Sustainable Design and ConstructionSupplementary Planning Document

Planning and Regeneration Service

Adopted January 2012

London Borough of Redbridge

Sustainable Design and

Construction

Supplementary Planning Document

January 2012

Foreword Climate change is one of the most significant threats facing the world today, and promoting sustainable developments is one way of combating climate change. The impacts of climate change have the potential to significantly affect the way we live and threaten the natural, social and economic environment. There is strong international, national, regional and local agreement that the causes of climate change need to be addressed (mitigation) and the impacts of climate change need to be prepared for (adaptation). This is reflected in the Council’s Sustainable Community Strategy, which identifies responding to climate change as an overarching priority for the borough. Sustainable development is ensuring new buildings do not have an adverse effect on the environment. A highly energy efficient building (thereby reducing a buildings demand for energy), and reducing the likelihood of flooding by having a permeable surface, are both examples of sustainable development. Not only is this good practice, helps conserve the environment, and contributes to the health, well-being and prosperity of residents, it also saves natural resources and money through reduced energy and water bills. The Council requires all new buildings (including its own) to achieve best practice standards (or better) of sustainable design and construction. This Supplementary Planning Document (SPD) outlines the sustainability requirements that all new development in Redbridge should follow – from householder extensions to major developments. This SPD will help to ensure that sustainable development continues to play an important role in the growth and development of Redbridge. I urge you to achieve the highest standards of sustainable design and construction in your new buildings and to make use of the information in this SPD. The scale and urgency of climate change means that we must act together and we must act now. Councillor Nick Hayes Cabinet Member for Planning and Regeneration

Contents PART A: Introduction and policy context 1. Purpose of this SPD

2

2. How to use this SPD

2

3. Policy context

3

PART B: Redbridge’s sustainability requirements and how to meet them 4. Sustainability requirements for new developments

Code for Sustainable Homes BREEAM Redbridge requirements

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7 7 8

5. Sustainability requirements for extensions, conversions and refurbishments

Overview Extensions and conversions Refurbishments Redbridge requirements

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9 9 10 11

6. Energy and reducing carbon emissions

Overview Redbridge requirements Use less energy Supply energy efficiently Use renewable energy Carbon offset fund Conservation areas and listed buildings

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12 13 14 18 23 30 30

7. Climate Change Adaptation

Overview Redbridge requirements Overheating Flooding Droughts

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32 32 32 33 33

8. Water

Overview Redbridge requirements Reduce the risk of flooding Water and wastewater infrastructure Reduce the development’s demand for water

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34 34 35 39 39

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ii

9. Waste and Recycling

Overview Redbridge requirements How a development is constructed Environmental impact of materials Operation of the development

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41 41 42 43 43

10. Pollution

Overview Redbridge requirements Air quality Land quality Water quality Noise levels Impacts of construction

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45 45 46 47 47 47 48

11. Biodiversity and the Natural Environment

Overview Redbridge requirements Nature conservation Trees and landscaping

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49 49 50 50

12. Sustainable Transport

Overview Redbridge requirements Reduce the need to travel Sustainable transport options within developments

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52 52 52 53

APPENDICES Appendix 1 – Policy context

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PART A Introduction and Policy Context

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1. Purpose of this SPD 1.1 The Sustainable Design and Construction Supplementary Planning Document (SPD)

provides guidance on how development in Redbridge should be designed, built and occupied in order to achieve best practice standards (or better) of sustainable design and construction; doing so will reduce a development’s demand for natural resources and it’s impact upon the natural environment, help address climate change, and deliver broader social, economic and environmental objectives.

1.2 Guidance is provided for the following areas, all of which need to be considered in the

design and construction of developments: Energy and reducing carbon emissions. Climate change adaptation. Reducing the risk of flooding and the demand for water. Reducing waste and increasing recycling. Minimising air, land, water and noise pollution. Biodiversity and the natural environment. Encouraging sustainable modes of transport.

1.3 This SPD is important in the application of policy to determine planning applications. It

provides information on how to comply with the Council’s sustainability policies in the Local Development Framework, as well as regional and national policy.

2. How to use this SPD 2.1 The SPD is divided into two parts:

PART A – provides an introduction to the SPD and outlines the key policy context. PART B – provides details of Redbridge’s sustainability requirements and provides

guidance on how to meet them. 2.2 The requirements of this SPD should be implemented as stated. Departures will only be

permitted when it can be demonstrated that such requirements are not feasible, having regard to: (a) Size and density of the development. (b) Nature of the development (e.g. mixed use; high heating demand; new build /

refurbishment). (c) Natural resources available (e.g. orientation of roofs for solar panels). (d) Location opportunities (e.g. decentralised energy opportunities). (e) Location constraints, such as impact upon the historic environment and heritage

assets (e.g. listed buildings, conservation areas, registered parks and gardens, scheduled monuments, archaeological priority areas).

(f) Impact upon adjoining uses. (g) To what extent the energy hierarchy has been followed and the carbon reductions

already achieved through the hierarchy. (h) The potential additional financial cost of renewable energy and the impact this

may have on scheme viability. (i) Opportunities to offset the balance of carbon emissions elsewhere on the site (e.g.

energy efficiency measures in existing buildings that may remain as part of a development).

(j) The extent to which the requirements of the SPD would prejudice other planning objectives to be met from the development of the site, such as the provision of essential community infrastructure.

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2.3 Where a departure from the requirements are proposed, they should be justified having regard to the specific site and development proposal and supported with evidence relevant to the subject proposal and / or site.

2.4 This SPD only applies to proposals that require planning permission. For any proposals

that do not require planning permission, the SPD will act as a good practice guide. 3. Policy Context 3.1 There is extensive national, regional and local policy that provides the framework for

sustainable design and construction in development. Outlined below are the key policies relevant to the SPD, with further details in Appendix 1.

3.2 National policy 3.3 Planning Policy Statement 1 (PPS1) (Delivering Sustainable Development) sets out the

Government’s overarching planning policies to deliver sustainable development through the planning system. In addition, Supplement to PPS1 (Planning and Climate Change) sets out how planning should help shape places with lower carbon emissions and be resilient to climate change. There are a number of further Planning Policy Statements which are also relevant to this SPD, and these are outlined in Appendix 1.

3.4 During the preparation of this SPD, the Government consulted on the draft National

Planning Policy Framework which aims to replace existing guidance with a single concise document. The final document is expected to be published in early 2012.

3.5 In addition, the Government requires all new domestic buildings to be carbon neutral

from 2016 and all new non-domestic buildings to be carbon neutral from 2019. To assist in achieving this, there will be progressive tightening up of Part L (conservation of fuel and power) of the Building Regulations.

3.6 Regional Policy 3.7 The London Plan sets the spatial development strategy for Greater London and forms

part of the Council’s Development Plan and is therefore used for assessing planning applications 1. The London Plan was first published in February 2004. A ‘replacement’ London Plan was published in July 2011, which supersedes the earlier version; this SPD reflects the requirements of the July 2011 version of the London Plan. All policies in the London Plan promote sustainable development, particularly chapter 5 (London’s Response to Climate Change).

3.8 Local Policy 3.9 The principles of sustainable development are embedded throughout the Council’s

Local Development Framework (LDF). The Council’s Core Strategy (March 2008) sets out the overarching spatial strategy for Redbridge over the next 10 years.

3.10 Strategic Policy 3 (Built Environment) of the Core Strategy includes the requirement

that: ‘All new buildings to be designed to a high standard and to be in accordance with principles of sustainable construction to minimise energy use and the production of greenhouse gases.’

1 Refer s38(2) of the Planning and Compulsory Purchase Act 2004

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3.11 The Borough Wide Primary Policies (May 2008) stem from the Core Strategy and are

used in the detailed assessment of planning applications. One of the key policies for sustainable design and construction is policy BD1 (All Development):

Policy BD1 – All Development

Proposals for all forms of development must incorporate high quality sustainable construction techniques reflecting the Council’s Supplementary Planning Guidance on Urban Design (September 2004) and Sustainable Design and Construction (May 2005). To gain planning permission, a development proposal must:

1. Be compatible with and contribute to the distinctive character and amenity of the area in which it is located.

2. Be of a building style, massing, scale, density and design appropriate to the locality.

3. Realise the potential of the land. 4. Contribute to local architecture and design quality. 5. Protect or enhance the effects on valuable habitats and species. 6. Ensure that landscaping is an integral element in layout design, taking account of

existing physical features (e.g. trees, hedgerows, walls, etc). Where appropriate, trees and shrubs should augment the amenity and appearance of the site.

7. Not prejudice the amenity of neighbouring occupiers by unreasonably restricting sunlight, daylight or privacy to their properties.

8. Create safe and secure environments and reduce the scope for fear and crime by taking into account the Police Service’s “Secure by Design” Standards.

9. Be designed to meet the needs of all and include provision for disabled access to, and within public areas.

10. Include appropriate provision for the storage and collection of waste and recyclable material.

11. Demonstrate that there is no significant adverse impact on surrounding uses in terms air, water, noise pollution, and of fume and smell nuisance.

12. Where appropriate provide evidence that there is capacity in utility infrastructure, including water, foul drainage, sewerage and telecommunication.

13. Where appropriate, demonstrate that there is the provision to connect with broadband information technology infrastructure.

3.12 This SPD provides greater detail on policy BD1 and others in the LDF to assist

developers in designing, constructing and operating a development that is sustainable. Further information on LDF policies which promote sustainable design and construction are outlined in Appendix 1.

3.13 This SPD supersedes the Sustainable Design and Construction Supplementary Planning

Guidance (SPG) (May 2005). 3.14 A number of Redbridge Supplementary Planning Documents / Guidance are relevant to

this SPD:

a) Trees and Landscaping SPD (June 2006) highlights the importance of retaining and protecting existing trees, planting additional trees where appropriate and providing well designed, quality landscape.

b) Urban Design Framework SPG (March 2004) sets out the key urban design principles for new development and public realm in Redbridge.

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c) Nature Conservation SPD (June 2006) focuses on protecting and enhancing biodiversity and expects new development to assist in achieving this.

d) Householder Design Guide SPD (January 2012) ensures householder extensions and alterations are well designed, sustainable and contribute to the character of the locality.

3.15 The Council is currently reviewing its Core Strategy in the context of revised housing

targets, emerging borough-specific issues, and the forthcoming National Planning Policy Framework. The review is expected to be completed by the end of 2013 and therefore elements of this SPD may be superseded by this process.

PART B Redbridge’s sustainability requirements and how to meet them

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4. Sustainability requirements for new developments 4.1 Code for Sustainable Homes 4.2 The Code for Sustainable Homes (CfSH) is an environmental assessment method for

rating and certifying the performance of new homes. It is a national standard to encourage continuous improvement in sustainable home building, towards the Government’s target of achieving ‘zero carbon’ for new build homes from 2016. A six star rating system is used, with six stars being a zero carbon development. The following categories are used, with minimum standards required in some categories. Energy and carbon dioxide emissions Water Materials Surface water run-off Waste Pollution Health and well-being Management Ecology

4.3 Building Research Establishment Environmental Assessment Method (BREEAM) 4.4 BREEAM is an environmental assessment method for rating and certifying the

performance of non-domestic buildings (as well as refurbishment projects). BREEAM rates a development on a scale of PASS, GOOD, VERY GOOD, EXCELLENT and OUTSTANDING. The following categories are used, with minimum standards required in some categories.

Management Health and well-being Energy Transport Water Materials Waste Land use and ecology Pollution Innovation

4.5 The Council has minimum CfSH and BREEAM requirements for new development in

Redbridge (outlined in section 4.7), and applying these requirements forms the basis for how the Council assesses the sustainability of new buildings.

4.6 The structure of this SPD broadly follows the CfSH and BREEAM categories.

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4.7 Redbridge Requirements

Redbridge Requirements: Sustainability requirements for new developments (1) Code for Sustainable Homes (residential) (a) Major Development(10 units and above) (i) From 2012, Code Level 4. (ii) From 2016, Code Level 6 (zero carbon development). (b) Minor Development (five units and above) (i) From 2012, Code Level 4. (ii) From 2016, Code Level 6 (zero carbon development). For (1) (a) and (1) (b), a Code for Sustainable Homes Pre-Assessment or equivalent is required at planning application stage and a final certificate upon completion of the development. (c) Minor Development (one to four units) (i) From 2012, Code Level 4 (ii) From 2016, Code Level 6 (zero carbon development) For (1) (c), completion of the Council’s Code for Sustainable Homes ‘checklist’ or equivalent is required to demonstrate compliance. This is available on the Council’s website. (2) Building Research Establishment Environmental Assessment Method

(BREEAM) (non-residential) (a) Major Development(1000 sq.m and above) (i) From 2012, BREEAM Excellent. (ii) From 2019, zero carbon development. (b) Minor Development (between 500sq.m – 999sq.m) (i) From 2012, BREEAM Excellent. (ii) From 2019, zero carbon development. For all proposals 500sq.m and above, a BREEAM Pre-Assessment or equivalent is required at planning application stage and a final certificate upon completion of the development.

5. Sustainability requirements for extensions, conversions and refurbishments

5.1 Overview 5.2 Collectively extensions and conversions create a large increase in carbon emissions in

Redbridge as a high proportion of the Council’s planning applications are for this type of development.

5.3 Improving the energy efficiency of the existing housing stock is a key area for

Redbridge, as even by 2050 over two thirds of the housing stock will have been built before this SPD was adopted and therefore may well be energy inefficient (see figure 1). Therefore, the Council expects applications for extensions, conversions and refurbishments to include measures to improve the sustainability of the existing building, where possible and practical.

Figure 1 – New and existing domestic buildings (United Kingdom)

Source: Energy efficiency in new and existing buildings, BRE Trust, 2010 5.4 Extensions and Conversions 5.5 Residential extensions and conversions (a) For residential extensions (and small-scale conversions, e.g. a loft or garage into a

bedroom), the Council requires simple, cost effective and proportionate energy efficiency measures to be carried out to the existing dwelling to off-set the environmental impacts of the extension, to a value not exceeding 10 per cent of the total cost of the extension.

(b) This requirement will be implemented through a number of potential means, including

but not limited to: the completion and submission of a home energy assessment form (which will accompany the planning application) and subsequent inclusion of relevant measures as a condition on any approval; minimum Energy Display Certificate / Standard Assessment Procedure ratings; submission of a Energy Saving Trust Home Energy Report for the dwelling and demonstration of which recommended actions will be incorporated into the overall dwelling.

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(c) Potential measures which could arise from such assessments include, upgrading loft insulation, insulating cavity walls, floor insulation, improving draught proofing, improving heating controls, improving hot water insulation, installation of reflective panels behind radiators, installation of low energy lighting or upgrading the boiler. In determining suitable measures, the Council will have regard to the practical barriers to installation, payback periods, and the energy efficiency / sustainability of the existing dwelling (including measures undertaken previously).

(d) Further detail on the Council’s requirements for residential extensions and conversion

will be set out in separate guidance. 5.6 Non-residential extensions (a) For non-residential extensions, if the floor area of the existing building combined with

the floor area of the extension is 500sq.m or greater, BREEAM Excellent is required for the extension. There is no specific requirement if the total floor area is less than 500sq.m.

5.7 Refurbishments 2 (a) The Building Research Establishment is currently preparing an assessment methodology

to evaluate the environmental credentials of domestic and non-domestic refurbishment projects. As this scheme has been specifically developed for refurbishments, the practical constraints of refurbishing an existing building will have been taken into consideration. It is likely that BREEAM Domestic Refurbishment will go ‘live’ in early 2012 and BREEAM Non-Domestic Refurbishment ‘live’ towards the end of 2012.

(b) When the BREEAM Refurbishment schemes are ‘live’, the Council will be requiring an

‘Excellent’ rating. Prior to the schemes being ‘live’, the Council requires the following for refurbishment projects:

(i) Residential refurbishment projects of 5 units and above to achieve Eco-homes Very

Good and aspire for Eco-Homes Excellent. (ii) Non-residential refurbishment projects 500sq.m and above - if the floor area of the

existing building combined with the floor area of the extension is 500sq.m or greater, BREEAM Excellent is required for the extension.

2 Major Refurbishment projects are defined (using the definition from BREEAM New Construction

Technical Manual 2011) as construction that results in the fundamental remodelling or adaptation of existing elements of the building envelope, structure and renewal of key building services. And where, on completion of the works, such remodelling / renewal will materially impact on the performance of the building. The term ‘elements’ includes:

a) Structural / building envelope elements including walls (including glazing), roofs (including roof lights) and floors.

b) Building services elements including lighting (artificial and delighting), heating, mechanical ventilation/cooling plant and ductwork, water/drainage systems.

For the purposes of this definition, work to both a) and b) above must be taking place for the project to be classed as a major refurbishment.

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5.8 Redbridge Requirements

Redbridge Requirements: Sustainability requirements for Extensions, Conversions and Refurbishments (1) Extensions and Conversions

(a) Residential Extensions and Conversions (i) The Council will require simple, cost effective and proportionate energy

efficiency measures to be carried out on the existing house where possible and practical to offset the environmental impacts of an extension (or small-scale conversion, e.g. a loft or garage into a bedroom), to a value not exceeding 10% of the overall construction costs.

(ii) The Council is currently preparing its requirements for 1 (a), and this will be set

out in seperate guidance. (b) Non-residential extensions (i) If the floor area of the existing building combined with the floor area of the

extension is 500sq.m or greater, BREEAM Excellent is required for the extension.

(ii) A BREEAM Pre-Assessment or equivalent is required at planning application

stage and a final certificate upon completion of the development. (2) Refurbishments (a) The Council will be using the BREEAM Domestic Refurbishment and BREEAM Non-

Domestic Refurbishment assessment methods, when these go live in 2012, and will be requiring an ‘Excellent’ rating. In the interim, the Council requires:

(i) Residential refurbishment projects 5 units and above to achieve Eco-Homes

Very Good and aspire for Eco-Homes Excellent. An Eco-Homes Pre-Assessment or equivalent is required at planning application stage and a final certificate upon completion.

(ii) Non-residential refurbishment projects 500sq.m and above - If the floor area

of the existing building combined with the floor area of the extension is 500sq.m or greater, BREEAM Excellent is required for the extension. A BREEAM Pre-Assessment or equivalent is required at planning application stage and a final certificate upon completion of the development.

6. Energy and Reducing Carbon Emissions 6.1 Overview 6.2 Climate change, which is the rise in average global temperatures due to increased levels

of greenhouse gases (such as carbon) in the earth’s atmosphere, is a fundamental challenge facing the world and will impact upon Redbridge. The Climate Change Act (2008) has a target to reduce the UK’s greenhouse gas emissions by 80 per cent by 2050, and the Mayor of London seeks to achieve a reduction in London’s carbon dioxide emissions of 60 per cent (below 1990 levels) by 2025 3. In addition, the UK has a target for 15 per cent of its energy to come from renewable sources by 2020.

6.3 Development in Redbridge should be designed to reduce carbon emissions from the

construction and on-going operation of the building. In order to achieve this, the energy hierarchy (London Plan policy 5.2) should be followed:

(a) Be lean (use less energy) (b) Be clean (supply energy efficiently) (c) Be green (use renewable energy)

6.4 The energy hierarchy seeks to reduce energy use before meeting the remaining

demand by the cleanest means possible; following the hierarchy in this manner is also generally the most cost effective way to reduce energy usage and carbon dioxide emissions.

Figure 2 – Energy Hierarchy

6.5 In the context of the energy hierarchy, decentralised energy is not counted as

renewable energy (unless the decentralised energy system is powered from renewable sources).

3 Delivering London’s energy future: The Mayor of London’s Climate Change Mitigation and Energy Strategy,

October 2011

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6.6 Redbridge Requirements

Redbridge Requirements: Energy and reducing carbon emissions (1) Residential (a) From 2012, 25 per cent improvement on 2010 Building Regulations, Part L

(equivalent to Code Level 4 for energy). This is just for regulated emissions. (b) 2013 - 2016 4, 40 per cent improvement on 2010 Building Regulations, Part L. This

is just for regulated emissions. (c) 2016 - 2031 5, zero carbon development. (2) Non-residential

(a) From 2012, 25 per cent improvement on 2010 Building Regulations, Part L. This is

just for regulated emissions. (b) 2013 - 2016 6, 40 per cent improvement on 2010 Building Regulations, Part L. This

is just for regulated emissions. (c) From 2016 - 2019 7, as per Building Regulation requirements. (d) From 2019 - 2031 8, zero carbon development. (3) Energy hierarchy The energy hierarchy must be followed to demonstrate how the Council’s carbon reduction targets will be met, which should be presented in an Energy Assessment. There is no specific carbon reduction target for each stage of the hierarchy. (a) Use less energy (i) Achieve the highest feasible standards and specifications for energy efficiency. (ii) Prioritise energy efficiency over supplying energy efficiently and renewable

energy, having regard to the technical and financial feasibility of achieving this. (iii) All new development must include a display energy device showing electricity

and heating fuel consumption data. (b) Supply energy efficiently (the hierarchy below must be followed): (i) If within a decentralised energy (DE) opportunity area and a heating / cooling

network is in operation, a development must connect to the network. (ii) Should there be ‘firm 9’ proposals for a DE network in an opportunity area, a

development must be built to enable future connection to a network and must connect to the network when it is available.

4 The start date for this will be when the proposed 2013 amendments to Part L of the Building

Regulations come into effect. 5 The start date for this will be consistent with the Government’s zero carbon agenda. 6 The start date for this will be this will be when the proposed 2013 amendments to Part L of the Building

Regulations come into effect. 7 The start date for this will be when the proposed 2016 amendments to Part L of the Building

Regulations come into effect. 8 The start date for this will be consistent with the Government’s zero carbon agenda. 9 ‘Firm’ proposal = where there has been a resolution by the Council to proceed with a decentralised

energy network, following the completion of financial and technical feasibility studies and the agreement of a robust timescale for completion of a network.

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(iii) If a technical study has been undertaken for an opportunity area which shows a DE network is feasible (but there is no timetable for delivery), a development must be ‘DE ready 10’ to enable connection to a network when one is available.

(iv) Where there are no proposals for a DE network or the opportunity to connect to a network does not exist, on-site CHP will be expected where the heating demand makes it feasible.

(c) Use renewable energy (i) Further reduce a development’s carbon emissions through the use of on-site

renewable energy technologies. The amount of renewable energy appropriate for a development will be dependent on site and location circumstances, the nature of the development proposal, and carbon reductions already achieved through the energy hierarchy.

Carbon offset fund (a) If it can be demonstrated that it is not viable to meet the Council’s carbon reduction

targets (in advance of the Building Regulations) on-site for specific developments, the Council may consider the use of carbon offsetting, in line with London Plan policy 5.2. Developers may discuss with the Council the potential to off-set emissions of a specific development by paying into a carbon off-set fund to be spent within the vicinity of that development. The carbon offset fund may be used for retrofitting existing buildings, decentralised energy networks, renewable energy or any other programme that achieves a quantifiable reduction in carbon emissions.

(b) Currently the Council does not have a carbon offsetting mechanism in place. In the

interim, developers will be expected to meet the Council’s carbon reduction requirements on-site, or demonstrate that achieving these targets is not viable. When determining viability, the points in section 2.2 will be considered.

6.7 Use less energy (‘Be Lean’) 6.8 Passive design measures are the best way to reduce a building’s energy demand,

maximising the site’s potential and achieving the best possible orientation for living and working areas. Energy efficient appliances and lighting should also be used to reduce a building’s energy demand.

6.9 In order to minimise the thermal and lighting requirements of a building, passive design

takes advantage of the climate, heat and light from the sun, and natural ventilation. Key aspects of passive design are:

Siting and Orientation

6.10 Orientation for passive heating is about using the sun as a source of heating. South

facing facades receive sun all year round, and the main orientation of the building should be as close to south as possible (ideally within 30 degrees of south). Buildings

10 A development is defined as ‘DE ready’ when the following measures are included in the scheme: (a) Space in the plant room for a heat exchanger, any other plant and pipe and electricity connections; (b) Pipes from the plant room to the property boundary where the decentralised energy pipe is most

likely to be located.

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orientated east of south will benefit more from the morning sun, whilst those orientated west of south will benefit from late afternoon sun.

6.11 For buildings in higher density urban areas, the impact of the building envelope on

adjoining properties should be considered. For example, taller buildings should be located to the north of the site to minimise overshadowing, and maximise solar gain for the area.

Windows

6.12 To maximise solar access for light and heating, larger windows should face between

south-east and south-west. Glazing on other facades should ideally be less, to prevent unwanted heat loss and gain. North facing glass facilitates winter heat loss, while east, and particularly west facing glass encourages summer heat gain, if not properly shaded. As a general guide, glazing should be not less than 20% of the floor area.

6.13 It needs to be ensured that a building does not overheat during the summer. Fixed

horizontal shading devices, such as eaves, overhanging balconies, or louvers (set to the correct angle) can regulate solar access on south facing facades, excluding high angle summer sun, and admitting low angle winter sun. East and west facing openings also require shading from low level morning and afternoon sun. Appropriate landscaping can help shade the building.

Internal layout

6.14 The most frequently used rooms, those requiring the most heating and lighting, should be on the south side on the building. Rooms used less often, such as utility rooms, bathrooms and garages, should be to the north of the building. Thermal mass

6.15 Thermal mass is a measure of a material’s capacity to absorb and store heat. Correct use of thermal mass moderates internal temperatures by averaging day/night extremes, thereby increasing comfort and reducing energy costs. During summer it absorbs heat, keeping the building comfortable, during winter it can store heat from the sun or heaters, to release at night. High density materials such as concrete, bricks and tile, have high thermal mass, whereas lightweight materials such as timber, have low thermal mass.

6.16 To be effective, thermal mass must be integrated with sound passive design techniques.

This means having appropriate areas of glazing, correctly orientated, with appropriate levels of shading, insulation and thermal mass.

Landscaping

6.17 Suitable landscaping can prevent overheating in the summer, but permit solar access into a building during the winter. For example, deciduous trees or bushes to the south of the building can block unwanted sun in the summer to prevent overheating, but during the winter deciduous trees and bushes lose their leaves allowing an increase in solar gain. Deciduous vines, grown over a pergola structure, can function in the same way.

6.18 Landscaping can also provide shelter from the wind. Planting to the north of the site,

with evergreen species (which do not drop their leaves in the winter) will reduce the impact of northerly winds. However, it must be ensured evergreen planting does not impact on another building’s solar gain.

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Natural ventilation

6.19 Facilitating natural ventilation permits fresh air in to a building, which also provides cooling and helps prevent condensation.

(a) Cross ventilation is the most effective method of air exchange. It requires openings,

such as opening windows or vents, on opposing sides of a building, as well as minimal barriers to air paths through the building.

(b) Convective air movement relies on hot air rising and exiting at the highest point.

Clerestory windows, roof ventilators and openable roof lights permit heat to exit the building near the top. Low level inlets will then draw cooler air in, ventilating and cooling the building. This cycle is an effective way to ventilate a property.

6.20 Natural ventilation is preferable to mechanical means (i.e. air conditioning units), as it is

free, and has no adverse impact on the environment.

Minimising heat loss

6.21 There are a number of key ways to minimise heat loss from a building:

(a) Cavity wall insulation. About one third of heat lost in an un-insulated home is lost through the walls 11.

(b) Solid wall insulation, which can be with internal or external cladding. (c) Floor insulation, suitable for buildings with uninsulated suspended timber floors,

which are easily accessible from underneath (e.g. basements). (d) Loft insulation, ensuring the recommended amount of 270mm of loft insulation is

used. (e) Draught proofing. Using strips and excluders around leaky doors and window

frames. (f) Tank and pipe insulation. Insulate hot water tanks (with a jacket at least 75mm

thick), and insulate pipes to keep water hotter for longer by minimising the amount of heat that escapes.

(g) Double glazing cuts heat lost through windows by half, and triple glazing cuts heat loss even more.

Energy efficient appliances

6.22 Using energy efficient appliances and lighting also helps to reduce energy use during

the operation of a building.

(a) A-rated appliances, such as fridges and freezers, are the most energy efficient. (b) Energy saving light bulbs use 80% less energy than conventional

light fittings, whilst producing the same amount of light. Energy savings light bulbs are available in a wide variety of fittings, shapes and sizes.

11 Energy Saving Trust

Figure 3 – A building using passive design measures

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6.23 Supply energy efficiently (‘Be Clean’) 6.24 The Mayor of London’s Climate Change Mitigation and Energy Strategy (October 2011)

expects 25 per cent of the heat and power used in London to be generated through the use of localised decentralised energy systems by 2025.

6.25 Decentralised energy is creating electricity near to where it is needed (i.e. localised

sources) and is significantly more efficient than conventional methods of transporting energy long distances (from the national grid) and using separate gas-fired boilers to provide heat.

6.26 Combined Heat and Power (CHP) is a form of decentralised energy, which converts fuel

input into electricity and at the same time produces heat that can be distributed locally through a heat network. In its simplest form, CHP employs a gas turbine, an engine or a steam turbine to drive an alternator, and the resulting electricity is used wholly or partially on-site. The heat produced during the power generation is recovered and can be used, for example, to provide hot water for space heating. As CHP systems make use of the heat produced during electricity generation, they are about 80% efficient (compared to power stations which are about 55% efficient as the heat they produce is wasted). CHP can result in 30% less carbon dioxide emissions than traditional heat and power supplies, and can cut energy costs by 20% - 30% 12.

Figure 4 –Combined Heat and Power vs. conventional methods

Source: Powering ahead - delivering low carbon energy for London (October 2009)

6.27 CHP can be considered at any site where is sufficient heat (or cooling) demand.

However, a CHP unit only generates economic and environmental savings when it is running, so it is most viable in developments with a high and constant demand for heat – about 4,500 hours a year (which equates to an average heat demand of about 17 hours a day for five days a week, throughout the year).. 13

12 Carbon Trust – Introducing combined heat and power – technology guide. 13 Carbon Trust – Introducing combined heat and power – technology guide

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6.28 Consequently, areas or developments with a mixture of uses are more suitable for CHP

as they have even more even heat demand (i.e. residential peak demand during mornings and evenings, and commercial / retail with peak demand during the day). However, CHP may still be suitable for sites with a lower heat demand, particularly if there is a high demand for cooling.

6.29 In order to determine the type and size of CHP plant appropriate for a particular

development, the heat and power demands of the development will need to be known. The heat load should always be the starting point for system sizing. The following types of development are generally considered suitable for the following CHP plant sizes:

(a) Large scale CHP

This can range from 1MWe up to hundreds of MWe. Large scale CHP is often suitable for large industrial uses or large community uses.

(b) Small scale CHP

Typically range from 60kWe to 1.5MWe. Small scale CHP can often be used for hotels, leisure centres, hospitals, supermarkets, an office complex or a block of flats.

(c) Micro CHP

Refers to systems less that 50kWe. Typical developments which may be suitable for micro CHP is the domestic market, or in small commercial sites.

6.30 A CHP plant can be coupled with an absorption chiller to create a Combined Cooling

Heat and Power (CCHP) plant. Heat generated from the CHP can be used by the absorption chiller to provide cooling for buildings.

Figure 5 – How district heating distributes heat to an area

Source: Compare Renewables, Planning Advisory Service and Local Government Group.

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6.31 It must be noted that low / zero carbon energy must not be significant in terms of local air quality and should create opportunities to improve local air quality. As part of the standard air quality assessment for developments (outlined in Chapter 10), an emission assessment must be completed for CHP proposals, demonstrating compliance with the Mayor of London’s CHP emissions limits. CHP operators will be required to monitor and provide yearly evidence (through an annual monitoring report) demonstrating ongoing compliance with the Mayor’s emission limits.

6.32 Redbridge is involved in the Mayor of London’s Decentralised Energy Masterplanning

Programme (DEMaP), which has identified five opportunity areas in the borough most suitable for decentralised energy networks: (a) Fullwell Cross (b) King George Hospital (c) Ilford Town Centre and Crossrail Corridor (d) Gants Hill (e) Loxford Lane

6.33 These areas either contain buildings with a high heat demand, or have the potential for a future high heat demand through new housing and/or large community infrastructure (such as new schools and leisure facilities), which will create a mix of development suitable for a decentralised energy network.

6.34 Redbridge’s district heating opportunity areas are included as part of the London Heat Map - www.londonheatmap.org.uk.

6.35 In line with the Mayor of London’s preference for decentralised energy systems, for development purposes the Council will expect the following hierarchy to be followed for decentralised energy schemes:

If within a Redbridge decentralised energy opportunity area and a heating / cooling network is in operation, a development must connect to the network.

Should there be ‘firm’ proposals (see 6.36) for a decentralised energy network in an opportunity area, a development must be built to enable future connection to the

network and must connect to the network when it is available.

Where there are no ‘firm’ proposals for a decentralised energy network, or the opportunity to connect to a network does not exist, on-site CHP will be expected

where the heating demand makes it feasible.

If a technical study has been undertaken for an opportunity area which shows a DE network is feasible (but there is no timetable for delivery), a development must be

‘DE ready’ (see 6.37) to enable connection to a network when one is available.

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6.36 A ‘firm’ proposal for a decentralised energy network is defined as - where there has been

a resolution by the Council to proceed with a decentralised energy network, following the completion of financial and technical feasibility studies and the agreement of a robust timescale for completion of a network.

6.37 A development is defined as ‘DE ready’ when the following measures are included in the

scheme:

(a) Space in the plant room for a heat exchanger, any other plant and pipe and electricity connections; and

(b) Pipes from the plant room to the property boundary where the decentralised

energy pipe is most likely to be located. 6.38 The Council’s decentralised energy requirements should be implemented as stated in

paragraph 6.35, unless it can be demonstrated that such requirements are not feasible. Criteria to determine feasibility will include, but is not limited to:

(a) Size of the development. (b) Mix of uses of the development. (c) Distance to existing network pipes. (d) Physical barriers, e.g. roads. (e) Other buildings in the area that are able to connect. (f) Cost of connection. (g) Any other specific technical issues.

6.39 The London Heat Map programme is developing a set of technical specifications for

decentralised energy networks for the potential adoption by boroughs / networks within London. Redbridge anticipates that it will adopt these standards unless there are compelling local technical or financial reasons not to.

Figure 6 – Redbridge’s District Heating Opportunity Areas

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6.40 Use Renewable energy (‘Be Green’) 6.41 Renewable technologies come from resources which can be naturally replenished, such

as the sun and wind.

6.42 The amount of renewable energy required for a development will be dependent on the site and development characteristics and the opportunities and constraints these present, and the carbon reductions already achieved through the other stages of the energy hierarchy.

6.43 Where renewable energy is proposed, it should be integrated into the design of the

development at the beginning and be an attractive design feature. It must also be noted that low / zero carbon energy must not be significant in terms of local air quality and create opportunities to improve local air quality.

6.44 In April 2010, the Government introduced a feed-in-tariff (FIT) system for electricity

produced from renewable sources. Under this scheme energy suppliers make regular payments for electricity that is generated from renewable or low carbon sources, such as solar electricity panels or wind turbines, which has made this type of technology more attractive to developers. However, it should be noted that at this stage only installations smaller than 5MW qualify to receive the FIT. In addition, the Government is currently introducing the Renewable Heat Incentive (RHI) to provide financial support to encourage renewable heat installations. Both the FIT and RHI may provide opportunities when determining appropriate renewable technologies for a development.

6.45 The Building Research Establishment – www.bre.co.uk - has a list of approved

renewable energy installers and suppliers. 6.46 Biomass 6.47 Biomass is plant and animal material that can be burnt or digested to produce energy.

Biomass can be used to produce heat (for space and water heating), electricity, or a combination of both.

6.48 Biomass is considered renewable as the carbon released in the combustion process is offset by the carbon trapped in the organic matter during its growth.

6.49 Raw materials that can be used to produce biomass include: (a) Virgin wood – which can be used as logs, wood chips or wood pellets. (b) Energy crops – which can be grown specifically for use as fuel. Fast growing trees can

be coppiced every 3-4 years. (c) Agricultural waste – ‘dry’ agricultural waste (such as straw) can be burnt to produce

energy. ‘Wet’ agricultural waste (such as slurry) can be digested to produce methane (which is known as anaerobic digestion) which can be used as fuel.

(d) Municipal and industrial waste – many industrial processes and manufacturing operations produce waste that can potentially be used or converted into biomass fuel, such as waste food or waste wood.

6.50 ‘Bio-fuels’ containing a portion of fossil fuels, such as bio-diesel will not be counted as a

100% renewable source of energy. Only the contribution to energy provision and carbon dioxide savings made by the renewable portion of the fuel will be counted.

6.51 A biomass boiler requires sufficient storage space for fuel. Arrangements for the delivery

and storage of biomass / bio-fuels will need to be put in place. Fuels should be sourced as locally as possible and the carbon dioxide emissions associated with the delivery of the fuel should be subtracted from the savings in emissions arising from the use of the

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biomass / bio-fuels. In addition, consideration needs to be given to the size of biomass delivery vehicles, which are often very large and require a large turning circle.

Figure 7 – Biomass boiler at the James Leal Centre, Woodford

6.52 The entire borough of Redbridge is an Air Quality Management Area (AQMA) and

therefore the use of biomass boilers needs to be carefully considered as they produce nitrogen dioxide (NO2), particulates (PM) and sulphur dioxide (SO2). As a general principal, biomass will not be acceptable in Redbridge in the following circumstances: (a) Areas with already high levels of particulate matter or where nitrogen dioxide

emissions are greater than 40 micrograms per cubic metre. The Redbridge Air Quality Action Plan (available on the Council’s website) provides further information on air quality in Redbridge, including areas in the borough with higher levels of nitrogen dioxide and particulates. This is predominantly areas running nearby / parallel to the North Circular (A406) and the Eastern Avenue (A12) – see figure 8 below demonstrating this for nitrogen dioxide.

(b) For small biomass boilers (below 500kWth), Redbridge follows the Mayor of

London’s draft Air Quality Strategy, which indicates that small biomass boilers in Air Quality Management Areas are considered unsuitable unless they can demonstrate that they have no adverse effects on local air quality when compared to conventional gas fired boilers. Guidance issued by DEFRA, and more recently, Environmental Protection UK and Local Government Regulation (formerly LACORS) provides a suitable assessment method that should be followed.

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(c) For large biomass boilers (above 500KWth), appropriate abatement technology should be installed to reduce the impact of the biomass boiler on air quality, in accordance with the Mayor’s Air Quality Strategy.

6.53 Where a biomass boiler is proposed, an emissions assessment must be included as part

of the standard air quality assessment (outlined in Chapter 10). In addition, the Mayor of London’s biomass limits must be met, and biomass operators will be required to monitor and provide evidence on a yearly basis (through an annual monitoring report) demonstrating on-going compliance with the Mayor’s emissions limits.

6.54 When the use of biomass is proposed, the boiler must be certified as an exempt

appliance in accordance with the Clean Air Act (1993). A list of exempt appliances can be found at www.uksmokecontrolareas.co.uk/appliances.php.

Figure 8 – Predicted annual mean nitrogen dioxide levels for Redbridge

6.55 Solar Water Heating

6.56 Solar water heating (solar thermal) uses the sun to heat water in a panel (generally located on a roof) and then transfers the hot water generated to a central heating system.

6.57 The panels do not need direct sunlight to work and will still be effective on a cloudy day.

However, the more sunlight the panels receive the more effective they will be. Unobstructed roofs facing anywhere between south-east to south-west are ideal and panels pitched at 30–45 degrees from the horizontal works best. A typical domestic installation requires 2–5 square metres of roof area, and space may also be needed for an additional water cylinder.

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6.58 Solar hot water can usually supply between 50-60 per cent of a buildings hot water

demand, and therefore it will need to work alongside a conventional hot water systems.

Figure 9 – Solar water heating

6.59 Heat Pumps 6.60 There are two types of heat pump:

Ground source heat pumps (GSHP)

6.61 Ground source heat pumps extract the heat stored in the ground to provide space and water heating. They work as the temperature in the ground is relatively constant (about 10–15 degrees) regardless of the temperature above the ground.

6.62 There are two forms of GSHP.

(a) A horizontal trench, where pipe is laid horizontally at a shallow depth, usually 1–2 metres. The approach requires sufficient space (up to 200 metres in length for a typical domestic property).

(b) Drilling boreholes to a depth of about 100 metres where pipe is driven vertically into the ground. This is likely to be more expensive, but is suitable for areas where space is limited. However, access is required for large drilling machinery to drill boreholes.

6.63 In addition, an open loop system usually requires a license from the Environment

Agency to investigate ground water, an Abstraction License and a Discharge Consent. Open loop pumps affect the temperature of ground water, which can have implications for the structure and ecology of the aquifer and surface waters.

Air source heat pumps (ASHP)

6.64 Air source heat pumps extract the ambient heat in the air to provide space and water

heating. As the temperature outside varies so does the heat provided from the ASHP,

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therefore it is unlikely an ASHP will be the only source of heating required for a building. However, their space requirement is low and they can be fitted to outside walls or in the roof space.

6.65 Heat pumps require power to operate. This is often from non-renewable sources, but it

can also come from renewable sources, such as solar electric panels. As a general rule, heat pumps achieve 4 units of output for 1 unit of input; air source heat pumps are generally less efficient than ground source heat pumps.

6.66 Heat pumps will not be automatically counted as a 100% renewable source of energy.

The electrical energy used to operate the proposed heat pumps and the carbon dioxide produced doing this should be subtracted from the calculations of energy provided and the carbon dioxide saved by the heat pump.

Figure 10 – Heat pumps

Source: Compare Renewables, Planning Advisory Service and Local Government Group

6.67 Wind Power 6.68 Wind turbines use large blades to ‘catch’ the wind. The moving blades drive a generator,

which converts this energy into electricity. Wind energy is one of the cleanest and safest forms of renewable energy.

6.69 The amount of electricity generated from wind turbines relies on the wind speed

available, the number of obstacles present which may restrict wind flow (such as chimneys or trees), and the size of the turbine blades.

6.70 There are two types of wind turbine - horizontal axis turbines (the more common

‘windmill’ type) and vertical axis turbines. 6.71 There are three main categories of wind turbine:

(a) Large-scale – very large collections of wind turbines generating electricity often for use in the national grid. These sites often have turbines rated between several hundred kilowatts and a few megawatts each, with rotor diameters in excess of 100 metres.

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(b) Small scale – often installed to supply the on-site electricity demand of a building, and typically comprises single turbines rated less than 50kW 14.

(c) Micro scale – often less than 100W and can help power small-scale electrical

applications. 6.72 In urban areas such as Redbridge where turbines are likely to be close to buildings and

other ground features, turbines can be mounted on masts or roofs.

(a) Mast mounted - these are free standing and are erected in a suitably exposed position, with a capacity often around 2.5kW to 6kW.

(b) Roof mounted - these are smaller than mast mounted systems and can be installed

on the roof of a home where there is a suitable wind resource. Often with a capacity around 1kW to 2kW in size. 15

6.73 In Redbridge, wind power is greatest in the north and north-east of the Borough (refer

to figure 11). For small-scale wind turbines in Redbridge, a minimum wind speed of 5 metres per second is considered realistic to provide effective electrical generation.

6.74 The Department of Energy and Climate Change (DECC) has a database of mean annual

wind speeds at 10, 25 and 45 meters above ground level for the whole of the UK: www.decc.gov.uk/en/windspeed/default.aspx. In addition, the Carbon Trust Wind Energy Calculation Tool - www.carbontrust.co.uk/windpowerestimator - can be used to estimate wind resource on-site at turbine height. Figure 11 – Naturally available wind resource in Redbridge under an unconstrained land scenario for 10 metres above ground level

Source: Low Carbon, Renewable Energy and Heat Mapping Study, undertaken for Redbridge Council by Scott Wilson Ltd.

14 Carbon Trust – small scale wind energy 15 Energy Saving Trust

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6.75 Solar Photovoltaics (PV)

6.76 PV cells are panels which can be attached to a roof or wall and convert the energy of the sun into electricity, which can then be used by the building(s) or exported back to the national grid.

6.77 The panels do not need direct sunlight to work and will still generate some electricity on

a cloudy day. However, the more sunlight the panels receive the more electricity that will be generated. Therefore, the panels should ideally face south at a pitched angle of 30-40 degrees from the horizontal to give the best performance.16

6.78 PV cells are suitable for domestic and non-domestic buildings. However, domestic

buildings tend to have pitched roofs and therefore offer greater orientation possibilities where as commercial and industrial buildings often have flat roofs and would need additional engineering to angle the panels at the suitable orientation.

Figure 12 – Solar Photovoltaics at the Frenford Sports Centre, Ilford

6.79 Hydropower

6.80 Hydropower involves using the power of flowing or falling water through a turbine to produce electricity. Hydropower is not suitable for Redbridge due to the river flow conditions in the borough.

16 Energy Saving Trust

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6.81 Carbon off-set fund 6.82 If it can be demonstrated that it is not viable to meet the Council’s carbon reduction

targets (in advance on the Building Regulations) on-site for specific developments, the Council may consider the use of carbon off-setting, in line with London Plan policy 5.2. Developers may discuss with the Council the potential to off-set emissions of a specific development by paying into a carbon off-set fund to be spent within the vicinity of that development. The carbon off-set fund may be used for retrofitting existing buildings, decentralised energy networks, renewable energy, or any other programme that achieves a quantifiable reduction in carbon emissions.

6.83 Currently, the Council does not have a carbon off-setting mechanism in place. In the

interim, developers will be expected to meet the Council’s carbon reduction requirements on-site, or demonstrate that achieving these targets is not viable. When determining viability, the points in section 2.2 will be considered.

6.84 In addition, as already highlighted in this SPD, the Government requires all new

domestic buildings to be zero carbon from 2016, and new non-domestic buildings to be zero carbon from 2019. The Government is still to confirm a formal definition of ‘zero carbon’, but it is likely it will include ‘allowable solutions’. At present there is uncertainty about what allowable solutions may be and what they may cost, but they are likely to include a mechanism to offset emissions elsewhere as a means to meet zero carbon. The Redbridge carbon offset fund may therefore be able to be used as an allowable solution when zero carbon developments are required.

6.85 Conservation areas and listed buildings 6.86 Redbridge has a number of heritage buildings and structures, often set in historic

surroundings such as Conservation Areas. 6.87 In terms of planning decisions, Conservation Areas are designated specifically to

preserve or enhance their character and appearance, which can have implications for climate change infrastructure such as photovoltaics or green roofs. Listed buildings are designated for their historic interest and may require listed building consent in addition to planning consent. In both cases, climate change interventions are assessed for their impacts on historic significance as outlined in Planning Policy Statement 5: Planning for the Historic Environment.

6.88 The Council is committed to ensuring the highest environmental performance is

achieved within heritage assets whilst maintaining their historic significance and architectural values. The Council accepts that heritage constraints may mean some of the requirements in this SPD are difficult to achieve, such as the use of renewable technologies or green roofs in Conservation Areas or listed buildings, and acceptable measures will need to be discussed with the Council’s Planning and Regeneration Service.

6.89 English Heritage has produced some guidance on ‘Climate Change and the Historic

Environment’, which is available on the English Heritage website (www.english-heritage.org.uk).

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6.90 Heritage assets and carbon reductions 6.91 In order to determine the most appropriate measures in heritage assets to maximise

carbon reductions whilst protecting the historic and architectural values of a heritage asset, the following elements should be considered:

(a) Heritage values of the building / site (i.e. architecture / historic significance); (b) Condition of the building fabric and building services; (c) Effectiveness and value for money of measures to improve energy performance; (d) Impact of potential measures on the identified heritage values; and (e) Technical risks of any proposed measures.

6.92 There will be a range of potential measures to improve the thermal performance of a building and these should be selected to avoid harm to the historic environment, based on their impact on heritage and their technical risks.

6.93 The following hierarchy of measures should be adopted, depending on their suitability for each heritage asset / locality: (a) Ensure that the building is in a good state of repair and occupants behave / live in a

sustainable manner. See guidance by English Heritage - ‘Climate Change and Your Home’.

(b) Minor interventions – upgrade the easier and non-contentious elements. These are likely to include: the insulation of roof spaces and suspended floors; flue dampers (close in winter, open in summer); curtains, blinds and window shutters; energy efficient lighting and appliances; draught proofing for doors and windows; hot water tank and pipe insulation;

(c) Moderate interventions – upgrade vulnerable elements by installing secondary (or double) glazing where practicable and acceptable from a conservation perspective;

(d) Upgrade building services and give advice to building users on managing them efficiently – high-efficiency boiler and heating controls, smart metering;

(e) Major interventions – upgrade more difficult and contentious elements (where impact on heritage values and level of technical risk shown to be acceptable i.e. solid wall insulation.

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7. Climate Change Adaptation 7.1 Overview

7.2 Some impacts of climate change are unavoidable as the level of carbon emissions in the

atmosphere are already at a level that will result in some climatic changes. It is highly likely that changes in climate will bring about warmer, wetter winters and hotter, drier summers, as well as more extreme weather events. Therefore Redbridge, like the rest of London, is likely to face an increased risk of overheating, floods and droughts.

7.3 All development should therefore be designed and constructed to withstand future

changes in climate. 7.4 Redbridge requirements

Redbridge Requirements: Climate Change Adaptation (1) Overheating (a) Minimise internal heat generation (following requirements in chapter 6) in order

to reduce reliance on mechanical ventilation. (2) Flooding (a) All developments greater than one hectare in size or developments of any size in

flood zones 2 or 3 must incorporate sustainable drainage systems (SUDS), achieve greenfield run-off rates and ensure that surface water run-off is managed as close to its source as possible. There is a presumption that all other developments will also use SUDS, unless the developer can justify / demonstrate that this is not feasible(following requirements in chapter 8).

(3) Drought (a) Use water efficiently during the operation of the development (following

requirements in chapter 8).

7.5 Overheating 7.6 Chapter 6 outlines how developments should be built to minimise overheating and the

heat island effect. 17 There are a number of techniques to achieve this, including: (a) Energy efficient design. (b) Appropriate shading and urban greening to minimise summer heat entering a

building. (c) Natural ventilation.

7.7 Cool roofs (or ‘white’ roofs) have a coating of light coloured water sealant that reflects

and radiates more heat than dark surfaces. This way cool roofs help lower the urban heat island effect and the need for mechanical cooling systems. They are most effective on buildings with high roof-to-volume ratios, such as one or two storey buildings. Cool

17 The urban heat island effect refers to the warmer temperatures experienced in cities compared to rural areas. It is

caused by the ability of buildings and roads to absorb heat from the sun, which is then radiated at night, preventing the city from cooling down as quickly as rural areas.

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roofs are less expensive than green roofs, but they do not provide the same benefits with regards to storm water runoff, air quality or nature conservation.

7.8 Mechanical ventilation or active cooling systems (such as air conditioning units) are a

resource intensive form of cooling, which increases carbon emissions and emits heat. Mechanical ventilation should only be considered after passive design and energy efficiency measures have been incorporated.

7.9 The Council will expect developments to demonstrate how the design will avoid

overheating in the summer without reliance on mechanical ventilation.

Figure 13 – Natural ventilation and shading to prevent summer overheating

Source: Environment Agency (contains Environment Agency Information © Environment Agency and database right)

7.10 Flooding 7.11 Chapter 8 outlines how all developments greater than one hectare in size or

developments of any size in flood zones 2 or 3 must incorporate sustainable drainage systems (SUDS), and should achieve greenfield run-off rates and ensure than surface water run off is managed as close to its source as possible. There is a presumption that all other developments will also use SUDS, unless the developer can justify / demonstrate that this is not feasible, to reduce the risk of flooding as a result of the development. This can include the use of green roofs, permeable surfaces, and increasing the amount of soft landscaping and planting.

7.12 Droughts

7.13 Chapter 8 outlines how developments should be designed to minimise demand for

water during the operation of the building.

8. Water Use 8.1 Overview 8.2 All developments are required to manage flood risk, which may include flood resilience,

flood resistance, sequential design, flood storage or sustainable drainage systems. 8.3 A development’s demand for water also needs to be reduced by installing a range of

water efficiency measures, such as water efficient appliances. London and the South East is one of the most water stressed region in the UK. 18

8.4 Redbridge requirements

Redbridge Requirements: Water – reduce the risk of flooding (1) All developments greater than one hectare in size, or sites of any size within flood

zones 2 or 3, must comply with the following:

(i) Submit a Flood Risk Assessment or comply with the Environment Agency’s Flood Risk Standing Advice where relevant.

(ii) Incorporate sustainable drainage systems (SUDS), and achieve greenfield run-off rates and ensure that surface water run-off is managed as close to its source as possible.

(iii) Incorporate green / brown roof, wall and / or site planting. (2) All other developments, particularly within Green Corridors, Green Belt, or Open

Space must comply with the following: (i) Incorporate SUDS, unless there are site or development specific practical

reasons for not doing so. (ii) Incorporate green / brown roof, wall and / or site planting, unless there are

site or development specific practical reasons for not doing so. (3) All major developments in Town Centres must incorporate a green roof, unless

the developer can demonstrate there are site or development specific reasons for not doing so.

Redbridge Requirements: Water – reduce the development’s demand for water (1) All developments to include water efficiency measures to demonstrate how they

have reduced the development’s demand for water. (2) Residential development to meet the following for water consumption (as

measured by the Code for Sustainable Homes methodology): (i) Currently a maximum water consumption of 105 litres per person per day. (i) From 2013, a maximum water consumption of 95 litres per person per day. (3) Non-residential development (500sq.m and above) to achieve the mandatory

BREEAM Excellent requirements for water consumption.

18 Environment Agency (n.d.), Areas of water street: final classification

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8.5 Reduce the risk of flooding 8.6 The Council will direct new development away from areas most at risk of flooding. 8.7 The Council has a Strategic Flood Risk Assessment (SFRA) to assess and map all forms of

flood risk from groundwater, surface water, impounded water bodies, sewer, river and tidal forces. The SFRA is used to ensure new development is appropriately located and does not increase flood risk. Redbridge has some land within flood zones 2 and 3, predominantly around the River Roding and Loxford Water. The Council’s LDF is underpinned by the Strategic Flood Risk Assessment and a sequential test should be undertaken for all opportunity sites in order to ensure that development is directed away from these areas where possible.

8.8 All developments greater than one hectare in size, or sites of any size within flood zones

2 or 3, must comply with the following:

(a) Submit a Flood Risk Assessment (FRA) (i.e. a site specific flood assessment), or comply with the Environment Agency’s Flood Risk Standing Advice where relevant. The level of detail required will be tailored to the size of the development proposed. If a FRA demonstrates a high level of flood risk, the Council will need to determine if the development can continue with an acceptable level of risk.

(b) Incorporate sustainable drainage systems (SUDS), and achieve greenfield run-off rates and ensure that surface water run-off is managed as close to its source as possible.

(c) Incorporate green / brown roof, wall and / or site planting. 8.9 All other developments, especially developments in Green Corridors, Green Belt or

Open Space, should incorporate SUDS and green / brown roof, wall and / or site planting, unless there are practical reasons for not doing so.

8.10 All major developments in Town Centres must incorporate a green roof unless the

developer can demonstrate there are site or development specific reasons not to do so. 8.11 When deciding SUDS options the following drainage hierarchy should be considered:

(a) Store rainwater for later use. (b) Use infiltration techniques, such as porous surfaces. (c) Attenuate rainwater in ponds or open water features for gradual release. (d) Attenuate rainwater by storing in tanks or sealed water features for gradual release. (e) Discharge rainwater direct to a watercourse. (f) Discharge rainwater to a surface water sewer / drain. (g) Discharge rainwater to the combined sewer.

8.12 Outlined below are a number of possible SUDS options:

Green roofs / living roofs / Green walls 8.13 Green roofs / living roofs are vegetated layers that sit on top of a conventional roof.

Green roofs store rainwater in the plants and substrate and slowly release this back into the atmosphere through evapotranspiration. In summer a green roof can retain 70% - 80% of rainfall. 19

8.14 The amount of water that is stored in a green roof, and then evapotranspirated into the

atmosphere, is dependent on the depth and type of growing medium, type of drainage layer, vegetation used and the weather. Generally, the deeper the substrate the greater

19 www.thegreenroofcentre.co.uk/green_roofs/benifits_of_green_roofs

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the average annual water retention. A depth of aggregate type material not less than 80mm is recommended on a green roof installation. There are, however, certain circumstances where lower depths may be appropriate. 20 Further information can be found in the Green Roof Code of Best Practice for the UK 2011. 21

8.15 As well as water retention, improving water quality and helping prevent flooding, green

roofs have many other benefits: (a) Increase biodiversity by encouraging flora and fauna, for example by providing

food and habitat for birds and small animals. (b) Improve thermal performance of a roof, which reduces a building’s energy

consumption and therefore a building’s carbon emissions. (c) Lessen the urban heat island effect, as a green roof minimises the amount of hard

standing. (d) Act as a sound insulation barrier. (e) Accessible green roofs add amenity space and can therefore make an important

contribution as to how people use buildings. This can enhance a person’s quality of life.

(f) Improve the appearance of a building and an area. 8.16 The Council also supports and encourages the installation of green walls, in line with

London Plan policy 5.10 (Urban Greening). Green walls provide many of the same benefits as green roofs, such as regulating temperature (by acting as an additional layer of insulation in the winter and by acting as a screen to the sun in the summer), improving air quality, providing wildlife habitats and reducing noise.

8.17 Where a green roof / wall is proposed, the Council will require details of the proposed

maintenance arrangements.

Figure 14 – Example of a green roof

Permeable or porous surfaces 8.18 Permeable or porous surfaces allow water to filter through the actual surface itself or

through joins between blocks to alleviate the potential for surface water flood risk. Examples include planting and soft landscaping or gravel. Consideration also needs to be given to the type of surface underneath (the sub-base layer) to ensure this is also permeable and allows water to filter through. Please refer to the Communities and Local

20 The GRO Green Roof Code: Green Roof Code of Best Practice for the UK 2011 21 www.nfrc.co.uk/upload/GRO%20CODE%202011.pdf

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Government ‘Guidance on the Permeable Surfacing of Front Gardens 22 for further information.

Figure 15 – Examples of permeable surfaces

Infiltration basins 8.19 Infiltration basins comprise stone filled reservoirs to which run-off is diverted and water

can then slowly infiltrate into the ground. Filter drains are similar structures through which a perforated pipe runs, to help facilitate the storage and infiltration of water.

Figure 16 – Infiltration basin (rainwater is drained from the roads and discharged into the infiltration basin)

Source: Environment Agency (contains Environment Agency Information © Environment Agency and database right) Rainwater harvesting

8.20 Rainwater harvesting is collecting and storing rainwater for later use. On a larger scale

(and therefore more appropriate to a larger building or development) water can be stored in an underground tank and pumped to where it is needed, such as to flush toilets. On a smaller scale, this can include water butts, which collect rainwater from guttering and can be used to water the garden.

22 http://www.communities.gov.uk/documents/planningandbuilding/pdf/pavingfrontgardens.pdf

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Figure 17 – Rainwater harvesting

Source: Environment Agency (contains Envi onment Agency Information r© Environment Agency and database right) Water storage basin or pond

8.21 Rainwater can also be directed into a water storage basin or pond. These can

incorporate considerable variations in water levels during storms, thereby increasing flood storage capacity. They also have other benefits, such as protecting and promoting biodiversity and improving water quality.

Front Gardens

8.22 Domestic householders can play an important role in preventing flooding. Whilst most

residential gardens are small, collectively they provide a large area of landscape. Householder extensions in back gardens and paving front gardens for car parking contribute to flooding, biodiversity loss and the urban heat island effect.

8.23 The Council places significant importance on protecting front gardens and the adverse

impact on the environment and streetscene of paving over them. The replacement of or the provision of hard surfacing over a front garden requires planning permission if the area to be paved is greater than 5sq.m and a non-permeable surface is proposed.

8.24 If paving a front garden, permeable surfacing, to alleviate any potential surface water

flood risk should be used and vegetation retained where possible.

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Figure 18 – A green front garden

8.25 Water and wastewater infrastructure 8.26 Policy BD1 (point 12) in the Council’s Borough Wide Primary Policies sets out that the

Council will seek for development proposals to, where appropriate, provide evidence that there is capacity in utility infrastructure including water, foul drainage and sewerage.

8.27 In order to comply with this, developers will be required to demonstrate that there is

adequate capacity both on and off the site to serve the development and that it would not lead to problems for existing users. In some circumstances this may make is necessary for developers to carry out appropriate studies to ascertain whether the proposed development will lead to overloading of existing infrastructure.

8.28 Where there is a capacity problem and no improvements are programmed by the

statutory undertaker, then the developer needs to contact the water authority to agree what improvements are required and how they will be funded and delivered. Any upgrades required will need to be delivered prior to any occupation of the development.

8.29 Reduce the development’s demand for water

8.30 All developments must include water efficiency measures to demonstrate how they have reduced their demand for water. There are a number of ways to ensure this, many of which are low cost and easy to implement:

(a) Purchase water efficient appliances by looking for the Water

Efficient Product Labelling scheme. (b) Install a low / duel flush toilet. Toilets use about 30 per cent of the total water used

in a household. Water efficient low / duel flush toilets use only 6 litres for a dual flush and 4 litres for a reduced flush, versus the old style toilets that can use up to 13 litres.

(c) Install flow restrictors on taps, saving up to 70 per cent of water.

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(d) Install water saving shower heads, saving up to 60 per cent of water without compromising on spray.

8.31 Residential development is required to meet the following water consumption levels 23:

(a) Currently a maximum water consumption of 105 litres per person per day. (b) From 2013, a maximum water consumption of 95 litres per person per day.

8.32 Non-residential development (500 sq.m and above) is required to meet the mandatory

BREEAM Excellent standards for water consumption.

23 As measured using the ‘water calculator’ in the Code for Sustainable Homes

9. Waste and Recycling 9.1 Overview

9.2 All new development in Redbridge should follow the waste hierarchy, with the objective to manage waste as near to the top of the hierarchy as possible.

9.3 Redbridge (with the London Borough’s

of Newham, Havering and Barking and Dagenham) has prepared a Joint Waste Development Plan Document (DPD) setting out a strategy for sustainable waste management. The Joint Waste DPD has the following targets, which are consistent with the Waste Strategy for England (2007) and the London Plan: (a) Recycling and composting of municipal solid waste – 45% by 2015, 50% by 2020.

The London Plan also has an aspirational target to recycle and compost 60% of municipal solid waste by 2031.

(b) Recycling and composting of commercial and industrial waste – 70% by 2020. (c) Recycling and reuse of construction, excavation and demolition waste – 95% by

2020; and 80% recycling of that waste as aggregates by 2020.

Figure 19 – Waste hierarchy

9.4 It is important that new development contributes to meeting these targets. 9.5 Redbridge requirements

Redbridge Requirements: Waste and Recycling (1) How a development is constructed (a) Follow the waste hierarchy of Reduce, Reuse, Recycle (b) If the development cost is above £300,000 a Site Waste Management Plan is

required. (2) Environmental impact of materials (a) Source building materials locally (this is expected to be within 50 miles of a

development). (b) All wood products to be FSC certified and 100 per cent of timber from legally

certified sources. (3) Operation of the development (a) Separate internal storage for recyclables and non-recyclables. (b) Suitable, secure, attractive and user-friendly external waste and recycling facilities. (c) For developments with access to outside space, ensure the provision of compost

facilities.

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9.6 How a development is constructed 9.7 The construction, demolition and excavation sector generates more waste in England

than any other sector, and is also the largest contributor to hazardous waste.

9.8 The construction of any development will be expected to follow the waste hierarchy:

(a) Reduce the developments demand for materials by, for example, identifying waste streams early on in the build process and designing for their minimisation. Avoid over ordering, which accounts for 13 million tonnes of new building materials being thrown away each year. 24

(b) Reuse. Almost all of the waste from a construction project should be re-used,

either on-site or on another site. This can include re-using all or part of the existing building (if there is one), re-using hardcore for aggregate in roads and as inert fill on minerals sites and for new construction, masonry material for driveways and soil for landscaping. Materials that have been recycled from another project should be used for the development wherever possible, ideally from local sources.

(c) Recycle. Any waste that cannot be reused should be recycled. Policy W1 of the

Joint Waste Development Plan Document encourages the reuse of construction, excavation and demolition waste at or near to construction sites with on-site recycling wherever possible. Subject to compliance with other relevant policies, the Council will grant planning permission for facilities to recycle construction, demolition and excavation waste on Minerals Safeguarded Land where planning permission has been granted for minerals extraction. During the construction process, materials should be segregated for easy storage, collection and transfer, and adequate space and facilities should be arranged for this.

9.9 A Site Waste Management Plan (SWMP) is compulsory for all construction projects in

England costing over £300,000. 25 A SWMP records the amount and type of waste produced on a construction site and how this waste will follow the waste hierarchy.

Figure 20 – Appropriate way to separate waste and recyclable material from a construction site

Figure 21 – Inappropriate way to separate material from a construction site.

Source: Environment Agency (contains Environment Agency Information © Environment Agency and database right)

24 http://www.sustainablebuild.co.uk/ReducingManagingWaste.html 25 The Site Waste Management Plans Regulations 2008

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9.10 Environmental impact of materials 9.11 It is important to use materials with a lower environmental impact over their life cycle

and to ensure the responsible sourcing of materials. 9.12 Whole life cycle assessments should be used to provide information on the wider

environmental impacts of using specific building materials. The Green Guide ranks materials (on an A+ to E rating) based on their environmental impact, and minimum requirements need to be met in order to achieve Code for Sustainable Homes and BREEAM requirements.

9.13 The Council strongly encourages locally sourced building materials. A locally sourced

material would be expected to be within 50 miles of the development. 9.14 All materials should be responsibly sourced. For example, Forest

Stewardship Council (FSC) certification supports responsible forest management. All wood products used on developments should be FSC certified, and 100 per cent of timber should be from legally certified sources.

9.15 The Considerate Constructors scheme is a voluntary standard to

recognise businesses that are monitored against a code of considerate practice designed to encourage best practice regarding the environment, workforce and general public. The Council encourages businesses to be part of the Considerate Constructors scheme.

9.16 The operation of the development 9.17 In 2009/10, 31.54% of household waste in Redbridge was reused, recycled or

composted. Redbridge’s Joint Waste DPD has a target to recycle and compost 45% of the borough’s waste by 2015 and 50% by 2020, in line with national and regional policy.

9.18 All houses and virtually all suitable flats in the borough are served by the Council’s

kerbside recycling and green waste collection scheme, and all new developments must design waste, recycling and compost facilities into the development from the outset, and to ensure these areas are safe, accessible (for occupants and collection vehicles), attractive, sympathetic with the environment and easy to maintain.

9.19 Space should be provided inside developments where occupants can separate waste

into separate containers for recycling, compost and non-recyclables. Such storage bins could be in kitchens, utility rooms or garages. Internal storage is especially important for flatted developments.

9.20 Adequate external space should be provided for storage of recycling and non-

recyclables. If receptacles are to be kept permanently at the front of properties (for example, for a single household development), a suitable enclosure should be provided in an accessible but inconspicuous position. If receptacles are to be kept as part of a waste and recycling store (for example, for a large flatted development), consideration should be given for the installation of a raised platform or walkway. This would enable residents to be able to open the container lids at waist height as residents that are elderly or have mobility issues find it difficult to open the bins at floor level.

9.21 The location of the external refuse and recycling receptacles should make it as easy as

possible for collection by the refuse and recycling vehicles, and consideration should be given to the shared servicing of refuse and / or recycling. Detailed guidance on the

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dimensions of refuse and recycling bins, collection vehicles and space requirements can be obtained from the Council’s Cleansing Team.

9.22 In all cases, consideration should be given to allocating space for additional bins to

meet higher future recycling standards. Additional space will also provide extra capacity for storage of bulky items awaiting collection.

9.23 Developments with a garden or access to green space will be expected to provide on-

site compost facilities to minimise the amount of green waste sent to landfill. If individual compost facilities are not practical, consideration should be given to communal compost facilities.

9.24 Waste from commercial premises can also be collected by the Council, but a separate

agreement is required. Contact the Council’s Cleansing Team for further information. Figure 22 – An example of appropriate receptacles for internal recycling

Figure 23 – An example of an appropriate housing for external waste

10. Pollution 10.1 Overview 10.2 Minimising pollution – including air, land, water, noise and light pollution - is important

to reduce harmful emissions being released into the atmosphere, and to improve heath and well being. Throughout this SPD, a number of the chapters are important in minimising pollution, such as energy efficient design and construction (chapter 6), maintaining vegetation to reduce pollutants reducing waterways (chapter 11), and reducing the need to travel (chapter 12).

10.3 Redbridge requirements

Redbridge Requirements: Pollution (1) Air Quality (a) All new development should be ‘air quality neutral’ or better through the

management and mitigation of emissions. An air quality assessment is required for all development:

(i) likely to have a significant and harmful impact on air quality (i.e. it will

increase pollutant concentrations) either through the operation of the proposed development or trip generation arising from the development.

(ii) located in an area of poor air quality (i.e. it will expose future occupiers to

unacceptable pollutant concentrations / new exposure). (iii) if the demolition / construction phase will have a significant impact on the

local environment (i.e. through fugitive dust and exhaust emissions). If this is the case, the Mayor of London’s ‘control of dust and emissions from construction and demolition’ must be followed.

(iv) if the development prevents implementation of measures in the Air Quality

Action Plan. (b) The air quality assessment should include an emissions assessment, particularly

for developments proposing Combined Heat and Power (CHP) or biomass. This must demonstrate compliance with the Mayor of London’s emissions limits for CHP and biomass.

(c) If a biomass boiler is proposed, it must be demonstrated that there will be no

adverse air quality effects from the boiler relative to a conventional gas boiler. Small biomass boilers (below 500kWth) will be considered unsuitable unless it can be demonstrated that they have no adverse air quality effects.

(2) Land Quality (a) Remediation work must be undertaken on contaminated land to ensure a safe

development.

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(3) Noise levels (a) Noise reduction techniques should be used in the design and construction of a

development where the development is noise sensitive, located in an area of unacceptable noise, or likely to generate a high level of noise.

10.4 Air Quality 10.5 Development in Redbridge should be air quality neutral or better in the management

and mitigation 26 of emissions. The construction and operation of developments should contribute to the delivery of policies within the Mayor’s Air Quality Strategy ‘Clearing the Air’ (December 2010).

10.6 Most of the air pollution in Redbridge (and London) is caused by road traffic, and

promoting sustainable transport options is important. This is further outlined in chapter 12.

10.7 The whole of Redbridge is an Air Quality Management Area and the Council has

therefore produced an Air Quality Action Plan (AQAP) that sets out how it intends to improve air quality in the borough and work towards complying with the Government’s air quality objectives within the Borough. The AQAP is available on the Council’s website.

10.8 Biomass boilers can adversely affect air quality as they produce nitrogen dioxide (NO2),

particulate matter (PMs) and sulphur dioxide (SO2). Particulate matter and nitrogen dioxide are the two pollutants that cause most concern in London.

10.9 As a general rule, biomass boilers will not be acceptable in Redbridge in areas with

already high levels of particulate matter or where nitrogen dioxide emissions are greater than 40 micrograms per cubic metre. This will include areas running nearby / parallel to the North Circular (A406) and the Eastern Avenue (A12). Small biomass boilers (below 500kWth) will be considered unsuitable unless it can be demonstrated that they have no adverse effects on local air quality when compared with a conventional gas boiler.

10.10 Where a biomass boiler is proposed for a development, a detailed air quality assessment

should be completed, including an emissions assessment, demonstrating that there will be no adverse air quality effects from the boiler relative to a conventional gas boiler. A development proposing Combined Heat and Power must also complete an emissions assessment as part of the air quality assessment.

10.11 The Mayor of London’s biomass emissions limits / Combined Heat and Power emissions

limits must be met. The Greater London Authority will require biomass operators / Combined Heat and Power operators to monitor and provide evidence on a yearly basis (through an annual monitoring report), demonstrating on-going compliance with the Mayor’s emissions limits.

26 Mitigation measures could include: best available technologies in managing emissions to land; local air quality management support, travel planning or vehicle retrofits / alternative fuel.

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10.12 Land Quality 10.13 Land or soil containing a chemical is defined as ‘contaminated’ under the Environmental

Protection Act 1990 if there is a significant possibility of significant harm to human health. It is the responsibility of the landowner or developer to identify land affected by contamination and to ensure that remediation is undertaken to ensure a safe development.

10.14 If a proposed development is on a potentially contaminated site, the Council will need

to be satisfied that land contamination has been properly remediated and the land will be made suitable for the proposed use. The Council may request further information on the site, which may include a desktop study, site investigation, quantitative risk assessment, and/or a remediation strategy. Equally, there should be no risk to groundwater from any development activities that may cause pollution. Any areas of groundwater vulnerability should be addressed through development by remediation of contaminated land and appropriate drainage techniques.

10.15 Land identified as contaminated is recorded on a Public Register that is available for

viewing by the public. Information on this register can be requested from the Council’s Environmental Health Team.

10.16 The Council’s Strategy for the Identification of Contaminated Land (2002), which is

available on the Council’s website, has further information. 10.17 Water Quality 10.18 Chapter 8 outlines the importance of sustainable drainage systems (SUDS) in reducing

surface water run-off and, consequently, reducing pollutants, such as oil and petrol, running into waterways. In addition, there should be no decrease in the quality of surface water run-off as a result of the development.

10.19 The Thames River Basement Management Plan has some useful guidance on the

protection, improvement and sustainable use of the water environment. 10.20 Noise Levels 10.21 Noise can have a significant impact on people’s health and quality of life, particularly in

a residential area. 10.22 The Council will seek to separate new noise sensitive development from major noise

sources wherever practical. Noise sensitive uses can include residential developments, hospitals and public amenity spaces.

10.23 When determining acceptable levels of noise, the Council will have regard to Planning

Policy Guidance 24 (Planning and Noise) and the four levels of Noise Exposure Categories.

10.24 Noise reduction techniques, particularly for residential development, should be

designed into the overall layout of a scheme. This can be through the use of distance, layout, using vegetation and trees to act as a noise ‘buffer’ (for example, from a nearby road), appropriate building materials to ensure sufficient insulation between dwellings (especially for flatted developments) and glazed windows.

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10.25 Impacts of Construction 10.26 The demolition and construction phase of a development has the biggest risk on local

air quality, for example through dust and emissions generated through plant and vehicle emissions, and also the biggest risk on soil pollution.

10.27 Emissions should be minimised from the demolition and construction of a

development, and the Mayor of London’s best practice guidance on the ‘control of dust and emissions from construction and demolition’ must be followed during the construction phase of a development.

10.28 In addition, the Noise Pollution Act limits construction noise and Local Authorities can

impose requirements as to how the construction works should be carried out to minimise noise.

11. Biodiversity and the Natural Environment 11.1 Overview

11.2 Redbridge has some of London’s most significant areas of natural environment, which

cover approximately 38% of the borough.

11.3 Large areas of Redbridge are of international, national and local importance to biodiversity. Redbridge has Sites of Special Scientific Interest (SSSI) (Hainault Forest and Epping Forest), Special Areas of Conservation (SAC) (Epping Forest), and 35 Sites of Importance for Nature Conservation 27 The borough also has large areas of Green Belt and Green Corridors. 28 Many of the above designations can be seen on the LDF Proposals Map, which is on the Council’s website.

11.4 Redbridge requirements

Redbridge Requirements: Biodiversity and the Natural Environment (1) Protect the nature conservation value of all sites of Metropolitan, Borough and

Local Importance, and sites in Green Corridors and Green Belt, including Hainault Forest SSSI and Epping Forest SSSI and SAC.

(2) Developments should aim for a net gain in biodiversity: (a) Residential development: (i) Major developments and all developments in Green Corridors, Green

Belt or Open Space to achieve the CfSH credit for Eco 2 (Ecological Enhancement). There is a presumption that other developments should meet this too.

(ii) All developments at achieve at least two CfSH credits for Eco 4 (Change in Ecological Value of Site). For major developments and all developments in Green Corridors, Green Belt or Open Space, at least 3 credits to be achieved for Eco 4.

(b) Non-residential development: (i) Major developments and all developments in Green Corridors, Green

Belt or Open Space to achieve maximum BREEAM credits for LE 03 (Mitigating Ecological Impact).

(ii) Major developments and all developments in Green Corridors, Green Belt or Open Space to achieve maximum BREEAM credits for LE 04 (Enhancing Site Ecology).

(3) Where a significant impact on biodiversity is expected, a detailed ecological

assessment must be completed. (4) Development sites with significant tree value (either on-site or adjacent to the

site) should complete a Tree Survey and an Arboricultrual Implications Study.

27 The 35 Sites of Important for Nature Conservation are listed in the Nature Conservation Supplementary Planning Document (June 2006). Five of these sites are of Metropolitan Importance (Epping Forest, Epping Forest South / Wanstead Flats / Bush Road, Hainault Forest, Claybury Woods and the River Roding north of Ilford). 28 Green Corridors in Redbridge include railway and underground lines; River Roding and surrounding green spaces; Seven Kings Water and surrounding green spaces; Hedgerows; Chains of parks, allotments, recreation grounds, cemeteries, gardens; Avenues of trees. The Green Corridors are shown on the LDF Proposals Map.

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11.5 Nature Conservation 11.6 All development in Redbridge should promote, protect and enhance biodiversity,

particularly in sites of designated conservation value. As a general rule, development in any area of the borough which will lead to an overall loss of habitat and / or species will not be approved.

11.7 Protecting and enhancing Green Corridors is important, and proposals should increase

the connectivity of habitats to link to Green Corridors wherever possible. Developers should consider ‘buffer zones’ or ‘stepping stones’ to link any habitat fragments, and ensure that these areas will be managed for that purpose in the future.

11.8 The water environment, including river corridors, banks and river enhancement, is also

important for biodiversity and developers should protect and enhance the water environment wherever possible. In line with Redbridge’s Borough Wide Primary Policy E5 ‘Flooding and Water Quality’, development adjoining water courses should maintain a minimum 8 meter wide (riparian) buffer free of development from the top of the bank to the water course.

11.9 The Council has an adopted Nature Conservation SPD (June 2006) and a Redbridge

Biodiversity Action Plan, which both focus on protecting and enhancing biodiversity in the borough. The Biodiversity Action Plan outlines priority habitats and species to protect in Redbridge. This includes nest and roost features that are integrated into the built structure as well as habitat creation and enhancement. The London Biodiversity Action Plan also has a list of priority species and habitats for the London region.

11.10 The London Design for Biodiversity Guidance 29 provides a step-by-step guide for

architects and developers to promote biodiversity in new developments, and this guidance should be consulted for all new developments in Redbridge.

11.11 Trees and Landscaping 11.12 Trees and landscaping plays an essential role in enhancing the natural environment and

biodiversity, improving air quality, and adapting to and mitigating against climate change.

11.13 The Council has an adopted Trees and Landscaping SPD (June 2006), which sets out the

key tree and landscaping principles to consider when developing. The SPD covers all forms of development and is available on the Council’s website.

11.14 All developments are required to show that appropriate landscaping has been

considered. The existing vegetation, trees, soil and landscape should be retained wherever possible.

11.15 In line with London Plan Policy 5.10 (Urban Greening), the Council supports the Mayor

of London’s ambition to plant 10,000 street trees by March 2012 and 2 million trees by 2025, and tree planting should be part of a development whenever possible.

29 http://www.lbp.org.uk/downloads/Publications/Management/design4Biodiversity.pdf

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11.16 The Council has a commitment to preserve, protect and provide new trees where feasible, and the following principles should be followed:

New developments should protect existing trees on site (subject to age, condition and suitability) and landscaping schemes should allow for the retention of existing trees.

Development sites with significant tree value (either on-site or adjacent to the site) should complete a Tree Survey and an Arboricultrual Implications Study, both of which should be submitted with the planning application.

Where approval is given for the removal of trees, substantial replacements will be required. New trees should be appropriate for their position, and be native species where possible.

11.17 Many trees in Redbridge fall within Conservation Areas, and / or are subject to Tree Preservation Orders (TPO) - such trees are legally protected from damage or removal. There is a presumption that all trees with a TPO will be retained on a development site. Contact the Council’s Planning and Regeneration Service for more information.

11.18 Where new planting is planned, native species should be used whenever possible.

Figure 24 – How a development is enhanced by trees and green space

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12. Sustainable Transport 12.1 Overview 12.2 Approximately 20% of the UK’s total carbon emissions are produced by road transport.

The transport sector accounts for approximately a quarter of carbon emissions in Redbridge, with the majority of these from road transport.

12.3 The Council aims to reduce the need to travel by private car through the promotion of

sustainable transport methods – public transport, cycling and walking; these reduce congestion, pollution and carbon emissions, and improve health, well being and fitness.

12.4 The Council’s Borough Wide Primary Policies (chapter 4 – Transport) outlines the

Council’s sustainable transport requirements. This includes the requirement for a Transport Impact Assessment for developments with significant transport implications.

12.5 Redbridge requirements

Redbridge Requirements: Sustainable Transport (1) A Transport Impact Assessment / Statement will be required where development

will have significant transport and traffic implications. The assessment should give details of proposed measures to improve access by public transport, walking and cycling. The detail of the Transport Assessment / Statement should reflect the scale of the development and the extent of transport implications. The Transport Impact Assessment should include a Green Travel Plan or green travel initiatives, and may also include a Service Management Plan. The Transport Impact Assessment / Statement, Green Travel Plan and Service Management Plan should be produced in accordance with relevant guidance by the Department for Transport, Transport for London and London Borough of Redbridge.

12.6 Reduce the need to travel 12.7 Council policy is to locate new development close to public transport nodes and town

centres in order to minimise reliance on private car use. This is particularly the case for major developments, which could generate a large number of additional journeys by private car, and establishments that are major generators of travel, such as schools and hospitals.

12.8 If new development is located away from public transport nodes, it will need to

incorporate measures to demonstrate a reduced reliance on private vehicles and to show sustainable transport methods have been incorporated into the proposal.

12.9 In addition, where possible, construction traffic during the development phase should

be encouraged to use non-vehicular modes of transport, such as rail or water, and consolidation centre facilities where feasible and route along the strategic road network in the borough to avoid residential roads if possible. A Construction Logistics Plan should be prepared to rationalise the number of construction vehicle movements and avoid peak periods to minimise any impact of the highway network (London Plan policy 6.3 ‘Assessing Effects of Development on Highway Capacity’ and Policy 6.14 ‘Freight’).

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12.10 Sustainable transport options within developments 12.11 New developments should ensure there is adequate consideration and provision for

sustainable transport methods to be incorporated as part of the development. Proposals to expand, develop or re-develop existing sites should improve access by public transport, walking and cycling.

12.12 The Council has a Cycling Strategy outlining the Council’s commitment to increasing

cycling in the borough. Redbridge has a strategic walking and cycling network (outlined in the Cycling Strategy). New development should, wherever possible, seek to promote easy access to these strategic routes from the development.

12.13 Developments should provide secure, integrated, sheltered and accessible cycle parking

facilities in line with Council and Transport for London requirements. The Council’s cycle parking requirement is outlined in Policy T5 of the Council’s Borough Wide Primary Policies, which requires one cycle space per residential unit, as well as minimum requirements for a range of non-residential developments. The London Plan requires 2 cycle spaces for dwellings with 3 or more bedrooms (London Plan Policy 6.9 ‘Cycling’ and Table 6.3 ‘Cycling Parking Standards’).

12.14 On-site changing facilities and showers for cyclists should also be considered. For flatted

developments cycle parking should also be accessible, secure and conveniently located (further detail is included in the Cycling Strategy). In all cases, cycle parking should be separate from waste storage areas.

Figure 25 – Cycle parking

Figure 26 – Secure cycle lockers

12.15 Larger developments should, where possible, contribute to initiatives underway in the Council’s Smarter Travel Team, such as the ‘Bike It’ offer.

12.16 Pedestrian environments in and around new developments should be provided and

these should be safe, secure, accessible and integrated. 12.17 Both cycle routes and pedestrian routes in and around a development should, wherever

possible, connect to nearby / local routes outside of the development. 12.18 The use of car clubs and pool cars should be considered where a development is likely

to result in an increase in private car use as a result of the location of the development. The Council runs a car club and developers are encouraged to use the same provider.

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12.19 Larger developments should, where possible, have the ‘countdown’ system installed as standard, which is real-time departure information for local buses.

12.20 The Mayor of London is promoting the use of electric cars as a clean and green mode of

transport. The Mayor aims to increase the uptake of electric cars and make it easier to charge them, and aims to have 25,000 charging points in London by 2015. Redbridge is also committed to promoting the use of electric cars. In line with the Replacement London Plan (policy 6.13) developments should aim for 1 in 5 spaces to provide an electrical charging point to encourage the uptake of electric vehicles.

Appendix 1 – Planning Policy There is extensive national, regional and local planning policy to ensure sustainable design and construction. Some of the key policies are outlined below: National Policy a) Planning Policy Statement 1 - Delivering Sustainable Development Sets out the Government’s overarching planning policies on the delivering of sustainable development through the planning system.

b) Supplement to Planning Policy Statement 1 – Planning and Climate Change Aims to reduce emissions and adapt to climate change.

c) Planning Policy Statement 5 – Planning for the Historic Environment) and its accompanying Historic Environment Planning Practice Guide Sets out the Government’s planning policies on the conservation of the historic environment.

d) Planning Policy Statement 9 – Biodiversity and Geological Conservation Aims to protect biodiversity and geological conservation through the planning system. e) Planning Policy Statement 10 – Planning for Sustainable Waste Management Aims to produce less waste and use waste as a resource whenever possible.

f) Planning Policy Guidance 13 - Transport Sets out the objectives to integrate planning and transport at the national, strategic and local level and to promote more sustainable transport choices both for carrying people and for moving freight. g) Planning Policy Statement 22 – Renewable Energy Aims to increase the amount of renewable energy. h) Planning Policy Statement 23 - Air Quality Aims to minimise the levels of air, water and land pollution as a result of development. i) Planning Policy Statement 25 – Development and Flood Risk Aims to avoid where possible development in areas at risk of flooding. j) Draft National Planning Policy Framework At the time of writing this SPD, the Government is consulting on the draft National Planning Policy Framework which aims to replace existing guidance with a more concise document. Regional Policy a) London Plan All policies in the London Plan promote sustainable development, especially chapter 5 (London’s Response to Climate Change).

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Local Policy a) Core Strategy Development Plan Document (March 2008) – Sets out the overall spatial strategy for the Redbridge over the next 10 years. There are a number of Strategic Policies relevant to Sustainable Design and Construction: - Strategic Policy 2 – Green Environment - Strategic Policy 3 – Built Environment - Strategic Policy 6 – Movement and Transport - Strategic Policy 11 – Waste Strategic Policy 3 (Built Environment) is perhaps the most relevant policy with regard to Sustainable Design and Construction, and sets out the general principles for new development in Redbridge.

Strategic Policy 3: Built Environment The Council will ensure that the Borough’s built environment will be of a high quality that serves the long-term needs of all residents by:

a) Preserving or enhancing the character or appearance of conservation areas.

b) Preserving the architectural or historic interest of Listed Buildings and their settings.

c) Protecting, enhancing and preserving sites of archaeological interest and their settings.

d) Requiring all new buildings to be designed to a high standard and to be in accordance with principles of sustainable construction to minimise energy use and the production of greenhouse gases.

e) Requiring spaces around buildings to be well-landscaped, safe, healthy and accessible to all.

f) Requiring all new development to respect the amenity of adjoining properties and the locality generally.

g) Promoting water conservation and re-use and improving the water quality through sustainable drainage systems and control surface runoff.

Justification The design of buildings is a key quality-of-life issue, that determines how well people access and enjoy the urban environment. It is also one important means of delivering sustainable development, which is a cornerstone of Government policy as set out in PPS1. The Council wished to promote excellent design in all facets of building work. To achieve this, Strategic Policy 3 will be supported by policies and detailed guidance in other DPD’s and SPD’s. Well-designed places also permit good access for the disabled and minimise opportunities for crime. The policy gives these issues strategic importance and will help fulfil the objectives of PPG15 Planning and the Historic Environment. The Council is determined that all new development in the Borough should be designed with sustainability in mind. For this reason, the policy requires new buildings to employ sustainable construction techniques to minimise energy use and greenhouse gas production. The Council’s Supplementary Planning Guidance Sustainable Design and Construction gives further advice.

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b) Borough Wide Primary Policies Development Plan Document (May 2008) These policies flow from the Core Strategy for the determination of planning applications for development proposals. There are a number of Borough Wide Primary Policies relevant to Sustainable Design and Construction: - Borough Wide Primary Policy E2 – Nature Conservation - Borough Wide Primary Policy E5 - Flooding and Water Quality - Borough Wide Primary Policy E8 – Air Quality - Borough Wide Primary Policy T1 – Sustainable Transport - Borough Wide Primary Policy T2 – Public Transport - Borough Wide Primary Policy T3 – Walking and Cycling - Borough Wide Primary Policy T5 – Parking Standards - Borough Wide Primary Policy BDI – All Development Policy BD1 (All Development) is perhaps the most relevant Borough Wide Primary Policy with regard to Sustainable Design and Construction.

Policy BD1 – All Development Proposals for all forms of development must incorporate high quality sustainable construction techniques reflecting the Council’s Supplementary Planning Guidance on Urban Design (September 2004) and Sustainable Design and Construction (May 2005). To gain planning permission, a development proposal must:

1. Be compatible with and contribute to the distinctive character and amenity

of the area in which it is located. 2. Be of a building style, massing, scale, density and design appropriate to the

locality. 3. Realise the potential of the land. 4. Contribute to local architecture and design quality. 5. Protect or enhance the effects on valuable habitats and species. 6. Ensure that landscaping is an integral element in layout design, taking

account of existing physical features (e.g. trees, hedgerows, walls, etc). Where appropriate, trees and shrubs should augment the amenity and appearance of the site.

7. Not prejudice the amenity of neighbouring occupiers by unreasonably restricting sunlight, daylight or privacy to their properties.

8. Create safe and secure environments and reduce the scope for fear and crime by taking into account the Police Service’s “Secure by Design” Standards.

9. Be designed to meet the needs of all and include provision for disabled access to, and within public areas.

10. Include appropriate provision for the storage and collection of waste and recyclable material.

11. Demonstrate that there is no significant adverse impact on surrounding uses in terms air, water, noise pollution, and of fume and smell nuisance.

12. Where appropriate provide evidence that there is capacity in utility infrastructure, including water, foul drainage, sewerage and telecommunication.

13. Where appropriate, demonstrate that there is the provision to connect with broadband information technology infrastructure.

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Justification In keeping with Strategic Policy 3 (Built Environment), the determining criteria in this policy provide design guidance with which all forms of development are required to comply. This ensures that all development is of a high quality and respects the character and amenity of the area within which it is located.

The Council seeks to ensure that developments should operate in a sustainable and environmentally friendly manner, which optimises resources and limits environmental damage. Therefore it is keen to promote sustainable practises in design and construction, through its Sustainable Design and Construction Supplementary Planning Guidance (May 2005). The Supplementary Planning Guidance provides advice about maximising the use of land and buildings, reusing material, energy efficiency, waste management and transportation.

c) The Redbridge Environment Action Plan (REAct) (December 2010)

Describes how Redbridge intends to improve its environment between 2010 – 2018, and covers: - sustainable buildings and transport; climate change; natural environment and heritage; waste, recycling, cleans street and pollution; and partnerships and communication. d) Sustainable Community Strategy (SCS) (2008 – 2018) Sets out how the Redbridge Strategic Partnership will work together over the next 10 years to continue to make Redbridge a better place to live. The SCS has ‘addressing climate change’ as an overarching priority of the strategy. e) Redbridge has signed the Nottingham Declaration, a voluntary pledge to work with residents, businesses and partners to address the causes of climate change, and begin adapting to some of the unavoidable impacts of climate change.