One Blackfriars - Planning Statement FINAL VERSION - Southwark ...

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CBRE | ST GEORGE SOUTH LONDON LTD8.0 Planning Policy Assessment8.244 In summary, the Proposed Development is seeking compliance with Part L 2010requirements for regulated CO2 emissions through passive design and energyefficiency measures. This would be achieved through finalising materials used for thefaçade in terms of glazing ratio and thermal performance. Furthermore, the systemsinstalled would be energy efficient for example 100% low-energy lighting.8.245 Testing of the relative benefits of different façade design options occurredthroughout the design process .This allowed the optimum solution to be found forthe Proposed Development.8.246 The Tower would benefit from energy sharing as heat pumps would be connected toa condenser water loop allowing heat rejected from one apartment to be used inanother. Hot water would be derived from high efficiency condensing gas boilers,feeding all elements of the Proposed Development in an energy networkconfiguration. This arrangement allows for the future connection to decentralisedenergy networks at such a time as these become available.8.247 In addition to the “be lean” measures summarised above, the ProposedDevelopment would utilise a Combined Heat and Power (CHP) engine. Two unitswould be sized to deliver 100% of the Proposed Development’s hot water demand.The CHP system is forecast to offset a further~20% regulated CO2 emissionsbeyond Part L 2010.8.248 An appraisal of renewable technologies has been carried out for the ProposedDevelopment. Of the technologies appraised, Photovoltaic panels have beenhighlighted as the most appropriate method. The assessment suggests that in orderto save ~1% of regulated CO2 emissions beyond Part L 2010, an array of 200 sq mwould be required.8.249 The total CO2 emissions reduction beyond Building Regulations Part L 2010 istherefore 25% which is in compliance with the overall policy target.8.250 The energy centre and district heating network would be designed to enableconnection to a local decentralised energy network (provided by others), at the timeof construction or at a future date.8.251 In conclusion, the Energy and Sustainability aspects of the Proposed Developmenthave been demonstrated to substantially comply with the objectives of the national,regional and local planning policy.Page 54PLANNING POLICY ASSESSMENTENVIRONMENTAL CONSIDERATIONS8.252 This New Application is accompanied by a full Environmental Statement (ES)assessing the potential environmental impact of the proposals both individually andcumulatively.8.253 A formal Scoping Report, outlining the proposed assessment approach for allaspects of the EIA was submitted to the LB Southwark on the 9th December 2011. AScoping Opinion was received on 27th January 2012. The scope of the ES followsthe guidance outlined in the received scoping opinion.8.254 The design of the Proposed Development has incorporated issues raised within thescoping opinion received and has evolved through continuous consultation with anumber of stakeholders. This consultation process has informed the assessment ofthose issues of greatest significance.
CBRE | ST GEORGE SOUTH LONDON LTD8.0 Planning Policy Assessment8.255 A summary of the pertinent conclusions not already discussed are set out below.Water Resources and Flood Risk8.256 Chapter 14 of the ES concludes that no significant impacts on water resourcesduring the construction phases are expected provided a series of mitigationmeasures are followed. However, the impact of increased demand and waste watergeneration is anticipated to be of minor adverse.8.257 A Flood Risk Assessment (FRA) for the Proposed Development has been undertaken,which details the full mitigation proposals to manage flood risks. Flood resilientconstruction measures have been included on the basement and ground floor levelsto reduce the impact of a flood event on the building. The FRA includes assessmentof the surface water drainage issues and conceptual drainage design. The FRAdetails the measures, attenuation tanks and the incorporation of green roofs, toreduce surface water flows in order to meet relevant planning policy. The ProposedDevelopment would have a minor beneficial impact on flood risk.Ground Conditions8.258 Chapter 15 of the ES identifies the potential for contamination on the Site andconcluded that further intrusive investigation work would need to be undertaken anda range of mitigation measures employed throughout the construction period. Theoperational phase would have negligible impacts on ground conditions.Noise and Vibration8.259 Chapter 11 of the ES concludes that during the construction phase, vibration fromconstruction works would have negligible to minor adverse impacts whilstconstruction traffic and noise would have a negligible impact. Best practice measureswould be followed to mitigate against impacts by reducing the duration andmagnitude of noise on sensitive receptors.Page 55PLANNING POLICY ASSESSMENT8.260 In the operational phase, traffic is considered to be of negligible significance whilstplant would be designed to have a rating 10 dBA below the background noise level.Negligible impacts are expected on this basis.Air Quality8.261 Chapter 10 of the ES concludes that the proposed development would have minoradverse to neglible impacts in the construction phase due to the potential forconstruction dust. However, these would be of temporary duration and local extent.Mitigation measures would be implemented to minimise any adverse impacts on airquality in line with the relevant guidance.8.262 The potential sources of impacts to air quality from the Proposed Developmentwould be from road traffic and heating and plant power emissions. The increasedvehicles on the surrounding road network, travelling to and from the Site, wouldhave a negligible impact. It was not considered necessary to mitigate atmosphericemissions associated with traffic flows with the completed and operationaldevelopment it is expected to have a negligible impact to local air quality at nearbysensitive receptors.8.263 The heating and power plant on site would have a minor adverse impact on thelocal surrounding air quality in the long term, however it is predicted that during
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