85 Highbury Park report PDF - Greater London Authority

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site. Ideally this should be assessed by way of a local pedestrian environmental route survey (PERS)audit to enable TfL to identify any necessary improvements on key desire lines, in accordance withthe London Plan policy 3C.21 ‘Improving conditions for walking’ and draft replacement LondonPlan policy 6.10 ‘Walking’. All necessary improvements to pedestrian routes should be secured bysection 106 agreement. TfL will further investigate the impact of the split-level arrangement onsite on pedestrian navigation this may act as a barrier for disabled pedestrians around the site.40 TfL supports the provision of 174 cycle parking spaces for 149 housing units and six spacesfor the employees of the nursery in accordance with London Plan policy 3C.22, ‘Improvingconditions for cycling’ and draft replacement London Plan policy 6.9, ‘Cycling’. The applicant’scommitment to locate all spaces in a safe, secure and accessible location is welcomed. Theinstallation of CCTV as a further security measure is also recommended.41 TfL welcomes the submission of access management, refuse and recycling strategies and aswept path analysis for service vehicles, as they demonstrate that vehicles will be able to navigatearound the site with ease. As such it is understood that the majority of all servicing activities areproposed to take place off street, apart from the proposed town houses on Lucerne Road. This iswelcomed and compliant with London Plan policy 3C.25, ‘Freight Strategy’ and draft replacementLondon Plan policy 6.14, ‘Freight’. In addition, TfL requires the developer to submit a delivery andservicing plan (DSP), and a construction logistics plan (CLP). Both plans should identifyappropriate measures for limiting any impact on the road network and be secured by way of asection 106 agreement with the borough. The construction and logistics plan should demonstratethat the impact on bus operations along Highbury Park and Blackstock Road would be minimised.42 TfL welcomes submission of travel plans for both the residential and the community uses.TfL’s initial view is that for the plans to be effective they should include baseline data and modeshare targets to ensure compliance with London Plan policy 3C.3, ‘Matching development totransport capacity’ and draft replacement London Plan policy 6.3 ‘Assessing transport capacity’.Subject to the applicant addressing the above matters, through the submission of a pedestrianaudit, installation of electric car charging points, construction and logistics, delivery and servicing,and revised travel plans, the development would be in accordance with the transport policies of theLondon Plan, as detailed above.Biodiversity43 The applicant has provided habitat, bat and reptile reports. The site is not used by reptiles,and although there are no current bat roosts, the area is used for foraging. The retention of theboundary trees, together with the insertion of bat bricks into new buildings are sufficient to ensurethat there are roosting opportunities. Other initiatives for wildlife include planting schemes toattract bees and other insects, and bird boxes.Sustainable development44 The creation of maintainable green and brown roofs is supported, as is the provision ofsustainability measures such as rainwater collection and low-flow water fittings. Officers welcomethe measures to achieve a residential Code for Sustainable Homes Level 4 and a BREEAMaccreditation of ‘excellent’ for the nursery component of the proposal.Be Lean: Baseline carbon dioxide emissions and energy efficiency standards45 Baseline emissions have been calculated using a suitable modelling tool and all energyusages have been considered and estimated to be 401 tonnes CO2 per annum. The applicantshould ensure that this is for a building regulations 2006 part L compliant development and notpage 8
ased on the notional building (which would relate to building regulations 2002) as this is not clearfrom the energy strategy.46 Energy efficiency and conservation measures are applied beyond that normally incorporatedinto a 2006 Building Regulations compliant design. This incorporates measures such as improvedair permeability, solar shading, thermal mass, U-values and best practice passive building design.Overall energy efficiency measures proposed for development exceed Building Regulations,resulting in a total reduction in CO2 (kg/yr) emissions of approximately 8%, compared to thebaseline building.Be Clean: District heating, CHP and cooling47 The applicant has identified three existing combined heat and power (CHP) schemes inIslington. The closest is 1.3 miles away at Barnsbury Park, but connection would be prohibitive onthe basis of cost. The remaining two schemes at Kings Cross and Charterhouse Street are furtherfrom the scheme and as such are not viable for the same reasons. The applicant has committed toensuring that pipes are taken to the perimeter of the site to allow for connection to other if thepossibility arises.48 The energy proposals for this scheme should, as a minimum, demonstrate that a commondistrict-heating network linking all units in the development would be used to supply the spaceheating and hot water requirements of the site. For that purpose an indicative heat networkshowing which spaces would be connected to the proposed heat network should be proposed.49 The applicant proposes renewable CHP running on biodiesel fuel. The proposed capacity is50 kW thermal output. If similar size CHP was run on natural gas, an 18% reduction could beachieved over and above the reductions. There are concerns regarding the use of biodiesel thatthe applicant should address before this could be considered a robust strategy, especially withregards to the fuel, its source and the equipment proposed. Additionally, the CHP manufacturer’swarranty for the use of the proposed liquid biofuel in the CHP engine chosen should be provided,as well as details of the CHP engine to be used. Evidence should be provided that the choice offuel will not compromise the ongoing operation and maintenance cover for the engine. It would beuseful for the applicant to investigate and discuss the commercial viability of the biodiesel CHPwith the GLA’s energy officers.50 The applicant has indicated that techniques for passive solar design have been consideredon site, with the majority of dwellings being dual aspect allowing for natural ventilation. Thedwellings will receive good natural lighting, and windows with a south aspect have beenmaximised, whilst ensuring that overheating in the summer does not occur. The site benefits froma large number of deciduous trees, which provide good natural shading during the summer.Metropolis Green undertook a summer overheating analysis, which indicated that 8% of the sampleis expected to have a medium likelihood of summer overheating, with the other 92% of sampledwellings expected to have a slight likelihood of summer overheating. The report included severalrecommendations to help further minimize overheating, including improving the thermal massparameter (TMP) from 7.0 to 11.0, making use of external shutters and the use of solar controlglazing, and the applicant has committed to incorporating some or all of the recommendations.The report concludes that if the recommended measures are applied, the dwellings will be unlikelyto experience summer overheating in the near future. This approach is welcomed, however theapplicant should consider where in the development there would be a need for active cooling, andhow this would be provided.page 9
Page 4 and 5: appropriate scale while giving appr
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85 Highbury Park report PDF - Greater London Authority

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