the Site. The survey recorded a man-made layer containing contaminates in the

first one to two metres, over old river floodplain soils underlain with a layer of clay up to 50m thick. An

isolated area of perched ground water was recorded at ~4m below ground in the old river soils, with a

larger aquifer located 15m below ground. The Site lies about 200m south west of the Grand Union

Canal, and approximately 800m north west of the River Crane.

The majority of the ground will be excavated to form a 15m deep basement, thereby removing

contaminated material. Landscape areas would either be capped and covered by clean soil or covered

by hard standing, removing the contamination risk once the Site is complete. However, during

construction, the contamination beneath the Site could have adverse effects to construction workers,

neighbours (through dust), surface drainage and both shallow and deeper groundwater and should be

quantified as part of a geo-environmental investigation to inform protection measures during

construction. Potential effects on workers, the (current & future) environment and future occupants

have been examined and mitigation in line with CLR11 requirements recommended.

A potential effect to the completed Development from ground gas arising from the surrounding

contaminated land was identified. As part of the geo-environmental investigation, mitigation measures

could be defined in the detailed basement design if required.

It is expected that a Verification Report will provide the evidence needed for Regulators/Planners to

confirm that all risks have been minimised in accordance with current legislation and technology.

Unexploded Ordnance was identified as a risk and so measures have been recommended to identify

and, if required, control this risk.

Following completion of the Development and implementation of remedial measures there would be

negligible effects to all receptors identified.

Transportation and Access

The effects of the Development on the local highway and public transport networks have been

quantified in a Transport Assessment (TA) and the Development will be supported by a Travel Plan.

The main construction phase effects of the Development include the increase in construction traffic

and any temporary changes to waiting, loading and pedestrian crossing facilities. These effects could

increase severance (high traffic levels or speeds creating a physical and/or psychological barrier to

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mobility), driver and pedestrian delay and accidents and decrease pedestrian amenity with an

additional effect on pedestrian fear and intimidation. These effects will be effectively managed by way

of a Construction Logistics Plan (CLP), which will include matters such as vehicle routeing, hours of

access, vehicle call up procedures, appropriate arrangements for pedestrians and suspension of

parking to ensure safe access and reduced congestion.

Once occupied the Development will result in a minor increase in traffic on the local network and will

contribute towards an enhanced walking and cycling environment. In combination with a Travel Plan,

the Development will have no noticeable effect on severance, driver and pedestrian delay and

accidents, while having a beneficial effect of minor significance on pedestrian amenity and pedestrian

fear and intimidation.

The Development provides car parking quantum in-line with LBH’s standards. Where this is not the

case for the storage areas, parking is provided based on evidence from the existing Site’s parking

capacity and demand. The Site is located in an area of excellent connectivity to public transport as

evidenced by Transport for London (TfL)’s PTAL measures where the Site scores 6b, with 1 being the

lowest level of public transport and 6b being the highest. Cycle parking is provided to the standards

set out in the London Plan and the Development will contribute towards improvements to the walking

and cycling environment. The proposed Development therefore accords with the National Planning

Policy Framework and is consistent with the Mayor’s London Plan and Hillingdon’s Local Plan.

Air Quality

The main likely effects on local air quality during construction relates to dust. However, nuisance

caused from dust, is only likely to be experienced by those living within 200m of the Site boundary. A

range of measures to minimise or prevent dust would be implemented and it is considered that

following mitigation measures the effects from nuisance dust emissions would be insignificant.

Air quality computer modelling has been undertaken of the construction traffic. This has found that,

based on professional judgement, the overall effect of construction vehicles entering and egressing

the Site during the construction period would in the worst-case, be insignificant.

In accordance with the London Plan all construction plant would need to adhere to the emissions

standards for nitrogen dioxide (NO2) and particulate matter (PM10) set out for non-road mobile

machinery. These emissions standards are likely to be included as part of the planning conditions

attached to the planning permissions. It is therefore considered the likely effect on local air quality

would be insignificant.

Computer modelling has been carried out to predict the effect of future traffic-related exhaust

emissions and heating plant emissions on local air quality following the completion of the

Development. The effect of the Development on local air quality has been predicted for several

existing residential locations surrounding the Site and for future users of the Development.

Following completion of the Development, and considering uncertainty in future nitrogen oxides (NOx)

and NO2 reductions, the Development is predicted to have an insignificant effect on NO2, PM10 and

PM2.5 concentrations, at all existing receptors considered.

The Development has been designed to minimise exposure of future occupants of the Development

with residential uses located above ground level. In addition, the Development will have a mechanical

ventilation system, which will be fitted with filters to remove the excess NO2 from the air prior to

ventilating the units. Therefore, the effect of introducing residential uses to the Site is insignificant.

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Socio-economics

During demolition and construction, the Development would provide economic benefits to the Local

Area, creating 1,780 person years of employment over the three year build period. This could

potentially generate in the order of 595 full time jobs during the construction period.

Once operational the Development would generate up to 70.5 new direct jobs (70 full time and 1 part

time). Based on the proposed employment, it is estimated that over £3 million in Gross Value Added

(GVA) could also be generated. The residents of the Development would also spend money in the

wider LBH area and this is estimated to be in the region of £1.9 million per year.

The provision of 164 residential dwellings would positively contribute to the housing targets within LBH

and London, and contribute to addressing the overall housing shortfall. Similarly, the provision of 43

affordable homes would contribute towards local and regional housing targets.

It is estimated that the Development would accommodate 260 residents. Given the existing and likely

future capacity of local GP practices within the Local Area, it is considered that that there may not be

sufficient capacity within existing healthcare facilities to provide for the additional demand for services

that the new population on the Site would create. A Section 106 contribution towards an additional GP

could help mitigate the effect the new population will have on primary healthcare.

It is estimated that the Development would result in a requirement for up to 16 nursery places, 6

primary school places and 3 secondary school places. Based on existing school places and future

education provision, there is sufficient capacity within the relevant catchment areas of the Site.

The Development incorporates a range of interconnected public amenity open spaces which allow

connections with the wider open space network beyond the Site. The Development will also provide

sufficient play space to meet the additional demand generated by the Site.

The proposed mix and layout of land uses and publicly accessible spaces would provide active

frontages at ground floor level and increased activity levels around the Site. This would maximise

natural surveillance, thereby reducing the opportunity for crime and improving perceptions of safety

and wellbeing. This would help to ensure a safer environment for pedestrians and visitors to the Site.

Archaeology

The likely effects of the Development on heritage assets within the Site have been assessed in line

with national, regional and local planning policy and in accordance with the standards specified by the

Chartered Institute for Archaeologists and the Greater London Archaeological Advisory Services

(GLAAS).

The Site is not located in an archaeological priority area, but contains known archaeology from the late

nineteenth and twentieth centuries, with a possibility of material from earlier periods including highly

important material from the Palaeolithic.

A review of available information suggests that the Site has a medium potential for archaeology from

the Palaeolithic, and a low potential for archaeology from all other periods except the twentieth

century, for which there is a high potential. Development from the twentieth century phase of the Site’s

history is likely to have truncated or severely disturbed pre-existing archaeological remains at shallow

level across most of the Site, but may have caused less disturbance at depth.

The likely effects of the Development would be associated with excavation and foundation works

required to facilitate the Development. Accordingly, archaeological mitigation has been proposed in

the form of a geo-archaeological investigation to take place prior to any ground intrusive works. The

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results of this investigation should determine if any further investigations are required. If required, an

archaeological watching brief (programme of monitoring and recording) on the construction phases

would be carried out to record any archaeological deposits encountered.

There will be no further effects on heritage assets once the Development is completed.

Water Resources and Flood Risk

An assessment on the effect of the Development on increasing flood risk, surface water and drainage

has been undertaken. A Flood Risk Assessment and Drainage Strategy has been prepared as part of

the planning application.

The Site is located in Flood Zone 1 and the Environment Agency’s online flood maps suggest that the

Site lies in a “very low” risk area for tidal and fluvial flooding. In terms of surface water flooding, the

Site mostly lies within a “very low” risk area with a “medium” risk area to the east.

Flood risk from groundwater is considered for the Site is considered to be low to medium. As such,

groundwater levels would be monitored and water resistant materials would be used during the

demolition and construction works to minimise the risk of groundwater flooding.

A Construction Management Plan (CMP) would include details of relevant environmental management

controls necessary for environmental protection regarding disposal of water from excavations,

dewatering and pumping as well as plant and wheel washing.

The surface water flows from the completed Development would be reduced by 50% of the existing, in

line with the London Plan, through onsite attenuation and source control features. Runoff would be

managed by the use of permeable pavement and green roof prior to discharge to the existing Thames

Water public sewer along Nestles Avenue. Foul flows would discharge directly into the public sewer

located under Station Road.

The assessment has concluded that providing the recommended mitigation measures are adopted

during construction and after completion, the Development should have no significant adverse effects

on the wider water environment.

Daylight, Sunlight and Overshadowing

Construction of the Development would have a gradually increasing effect on the levels of daylight,

sunlight and overshadowing to residential and educational properties and amenity spaces surrounding

the Site as the construction progresses. These would be similar, albeit lesser, to those of the

completed Development.

As would be expected given the relative low rise building on the Site, there are moderate adverse

effects to some of the neighbouring properties in relation to daylight (i.e. 2-4 Nestles Avenue, with

minor adverse effects on the Nestles Avenue Children’s Centre). However, the number of properties

that experience moderate adverse effects with the Development in place is low and the majority of

effects would be to secondary windows or windows situated beneath overhanging eaves that self-limit

the amount of daylight that can reach the window face and therefore already have daylight levels

below the suggested BRE guidelines.

There would be no noticeable effects to sunlight on neighbouring receptors nor to overshadowing on

existing or proposed amenity areas with the Development in place.

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Townscape and Visual

The Site is not within, nor does it border, any areas covered by the local designation Area of Special

Local Character (ASLC) or conservation areas. The nearest is Nestles Conservation Area,

approximately 190 m to the east. The nearest listed building is Benlow Works, Grade II listed, a factory

building dating from c.1909, approximately 350 m to the north east.

The Site lies within a townscape area where is increasing pressure for redevelopment for new

residential and commercial purposes. Aside from the identified heritage assets, the area is considered

to be of low value with a substantial capacity to accommodate change. The sensitivity of this area is

considered to be Medium.

The nature of Hillingdon’s topography, settlement pattern, open spaces and tree cover limits the

opportunities for vantage points from which to view the Site. The large scale buildings of the industrial

areas, including where the Site is located, also serve to prevent views. Nonetheless, as part of the

Townscape and Visual Impact Assessment, 12 viewpoint locations with representative views towards

the Site were identified and assessed.

During demolition and construction, local adverse effects would occur as a result from noise and dust

from plant and vehicular movements. Site hoardings will initially curtail changes to street level views

for pedestrians, however as the development evolves and taller buildings are constructed, the skyline

and general visual amenity of the area will change.

The use of hoarding and adoption of a CMP to ensure good site management and housekeeping, and

to detail hours of working etc. would minimise nuisance to neighbours and effects to the townscape

character of the area.

The completed development is not considered to affect the significance of the Conservation Areas nor

does it form part of the setting of any listed buildings. For the majority of townscape and visual

receptors, the Development is assessed as having beneficial effects of up to moderate significance.

Cumulative Effects

Cumulative effects can be categorised into two types:

Synergistic: these arise from the reaction between effects of the Development on different aspects

of the environment, for example noise, dust and visual intrusion, upon a set of defined sensitive

receptors; and

Additive: those that result from the additive effects caused by other past, present and reasonably

foreseeable developments, together with the Development itself.

Effect interactions were assessed for both the demolition and construction phase and for the

Development once completed and operational. However, no effect interactions were found to arise for

the completed Development.

During the construction phase, a combination of environmental effects such as increased traffic,

daylight, visual and townscape effects could be experienced particularly at the closest properties to

the Development. The implementation of environmental control measures through the CMP would

minimise the nuisance effects on residents, occupiers of nearby commercial properties and

pedestrians, cyclists and other road users during demolition and construction.

The cumulative effects of the Development, together with other cumulative schemes have been

assessed. The other planned developments that have been considered comprise schemes that are

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presently reasonably foreseeable as coming forward and were agreed with LBH. The following

cumulative schemes were considered as part of the assessment:

1. Hayes and Harlington Station improvements;

2. Former Powergen Site North Hyde Gardens (planning ref: 13226/APP/2012/2185);

3. The Old Vinyl Factory Blyth Road (planning ref: 59872/APP/2015/1798);

4. Blyth Road, 20-30 Blyth Road (planning ref: 1425/APP/2011/3040);

5. Unit 3 Millington Road Hayes – Westlands (planning ref: 332157/APP/2011/872);

6. Silverdale Industrial Estate (planning ref: 71374/APP/2016/4027);

7. Hayes Town Centre Road Improvement schemes;

8. Hayes Swimming Pool (planning ref: 1942/APP/2014/4039);

9. Golden Cross Hotel (planning ref: 4607/APP/2013/3144);

10. Southall Gas Works (planning ref: 54814/APP/2009/430);

11. Former EMI site, Dawley Road (planning ref: 8294/APP/2015/1406);

12. Enterprise House, Blyth Road (planning ref: 11623/APP/2013/3606);

13. Wider Development Area (not consented schemes): Land South of Hayes and Harlington, Squirrel

Trading Estate, Old Nestle Factory;

14. Hyde Park Hayes (planning ref: 40652/APP/2012/2030); and

15. Site of former Blue Anchor PH, House Lane (planning ref: 2734/APP/2016/4592).

The location of these schemes are presented in Figure 5 below.

Figure 5: Cumulative Schemes

During demolition and construction of the Development, similar works on the other planned

developments would likely result in temporarily increased traffic, and visual effects on the local

townscape. The Development and cumulative schemes together would bring about additional

demolition and construction jobs and spending at the local to regional scale.

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The key cumulative effects of the Development, once completed, in conjunction with the planned

developments were generally found to be minimal. Exceptions comprise the following cumulative

effects as follows:

In addition to the proposed Development, other schemes would provide residential units –

estimated to be about 6,900 new homes which would make a substantial contribution towards

LBH’s housing targets;

In isolation, the Development would generate up to 72 FTE gross jobs. Owing to the mixed-use

nature of many of the cumulative schemes, further additional jobs would be generated as part of

the cumulative schemes. This has been estimated to be in the region of up to 3,000 gross

additional jobs. This level of employment generation would make a substantial contribution towards

employment targets and support the objectives for the area and the London Plan as a whole.

The cumulative schemes would result in some increased local expenditure, either as a result of

employee spend or household spend;

By achieving planning permission, all planned developments, would be approved by the

Environment Agency and therefore would not result in an unacceptable increase in flood risk. With

all of the cumulative schemes adhering to the requirements of The London Plan guidance, then

there would be significant reductions to existing surface water run-off; and

The Development and other planned developments would have a beneficial effect on a number of

viewpoints and Townscape Character Areas.

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7. What Will Happen Next?

Following the submission of the detailed planning application, there would be an opportunity for any

interested parties to comment on the proposals. The ES and a set of documents supporting the detailed

planning application can be viewed on London Borough of Hillingdon’s website:

London Borough of Hillingdon Website: http://www.hillingdon.gov.uk/

Additional copies of the ES can be purchased from Waterman on request (contact details below). A CD

version of the ES can be purchased at a cost of £20.

Waterman Infrastructure & Environment Ltd

Pickfords Wharf

Clink Street

London

SE1 9DG

Tel: 020 7928 7888

Email: [email protected]

http://www.hillingdon.gov.uk/

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