Vauxhall Nine Elms Battersea Opportunity Area Planning Framework

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288 Vauxhall Nine Elms Battersea Opportunity Area Planning Framework4 Major sites4.1 Battersea Power Station (BPS)Treasury Holding’s (TH) redevelopment ofBattersea Power Station (BPS) is likely toinclude the following mix of buildings:• ~ 3,000 residential units• 100,000 m 2 hotel and servicedapartments• 120,000 m 2 offices• 90,000 m 2 retail• 40,000 m 2 leisure and community usesThe total development area is circa8.2m sqft.Following meetings with TH, it is understoodthat a phased approach to energy supplyand distribution is planned, in line with theconstruction phasing, as follows:• • Phase 1 (2011) – first occupation isexpected to be 2015.• • Phase 2 (2014)• • Phase 3 (2018)• • Phase 4 (2020)Phase 1 includes the redevelopment ofthe Power Station as zero-carbon officeaccommodation plus and a new residentialblock (RS1) to the West. This phase willincorporate a new central energy centre, builton the site of the original coal bunkers, sizedto supply the Phase 1 accommodation.TH’s current proposal is for the Phase 1central plant to incorporate a biofueltri-generation plant. Biofuel storage will belocated underground adjacent to the riverto enable deliveries from the river. Theprimary distribution system planned for thesite is 160oC flow, largely to drive absorptionchillers located in the energy centre. Underfloor heating is planned in the residentialblocks and it is proposed that domestic hotwater (DHW) is produced centrally. Bothof these proposals provide a use for lowtemperature heat recovered from the CHPengine. The high temperature heat fromthe CHP plant will be used to driveabsorption chillers.In subsequent phases the district heatingnetwork will be extended to the new phasesand additional CCHP plant will be added asrequired. This approach enables flexibility toadapt to future technologies and regulations.EDF have suggested that there is a needfor a 33/11kV primary sub-station at thesite to meet the increase in demand. It isnot known to what extent this sub-stationwill have additional capacity to meet newelectricity demands on other sites e.g. inNine Elms.A district cooling network is planned toserve Phase 1 with absorption chillerslocated centrally. It is understood thatunder some circumstances, in order toachieve zero-carbon status for the powerstation, the biofuel CHP engines may beoperated to provide high temperature heatfor the absorption chillers and to offset gridelectricity when there is insufficient heatload for the low temperature engine coolingcircuits. This would result in dumping oflow grade heat, either to the Thames oratmosphere, reducing the overall efficiencyof the plant.Interconnection of the Phase 1 plant withother developments or district heatingschemes, such as PDHU, would enablethis heat to be usefully used and is one ofthe reasons why the area-wide approachis recommended i.e. providing greaterdiversity of load. A further benefit ofinterconnections to other sites is the scaleof plant that can be deployed, sometimesreducing technology risk, capital andoperating costs.It is recommended that the Phase 1 BPSenergy centre is enlarged to house additionalplant, ideally a biomass (wood chip) boiler,which would be used to generate low carbonheat for the area-wide network. The locationof the energy centre adjacent to the river andexisting wharf provides a route for deliveriesof biomass wood chips or similar by river,reducing the need for additional trafficmovements in the OA.Later phases of the BPS developmentare proposed to have their own energycentres. If the Phase 1 energy centre couldbe enlarged, as it is understood it could beand as suggested above, then this could beavoided, with any future growth in demandmet through the addition of plant in the BPSPhase 1 energy centre or indeed elsewhereon the district heating scheme.Overall, the scheme being proposed at BPSwould appear to be technically compatiblewith the concept of the area wide scheme,i.e. a local district heating network andcentral energy centre for the first phase.Specific issues related to the proposal, suchas the sustainability, carbon intensity and airquality impacts of the biofuel proposed, willbe addressed through the planning process.The issue of the size of the Phase 1 energycentre and the ability to secure this as astrategic location for the wider scheme is thekey strategic issue to be resolved
Vauxhall Nine Elms Battersea Opportunity Area Planning FrameworkTA 05 Energy masterplanMayor of London 2894.2 Ballymore4.3 American Embassy4.4 New Covent Garden Market(NCGM)Ballymore have acquired a number ofsites in the OA. The largest area is a 14.5ha residential site in the Nine Elms area,approximately 30% of the identifieddevelopment area in Nine Elms. Assuminga proportional split in terms of developmentdensity, this could represent 3,800 residentialunits. Other sites close to the BatterseaPower Station development are smallerbut are also likely to come forward withresidential development.The approach to energy provision on largedevelopment sites will be driven by planningpolicy and the evolving building regulations.The current approach for Nine Elms istherefore likely to be for a centralised systemwith CHP.Ballymore have generally opted to provideprivate waste collections on their morerecent developments, to reduce storage andtypically have recycling and compostingfacilities on site. This approach makesthe separation and collection of foodwaste for processing in an AD plant morestraightforward and could be used across theOA as a way of securing this fuel source.Ballymore will be undertaking significant civilwork shortly with the statutory utilities tomove services in Ponton Road to clear thesite for United States Government (USG),with whom they are working closely in termsof development proposals and planning.United States Government (USG) haspurchased a 5 ha site in the heart of NineElms for the development of the newAmerican Embassy. In terms of energy, itis not known at this stage what is planned,however it is expected that the services willbe designed with a strong focus on securityand resilience of energy supply. A connectionto an independent area wide district heatingscheme could potentially provide additionalresilience to an on-site plant.The programme for this development ismoving ahead of others in the Nine Elmsarea and may be granted planning consentprior to the area wide district heatingscheme being developed. It is thereforerecommended that this building is futureproofed in line with the recommendations inSection 7.CGMA have plans to redevelop the wholesalefruit, vegetable and flower markets at NineElms over the next 3-5 years. The strategyfor regenerating the site is to release theflower market site for residential/commercialdevelopment in order to finance theconstruction of a new market (includingflower market) on the site of the existingfruit and vegetable market. This will be donein partnership with a property developer.The site uses heat for space heatingand DHW in offices and electricity forrefrigeration and lighting. The refrigerationdemand is expected to increase as a resultof an increasing number of food processingbusinesses.Heat is currently produced via the centralboiler house and is distributed via pipeworkin tunnels and buildings. It is understoodthat none of the existing assets, includingthe boilerhouse and tunnels will bere-utilised as part of the redevelopment andin fact the site of the existing boilerhouseis planned to form part of the commercialredevelopment site. A new site will thereforebe required and this presents an idealopportunity to review the way in whichenergy services are provided at present andto develop a new low carbon supply anddistribution infrastructure, which is fullyintegrated with the OA network.From an operational point of view, CGMAprocure gas and electricity and provideservices (heat and electricity) to theirtenants. The costs of providing theseservices, such as boiler maintenance etc arepassed through to the tenant businesses. Itseems likely that this approach will continueonce the site has been redeveloped, althoughthis service could potentially be providedby a third party. CGMA currently supplyelectricity to their tenants via a private lowvoltage (LV) network.The peak heat demand of the market isexpected to be around 2.8MW under therevised plans. The annual heat consumptionhas been estimated at 7,000 MWh pa.The peak electricity demand of the new siteis expected to be in the order of 5.5MW,which could result in an annual electricityconsumption of circa 18,635MWh.CGMA produce a significant amount offood waste (circa 5,000 tonnes is currentlyseparated at source) and a number of reportscarried out for CGMA over the past 5 yearshave suggested that anaerobic digestion(AD) of this waste would be sensible. CGMAare not progressing any specific energystrategies for the site at present, due to thefact that it will be completely redevelopedwithin the next 3-8 years. However, giventhe potential that has been identified, someland has been identified by CGMA as apossible site for an AD plant with CHP. It isassumed that this site would also be used tohouse the central boiler plant for the site.
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TA 2Built andheritage context
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Vauxhall Nine Elms Battersea Opportunity Area Planning Framework

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