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Meridian Water Phase 1 Application
March 2016MW11 Environmental Statement Non-Technical Summary
London Borough of Enfield
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
| Issue | March 2016
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Contents
Page
1 Introduction 1
2 The proposed development 2
3 Evolution of the proposed development 4
4 Environmental assessment findings 5
4.1 Transport 6
4.2 Air quality 7
4.3 Cultural heritage 7
4.4 Daylight, sunlight and shadow 8
4.5 Ecology and biodiversity 8
4.6 Environmental wind 9
4.7 Ground conditions and contamination 10
4.8 Noise and vibration 10
4.9 Socio-economics 12
4.10 Television and radio interference 12
4.11 Townscape and visual 13
4.12 Water resources and flood risk 14
5 How to find out more 15
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
| Issue | March 2016
Page 1
1 Introduction
The London Borough of Enfield is submitting an outline planning application for
‘Phase 1’ of the Meridian Water Masterplan in the London Borough of Enfield,
North London. Phase 1 comprises the redevelopment of approximately eight
hectares of land to provide up to 725 residential dwellings with supporting
facilities (retail, community and leisure) and infrastructure (roads, footpaths,
drainage, energy etc). It also includes the relocation of the existing Angel Road
station (part of the West Anglia Main Line railway) to the eastern side of the
proposed development site where it would be renamed Meridian Water station.
The Environmental Statement (MW12) forms part of the Phase 1 planning
application, describing the likely significant environmental effects of the proposed
development. The Environmental Statement (MW12) has been prepared in
accordance with the Town and Country Planning (Environmental Impact
Assessment) Regulations 2011. This document forms the Non-Technical
Summary of the Environmental Statement for the Meridian Water Phase 1
development.
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
| Issue | March 2016
Page 2
2 The proposed development
The Meridian Water Phase 1 site is located to the south-east of Edmonton Green
and to the west of the Lee Valley. The West Anglia Main Line railway runs down
the eastern side of the site and the proposed Meridian Water station building
would straddle the railway. To the east of the railway an access road would be
provided to the station from Meridian Way. The residential buildings and
supporting facilities and infrastructure would be built on the main part of the site
to the west of the railway. The main vehicular access to the site would be from
Leeside Road, with pedestrian access also provided from Kimberley Road and a
bus-only access from Albany Road.
The site is currently derelict but historically it was used for gas production which
means that it is contaminated. Planning applications were approved in 2015 for
the soil remediation works required on the site to reduce levels of contamination
in the shallow soils and groundwater to acceptable levels ready for future
development. Remediation of soils would be completed prior to the construction
of each phase of the Meridian Water Phase 1 development.
The proposed development consists of five development zones or building plots
within which the residential buildings and associated facilities and infrastructure
would be built. Within each building plot the development would consist of a
number of buildings of different heights, separated by areas of public open space
and footpaths. The station footprint constitutes a sixth development zone.
The Environmental Impact Assessment is based on the maximum parameters for
the proposed development (i.e. maximum height and extent of the building plots).
The maximum heights within each building plot step down across the proposed
development site from east to west such that the lower heights are located closest
to the low rise residential streets in the vicinity of Kimberley Road.
Approval will need to be sought from the local authority for the future detailed
design of the development. This will come forward through Reserved Matters
applications. Any detailed design proposals will be based on design principles
established at in the Design Code (MW04) and the Design and Access Statement
(MW05), and will need to comply with the environmental mitigation measures
identified in the Environmental Statement (MW12).
It is expected that construction of the Meridian Water Phase 1 would commence
in November 2016 and last for four years, meaning that the development would be
operational by end of 2020. Construction would be phased, with the first building
plot expected to be complete and occupied by September 2017.
Contractors building the development would apply best practice measures to
ensure the risk of environmental impact from construction is minimised. To this
effect a Code of Construction Practice / Construction Environmental Management
Plan, which sets out the best practice measures, will be drafted in consultation
with the local authority and other key organisations at the detailed design stage.
This will draw on the mitigation measures set out in the Environmental Statement
(MW12).
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
| Issue | March 2016
Page 3
Proposed land uses on the Meridian Water Phase 1 site
Open space
1. West train station square
2. Northern community park
3. Southern community park
4. Local play space
5. Pymmes Brook naturalised
bank
6. Eastern train station approach
Development plots
A – D Residential blocks including retail and leisure uses at ground floor level
E Residential development F Meridian Water Station
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
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3 Evolution of the proposed development
There is a pressing need for housing development in the London Borough of
Enfield and the Meridian Water area has been designated in regional and local
planning policy as an area to help provide this housing need in the borough. Site
selection studies were undertaken by the London Borough of Enfield when
identifying suitable areas for future housing, the conclusions of which were that
the Phase 1 site (as part of the wider Meridian Water development) represents an
underused site that provides an opportunity for enhancement through the proposed
development. While the current environmental quality of the site is poor, the
proposed development would bring the opportunity for environmental
enhancement and improve the amenity of the local area.
The proposed internal site layout has been influenced by a number of factors:
site constraints, including contaminated disturbed ground to the north,
previous gasholder locations and retained utility routes;
integration of water into the urban strategy. The southern bank of
Pymme’s Brook is naturalised to reduce flood risk and improve access;
location of new parks close to existing residential areas; and
siting of smaller buildings towards the west of the site to minimise
overlooking and overshadowing of existing residential properties, with
taller buildings towards the east of the site, away from existing
communities and closer to the new Meridian Water Station.
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
| Issue | March 2016
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4 Environmental assessment findings
The environmental impact assessment has been undertaken to identify the likely
significant positive and negative effects of the proposed development in order to
inform decision makers. The assessment and mitigation process aims to avoid or
reduce negative environmental effects and to also identify and promote positive
effects. Consultation has been undertaken with the London Borough of Enfield
and other organisations through the environmental impact assessment process.
The following aspects of the environment have been included in the
environmental impact assessment:
Transport;
Air quality;
Cultural heritage;
Daylight, sunlight and shadow;
Ecology and biodiversity;
Environmental wind;
Ground conditions and contamination;
Noise and vibration;
Socio-economics;
Television and radio interference;
Townscape and visual impact; and
Water resources and flood risk.
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
| Issue | March 2016
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4.1 Transport
A Transport Assessment has been undertaken, which sets out how access to the
proposed development site would be provided and assesses the impacts on the
local transport network. Levels of congestion at road junctions around the site
would be slightly negatively affected by the traffic generated by the proposed
development. A number of improvements are proposed to address these issues,
including parking restrictions and improved visibility around site access points,
improvement works at local road junctions and a strategy to promote more
sustainable modes of transport. The impacts of the development on the capacity
of existing rail and bus services are relatively small and can be mitigated. The
traffic associated with construction activities can be accommodated within the
network with no detrimental impacts, provided that all highway mitigation works
proposed for the development are carried out prior to the construction peak year.
The completed development will benefit pedestrians by providing a safe and
convenient walking network through the site and providing a new link across the
railway line, enabling new and existing residents to access the shops, schools,
leisure and employment facilities east of the railway. Cyclists will benefit from
improved routes as an alternative to replace undesirable sections of road around
the site (e.g. Leeside Road and Brantwood Road). Lifts and a ‘gutter’ ramp will
be provided to enable dismounted cyclists to use the pedestrian bridge across the
railway. Secure cycle parking, traffic calming measures and 20mph speed limits
will encourage walking and cycling around the site. Public transport access will
be improved by the new Meridian Water rail station and easier access to bus
services on the east side of the railway line. Parking will be mainly for residents,
with some additional visitor spaces, and vehicle access has been designed to
prevent rat-running, both through the site and on the surrounding roads.
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
| Issue | March 2016
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4.2 Air quality
The air quality effects from the construction and operation of the proposed
development have been assessed. Construction-related activities have the potential
to result in dust emissions. However, mitigation measures to control dust
emissions would be defined in a Code of Construction Practice / Construction
Environmental Management Plan which would ensure that effects are not
significant. Emissions from construction traffic were also assessed with the effect
on local air quality identified as not significant.
Once the proposed development is operational, air quality impacts may be caused
by the on-site energy centre and traffic generated by the development. The
assessment again concluded that effects would not be significant at sensitive
locations both on and surrounding the site. However, as the site is located in an
area of poor air quality, use of sustainable modes of transport would be
encouraged through the implementation of the operational site travel plan.
4.3 Cultural heritage
The proposed development would be constructed on a ‘clean’ site, following the
completion of soil remediation works that are being carried out under a separate
planning application. These works are being supervised by a qualified
archaeologist to ensure that any remains found are properly managed and
recorded. Therefore, during the construction of the Phase 1 development it is not
expected that any archaeological remains would be found in the shallow soils.
The exceptions to this are the station area and some small areas on the edges of
the site that are not covered by the remediation works. Construction in these areas
would be supervised by an archaeologist. There is also potential for disturbance to
archaeological remains through the construction of deep foundations, which
would go below the depth of the remediation works. The cultural heritage
assessment concluded that although there is the potential for the archaeological
remains below the remediated soil, preservational conditions are considered to be
poor and much of the ground is likely to have been disturbed by modern activity.
Effects would therefore be not significant and no further mitigation measures are
required.
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
| Issue | March 2016
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4.4 Daylight, sunlight and shadow
A daylight, sunlight and shadow assessment has been undertaken for the Meridian
Water Phase 1 development. This identified the potential effects of the
development (assuming maximum heights and extent of the building plots) on
surrounding residential properties along Kimberley Road, Willoughby Lane and
Ladysmith Road, and on the new Meridian Angel primary school (currently under
construction). The assessment concluded that there would be some significant
adverse effects on both daylight and sunlight levels at some of the properties
along Kimberley Road and Willoughby Lane. At the detailed design stage, the
proposed development would therefore need to be appropriately sized and laid out
(in accordance with guidance produced by the Building Research Establishment)
so that the effect on all surrounding properties is reduced to a level where it would
not be significant. The effects of the proposed development on sunlight
penetration into open spaces surrounding the site is considered to be not
significant.
4.5 Ecology and biodiversity
An assessment has been undertaken on the effects of the Meridian Water Phase 1
development on ecology and biodiversity. The main part of the site to the west of
the railway line is mainly bare ground, with little vegetation and low levels of
biodiversity. Pymme’s Brook, at the northern end of the site, is enclosed in a
mixture of culvert and concrete canal, with no significant habitat value. The land
to the east of the station is currently heavily vegetated and has some value for
local wildlife. Surveys have not identified any protected species on these sites,
although there is the potential for protected species such as reptiles, found within
the adjacent rail corridor, to use the vegetated areas to the east of the line.
Following the remediation works currently being undertaken under a separate
planning consent, the land either side of the railway will be largely cleared of
vegetation and re-surfaced, and therefore the impacts of the proposed
development on these areas would not be significant.
The site of the proposed Meridian Water Station lies within the railway corridor,
which has a 5-10 metre strip of vegetation either side of the rail lines, and
grassland within the track ballast provides additional habitat. This area is
designated as a ‘Wildlife Corridor’ by London Borough of Enfield and the
neighbouring local authorities, and forms a link for wildlife between other habitat
areas, including designated sites. Surveys have identified slow worms (a protected
species) in low numbers, and the corridor is also used by bats, although no
potential roost sites are present.
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
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Images of the Phase 1 development site
The proposed development would impact on the rail corridor through the loss of
vegetation and the creation of a break in the wildlife corridor. In order to mitigate
this, a 6m wide habitat corridor would be created within the Phase 1 site alongside
the railway line to enable the continued functioning of the Wildlife Corridor.
Details of this will come forward as part of future Reserved Matters applications.
Other mitigation includes control measures during the construction stage to
prevent impacts on protected species such as reptiles and nesting birds.
4.6 Environmental wind
The environmental wind assessment considered the wind effects of the proposed
development on pedestrian comfort and safety. The assessment concluded that
there is the potential for excessive windiness around exposed buildings that are
not well sheltered by others during both construction and operation. This includes
the western entrance to Meridian Water station and other areas around the
development including some of the public spaces/parks. There is therefore a need
for appropriate mitigation to be incorporated into the detailed design to reduce
windiness to acceptable levels. This may include features such as trees, planting,
canopies, screens and recessed entrances, all of which are helpful in reducing
windiness at exposed locations, for example around building access points and in
areas of regular outdoor use. With appropriate mitigation in place to ensure
acceptable conditions, effects would be not significant.
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
| Issue | March 2016
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4.7 Ground conditions and contamination
The site is currently derelict but historically it was used for gas production which
means that it is contaminated. Planning applications were approved in 2015 for
the soil remediation works required to reduce levels of contamination in the
shallow soils and groundwater to acceptable levels ready for future development.
Remediation of soils would be completed prior to the construction of each phase
of the Meridian Water Phase 1 development. However, significant contamination
will remain beneath the top layer of soils, and in the shallow groundwater.
Therefore the design of foundations, piling and site drainage has been carefully
considered to ensure that contamination would not spread or penetrate into the
deeper, clean ground water under the site. This means that there would be
minimal infiltration of rainwater into the ground, and foundations would be as
shallow as possible to avoid penetrating the clay layer that protects the clean
groundwater aquifer.
Gothic Gas Works, 1930
Gothic Gas Works, 1950
The development would also be designed to ensure that future users of the site
would not be exposed to contaminated materials, by incorporating hardstanding
and cover layers of clean soil. The building design would incorporate protection
against ground gas and construction materials would be resistant to substances
with the potential to damage below ground structures. Construction workers
would be protected by management and control measures employed during the
works. These measures would ensure that there would be no negative impacts in
relation to ground conditions and contamination.
4.8 Noise and vibration
Existing noise at the Meridian Water Phase 1 site is dominated by noise from the
A406 North Circular Road and the West Anglia Main Line railway. The
assessment considered noise and vibration impacts during the construction and
operation of the proposed development on residential properties and proposed
Angel Road school to the west and south of the site.
Construction noise would arise from activities such as piling, operation of plant
and machinery, and construction traffic on the site and the local road network.
The assessment found that changes in noise levels due to increased traffic on the
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
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nearby road network during construction would be negligible. However noise
from construction activities on the site would result in potential temporary
negative impacts at the school and properties along Albany Road, Kimberley
Road, Ladysmith Road and Willoughby Lane. However, these would be reduced
to an acceptable level through construction management measures.
After completion of construction, the residential development would not result in
negative impacts on noise, either from the site itself or from additional road
traffic. However, the new Meridian Water station would give rise to noise
impacts from the public address system, whistle noise, door alarms and noise from
stationary trains and passengers, which would be located close to the new
residential buildings on the Phase 1 site. With the incorporation of appropriate
measures in the detailed design of the residential buildings and the station, the
impacts would be reduced to an acceptable level. The existing houses and new
Meridian Angel primary school to the west of the site would be screened from the
new station by the Phase 1 development so would not experience any noise
impacts.
Vibration may be perceptible in nearby properties during construction, but this
was assessed as a very low level of impact and not significant.
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
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4.9 Socio-economics
The socio-economic assessment considered the effects of the proposed
development on local employment (during both construction and operation), local
housing need and the availability of open space and community, healthcare and
education facilities.
The construction of the proposed development is estimated to generate
approximately 3,338 full-time jobs during construction, resulting in a significant
positive effect which could be enhanced further by measures incorporated into the
Code of Construction Practice / Construction Environmental Management Plan to
support local supply chains and employment. Approximately 85 full-time jobs
would also be generated during the operation of the proposed development. This
is considered to be a positive effect although not significant.
The proposed development would increase housing supply in the area which
represents a significant positive effect, particularly in relation to the increased
supply of family housing. A significant positive effect is also identified from the
provision of the new community centre within the proposed development. The
development would have a negative effect on the availability of primary school
places given the current shortfall in the area, although the new Meridian Angel
primary school will help to ease the current shortfall. Effects on local healthcare
facilities and open space/playspace are considered to be not significant.
4.10 Television and radio interference
An assessment has been undertaken of the effects of the Phase 1 development on
television and radio reception in the vicinity of the site (assuming maximum
heights and extents of the building plots). This considered the position of the
proposed development in relation to the position and height of terrestrial
television transmitters to determine whether any ‘signal shadows’ would be
created on properties surrounding the development that may affect the television
reception received at these properties. It was concluded that the proposed
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
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development may have a negligible effect on terrestrial television signals at a
small number of properties. Mitigation measures are therefore proposed to
overcome any adverse effects and ensure that the effects are not significant.
It is not considered that there would be any significant effects on radio signals or
satellite television. As cable television is transmitted via underground cables, this
would not be affected by the new buildings and therefore effects are also not
significant.
4.11 Townscape and visual
Construction of the proposed development would have a significant adverse effect
on some local views and on the local townscape, particularly in close proximity to
the site where the construction works would be highly visible. Measures are
proposed to be included in the future Code of Construction Practice / Construction
Environmental Management Plan to help reduce the effects during construction,
for example, having high quality hoardings, maintaining a well-kept construction
site and keeping construction lighting to a safe minimum. Some effects would
however remain significant albeit they would be temporary in nature.
Once completed, the proposed development would be significantly larger than the
existing buildings around the Meridian Water Phase 1 site. Due to its height, it
would be visible across a wide area and from a large number of viewpoints. This
has the potential, based on the maximum heights and extents of the building plots,
to give rise to significant adverse effects from a number of locations due to the
increase in bulk and mass on the site. Measures are proposed to reduce adverse
effects at the detailed design stage, including ensuring high quality building
design and materials to enhance the character of the site and surrounding area,
high quality hard and soft landscape design and careful lighting design. With such
measures in place, the effects would in many cases become beneficial as there are
improvements in character setting and appearance compared to the existing
situation. Some significant adverse effects would however remain at some
viewpoints where the development continues to encroach into the unbuilt skyline.
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
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4.12 Water resources and flood risk
The assessment considered the effects of the proposed development on flood risk
(flooding of Pymme’s Brook, groundwater and from surface water), water quality,
foul water network and water supply during both construction and operation.
During construction the risk of flooding of Pymme’s Brook or groundwater is
considered to be negligible and not significant. While a negative effect is
identified with respect to surface water flooding, temporary drainage solutions
would be determined during detailed design to control surface water flows to
ensure that effects are not significant. Effects on water quality and demands on the
foul water network and water supply are assessed as not significant assuming the
use of appropriate construction methods to avoid contamination of groundwater
resources.
During operation flood risk is assessed as not significant with respect to Pymme’s
Brook, surface water and groundwater, with adequate on-site flood storage and a
surface water drainage system to be provided as part of the proposed
development. Effects on water quality are also not significant due to the
incorporation of water treatment systems within the surface water drainage
system. To ensure insignificant effects on the foul water network and water
supply, it is recommended that a network impact assessment is undertaken (by
Thames Water) to identify the need for any network upgrades which would be
implemented within an appropriate timescale. The water demand of the site
should also be minimised during detailed design through the inclusion of
appropriate design measures, for example, reuse and recycling of rainwater.
London Borough of Enfield Meridian Water Phase 1
Environmental Statement - Non Technical Summary (MW11)
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5 How to find out more
The Environmental Statement and other supporting planning documents can be
viewed at the planning offices for the London Borough of Enfield and can be
downloaded from their website. Any comments on the application should be made
directly to the London Borough of Enfield either via their online commenting tool
or at the address below.
Planning
London Borough of Enfield
Civic Centre
Silver Street
Enfield
EN1 3XA
www.enfield.gov.uk
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