Lewisham Shopping Centre
Report for – Landsec Lewisham Limited
Non-Technical Summary
October 2024
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GiacomoCiavatti
EmilyGodsiffe
Tony Selwyn
Landsec Lewisham Limited
1.0 Introduction
Landsec Lewisham Limited intends to submit an application made part in detail and part in outline for the demolition and comprehensive phased redevelopment (the ‘Proposed Development’) of land at Lewisham Shopping Centre and adjacent land (the ‘Site’) within the London Borough of Lewisham
The location of the Site is shown in Figure 1.1, within the administrative boundary of the London Borough of Lewisham
This document is a Non-Technical Summary of the findings of the Environmental Impact Assessment (also referred to as EIA) which are reported on in the Environmental Statement. This Non-Technical Summary has been prepared to explain the Proposed Development, its likely significant positive and negative environmental effects and the measures proposed to protect the environment. The Environmental Impact Assessment has identified the effects that could result during the demolition and construction works and when the Proposed Development is completed and in use.
The Environmental Statement has been prepared in accordance with the relevant regulations relating to Environmental Impact Assessment
Figure 1.1: Site Location Plan
1.2 The Purpose of this Document
This document is a Non-Technical Summary of the Environmental Statement submitted with the planning application for the Proposed Development. The Non-Technical Summary presents the facts in non-technical language and as a series of key questions and answers regarding the Proposed Development to identify the likely significant environmental effects and describes how any significant negative effects are proposed to be mitigated, prevented and/or offset during the construction and future operation of the completed Proposed Development.
1.3 What is an Environmental Impact Assessment?
The Town and Country Planning (Environmental Impact Assessment) Regulations 2017 require that before planning permission is granted for certain types of development an Environmental Impact Assessment must be undertaken.
Environmental Impact Assessment is a process that identifies the likely environmental effects of a development and suggests ways in which any significant negative effects on the environment can be prevented, reduced and/or offset, where possible.
Given the location of the Site and the nature of the Proposed Development, Landsec Lewisham Limited were required to carry out an Environmental Impact Assessment to assess the likely significant effects on the environment including those associated with the demolition / construction works and the effects following the completion (referred to as operation) of the Proposed Development. The Environmental Statement (including baseline information, survey information and technical assessments) submitted with the planning application, presents the findings of the Environmental Impact Assessment process, the scope of which was agreed with the London Borough of Lewisham in its capacity as local planning authority as part of a scoping exercise in direct consultation with a number of consultees.
The Environmental Statement, which has been submitted with the application, is publicly available for anyone to review, to understand the nature and form of the Proposed Development and the outcome of the Environmental Impact Assessment process.
1.4 Assessment Methodology
Scoping
As part of the first stages of the Environmental Impact Assessment, a Scoping Report was submitted to the London Borough of Lewisham, which set-out the proposed approach to the Environmental Impact Assessment and seeks agreement to the matters to be included in the Environmental Statement. This was issued to the London Borough of Lewisham in January 2024
In June 2024 a formal Scoping Opinion was received from Lewisham, which was relied upon in preparing the Environmental Statement.
Topics Included in the Environmental Impact Assessment
As part of the scoping process, the following topics were included in the Environmental Impact Assessment:
• Noise and Vibration;
• Air Quality;
• Transport;
• Flood Risk and Drainage;
• Ground Conditions and Contamination;
• Archaeology;
• Daylight, Sunlight, Overshadowing, Light Pollution and Solar Glare;
• Wind Microclimate;
• Ecology;
• Socio-Economics;
• Climate Change; and
• Built Heritage, Townscape and Visual Impact Assessment
As part of the scoping process, it was agreed that the following topics were unlikely to give rise to significant environmental effects and therefore would not be assessed as part of the process:
• Waste;
• Human Health;
• Telecommunication Interference;
• Energy and Sustainability;
• Utilities; and
• Major Accidents and Disasters.
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1.5 Impact Assessment
The Environmental Impact Assessment process is undertaken in a number of stages, with each technical topic assessment following the same process.
Firstly, the ‘baseline’ is identified. The baseline considers the existing conditions of the area where the proposed development will be located and includes both the site itself and the surrounding area.
Within the baseline conditions, a number of key environmental aspects are identified, which are defined as ’receptors’. The sensitivity of each of these receptors is then identified.
The impact of the proposed development is then identified and the size of the impact (impact magnitude) is considered, taking into consideration the receptors and their sensitivity. Impacts are identified during the construction works and when the proposed development is completed and in use.
The size of the impact and how sensitive a receptor is to the impact defines the scale of an effect. Effects can be defined as being either ‘negligible’, ‘minor’, ‘moderate’ or ‘major’ in scale and ‘positive’ or ‘negative’ in nature. Once the effect has been identified, the assessment then determines whether the effect is considered ‘significant’ or ‘not significant’.
If a significant negative effect is identified, measures are required to reduce or remove the effect; these measures are referred to as ‘mitigation measures’. Once the mitigation measures have been identified, the effect is re-assessed to understand whether the scale of the effect has changed because of the mitigation measures.
Effects resulting from a combination of the proposed development and other surrounding development schemes are assessed. In addition, the combination of a number of different effects from the proposed development on a single receptor are assessed as well. These are knows as cumulative effects.
All of the likely effects of the proposed Development are reported within the Environmental Statement, and the likely significant residual effects (the effects after mitigation measures have been implemented) are specifically highlighted.
A summary of the likely significant effects relating to the Proposed Development is contained within this Non-Technical Summary and these effects are discussed in detail in each relevant technical topic assessment of the Environmental Statement
2.0 Description of Site and Surrounding Context
2.1
Site Location and Context
The Site is bound to the west and south by Molesworth St (A21), the east by Lewisham High Street and the north by Rennell Street (A20). West of Molesworth St is the railway line and Ravensbourne River as well as a mix of green space, residential and commercial buildings.
The London Underground Docklands Light Railway and Lewisham railway line are located, respectively, approximately 170 metres and 240 metres north of the Site. North east of the Site is a Police Station, east of Lewisham High Street which is then followed by shops and commercial premises running south beyond the southern tip of the Site, as shown in Figure 2.1
The Site’s immediate context is a rich mix of Town Centre functions.
To the north, the Site is neighboured by Lewisham Station and multiple emerging residentialled developments.
Rennell Street currently provides a singular crossing which aligns with the emerging NorthSouth route through Lewisham Gateway.
To the east, the historic High Street and Market form a popular destination for visitors throughout the week. This is partially pedestrianised and includes historically significant structures including the Clock Tower.
To the west, the Site is bound by Molesworth Street that acts as a vehicular thoroughfare. The Site is further split from its western context by the railway line and River Ravensbourne. Molesworth Street functions primarily as a transport link for cars, buses, with occasional crossing points and a planted central reservation to serve pedestrians.
The site’s Eastern Elevation is made up of a large area of Lewisham’s High Street frontage. This extends from Rennell Street in the north, along the primary frontage to Lewisham Market and down to the entrance to Molesworth Street.
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Figure 2.1: Site Boundary Plan
2.2 Site Description
The Site is approximately 6.93 hectares in size and currently comprises the Shopping Centre, including a Sainsbury’s, multi-storey car-park, a number of retail units and the vacant 18storey office building: Lewisham House, and properties on the High Street.
The Shopping Centre was built in 1977. In 1994 the adjacent High Street was pedestrianised, becoming a traffic-free street market and an open space.
The Site benefits from the highest Public Transport Accessibility Level rating, i.e. 6b (excellent).
A review of the Environment Agency’s Flood Map shows the Site lies within flood zone 2 & 3, meaning the risk of flooding is medium-high.
The Site does not lie within a conservation area, but there are a number of statutorily listed buildings within 500 metres of the Site, the closest of which, the Grade II Listed Clock Tower is located at the northernend of Lewisham High Street. There are a number of non-designated heritage receptors located within the Site boundary, including the locally designated 65-85 Lewisham High Street, 90-100 Lewisham High Street and 180-190 Lewisham High Street, as well as part of an area of local special character.
The Site is located within the Lewisham and Catford/Rushey Green Archaeological Priority Area for potential to contain remains of medieval settlement that grew up beside the Ravensbourne River, often used for powering mills.
The Site is comprised entirely of buildings and hardstanding, with no other habitats on site. Mature and semi-matured scattered trees are located adjacent to the western boundary of the site.
Noise sources affecting the Site are characterised by road traffic and train movements.
The Site is located within the Lewisham Air Quality Management Area, which means that the area exceeds acceptable levels of air pollution for pollutants deemed detrimental for human health. The Proposed Development also lies within an Air Quality Focus Area.
2.3 The Existing Shopping Centre
The existing 1970s Lewisham Shopping Centre is home to a mix of businesses at ground level; complemented to the east by Lewisham Market and high street shops and businesses. Molesworth Street to the west of the site, acts as a severance to existing green space and is a significant contributor to poor air quality. There are a number of existing structures on the site of varying importance. Lewisham House, the Leisure Box and the multi-storey car park are particularly dominant due to their scale and architecture.
The site’s prominent features include:
• Lewisham House - an existing high-rise office building previously occupied by Citi Bank and now vacant.
• The Leisure Box – an unused structure that sits above the service deck to the north of the site. The building was previously used as a leisure centre and indoor bowling alley, and has been vacant for over 20 years, resulting in its poor current condition.
• Access Ramps and Service Deck - two ramps along Molesworth Street provide vehicle access to a level 01 Service Deck, allowing servicing of the retail units within the Shopping Centre below.
2.4 Lewisham Market
Lewisham Market has been established within the centre of Lewisham for at least 120 years, and is now one of London’s last remaining six-day markets.
It was first opened in 1906, surrounding the recently completed Lewisham Clock Tower (built in 1900 to mark Queen Victoria’s Diamond Jubilee). Prior to this, unlicensed market trading was known to take place in the area, suggesting the history of Lewisham market is earlier than its official opening.
For the last century the market has been a constant and unique feature to Lewisham’s centre. Other than a brief halt from 1944-1950 following it being hit by a bomb, the market has remained open. In the 1990s the site was further pedestrianised to provide additional space to market sellers.
In more recent years, Lewisham Council have begun consulting with market traders to develop a future vision for the Market. The process has brought about a series of High Street improvements including artwork, refurbishment of market stalls and improvements to public realm. In July 2024, Lewisham Council approved a planning application for a new open market to the east of the Site on Lewisham Shopping Centre.
2.5 Environmental Considerations
As above, a review of the Environment Agency’s Flood Map shows the site lies within flood zone 2 & 3, meaning the risk of flooding is medium-high.
The Site is surrounded by railways and primary roads to the west, north and south (i.e. Molesworth Street (A21), Lewisham Road (A2211), Loampit Hill (A20), Thurston Road (A2210) and Lee High Road (A20)).
The Site is not within a conservation area, but the closest to the Site are St Stephen’s and Belmont, located adjacent to the north-east boundary of the Site.
Whilst the Site does not include any statutorily listed buildings, several listed buildings are located within proximity to the Site.
Listed buildings within a 500 metre radius of the Site include:
• Church of Stephen (Grade II Listed) and St Stephen’s Church War Memorial, Lewisham (Grade II Listed) to the north;
• Belmont Hill No. 10-18 (Grade II Listed, Belmont Hill 91 & 91a (Grade II Listed), Clock Tower (Grade II Listed), The Priori (Grade II Listed) to the north-east;
• Lewisham Bridge Primary School (Grade II Listed) to the north-west;
• Rileys (Former Temperance Billiard Hall) (Grade II Listed) and United Reformed Church Sunday School (Grade II Listed) to the south;
• Church of St Saviour and St John Baptist and Evangelist (Roman Catholic) (Grade II Listed), Former Prudential Building (Grade II Listed) and Presbytery Adjoining Church of St Saviour and St John Baptist and Evangelists (Grade II Listed) to the south-east;
• Coroner’s Court (Grade II Listed), Garden Walls to South and West of St Mary’s Vicarage (Grade II Listed), Lewisham High Street No. 40 (Grade II Listed), Old Swimming Baths (Grade II Listed), Police Station (Grade II Listed) and St Mary’s Vicarage (Grade II Listed).
The Site does not form part of any statutory or non-statutory designated nature conservation site. Blackheath, part of the Blackheath and Greenwich Park Site of Metropolitan Importance for Nature Conservation, is located approximately 640 metres north-east of the site. The Lewisham Railway Triangles Site of Borough Importance for Nature Conservation (SBINC) is located approximately 40 metres west of the Site, on the opposite side of Molesworth Street, and Lewisham to Blackheath Railsides SBINC is located approximately 250 metres northeast of the Site. The Ravensbourne River is located approximately 70 metres west of the Site and Cornmill Gardens, a small park is located approximately 100 metres west of the Site. The site has limited connectivity to these and other areas of open greenspace within the wider area, due to its location surrounded by busy roads.
A number of receptors have been identified that would potentially be sensitive to effects resulting from the Proposed Development, as set out in Table 2.1.
Table 2.1: Sensitive Receptors
Receptors Description
Visitors and on-site users
Residential
Commercial and Industrial
Social Infrastructure
Transport Network
Townscape and Views
Existing and future users of the Site and surrounding area.
Existing and future residential properties in the surrounding area
Office, retail and industrial buildings within the local area
Effects of the changes to the demography and socio-economics in the area on education and school facilities, churches and places of worship; health and community facilities such as GP surgeries, child care facilities and local community facilities.
Existing sensitive receptors comprise:
• Local highway network;
• Users of the surrounding streets;
• Users of the public transport network;
• Network of footway and pedestrian connections that serve the Site;
• On-street cycle routes in the vicinity of the Site; and
• Car clubs located in the vicinity of the Site.
Surrounding townscape and character.
Ecological Receptors such as fauna and flora
Air Quality
Heritage assets, including archaeological, heritage and landscape features
Hydrological Receptors
Effect of demolition and construction works on existing habitats within and surrounding the Site.
Potential impacts on air quality during construction and long-term impacts upon the Air Quality Management Area
Surrounding heritage assets, including listed building and buried archaeology.
Existing and future users of the Site and surrounding area.
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3.0 Alternatives and Design Evolution
3.1 Requirements for Alternatives
As per the Environmental Impact Assessment Regulations, analysis of reasonable alternatives forms a key part of the Environmental Impact Assessment process and serves to ensure that environmental effects are considered at the earliest possible stage during the project life cycle.
The alternatives to the Proposed Development which have been considered by the Applicant include:
• The Do-Nothing / No Development Alternative;
• Alternative Sites; and
• Alternative Design /Design Evolution.
3.2 The ‘Do Nothing’ Alternative
The Do-Nothing / No Development Alternative refers to the option of leaving the Site in its current state. The ‘Do Nothing’ scenario was not considered given the identification of the Site in the Lewisham Town Centre Local Plan and emerging Local Plan. There is a clear policy imperative to secure its redevelopment.
If the Site was left in its current state, it would result in the following:
• No delivery of housing (including affordable housing), new town centre floorspace and employment opportunities in accordance with planning policy objectives;
• No additional community facilities;
• No improvement in neighbourhood connectivity and permeability;
• No improvement in public realm or creation of open space; and
• No ecological and habitat enhancements.
As a result, the 'Do-Nothing’ Scenario was not considered by the Applicant considering that this would not be an efficient or optimal use of the land.
3.3 Alternative Sites
The Site represents an opportunity to regenerate currently underutilised previously developed land to provide new housing, town centre uses, employment and open space.
No other site in the town centre offers similar regeneration opportunities in terms of opportunity for change, location, accessibility and scale.
In addition, as above, this position is supported by the London Plan and Local Plan.
Given the above policy position and the clear need for this Site to be regenerated, no alternative Sites have been considered.
3.4
Site Constraints and Environmental Considerations
An analysis of the Site and the existing conditions in the surrounding area has been undertaken as part of the Environmental Impact Assessment process.
As a result of this analysis, the following constraints have been taken into account in the design evolution process.
Flood Risk, Drainage and Site Levels
The Environment Agency Flood Zone Map indicates the Site lies within flood zone 2 & 3, meaning the risk of flooding is medium-high. As a result, a wide range of Sustainable Drainage Systems, including permeable paving, temporary storage areas and underground storage tanks have been incorporated into the final design based on discussions with the Environmental Agency, London Borough of Lewisham and Thames Water.
Arboriculture
No trees within the Site are subject to a Tree Protection Order. However, consideration was given to minimising impacts to retained trees during the demolition and construction works, with continued measuresfor protection once the Proposed Development has been completed. In this regard, an arboricultural survey was undertaken and advice sought in respect of impact to existing trees and where mitigation was needed.
Ecology
Ecological surveys were undertaken to determine any constraints in respect of ecology. Any habitat lost has been carefully replaced within the proposals and this re-provision has played a key part in the proposals to achieving a significant biodiversity net gain across the Site.
Contamination
Due to the Site’s previous use and Site Investigations carried out, contamination and the potential for remediation was a consideration in the design process.
Noise and Air Quality
Baseline noise and vibration surveys were undertaken at the Site to characterise existing conditions. Existing constraints include road noise.
The Site is located within an Air Quality Management Area. The Air Quality Management Area has been designated due to Nitrogen Dioxide and Particulate concentrations in excess of the current National Air Quality Standard objectives. As a result, technical design input has been undertaken to ensure that the Site is suitable for residential use. Consideration was given to:
• Location of habitable rooms;
• Location of residential units at higher level to avoid ground level exposure to noise and Nitrogen Dioxide / particulates, as far as possible;
• Location of open space and playspace relative to high levels of noise to maximise acoustic separation; and
• Required ventilation requirements and glazing performance to ensure target criteria would be achieved and internal spaces would be suitable for use. Measures to minimise noise emissions from the Proposed Development (such as those from demolition and construction works, plant, servicing and delivery arrangements and vehicle movements) were actively explored during the design evolution process.
Wind
Numerous wind assessments using a 3 dimensional computational model and wind tunnel were undertaken during the design evolution process to inform the design evolution of the Proposed Development, to inform the most appropriate locations for amenity space and building entrances, as well as to highlight any areas for refinement and further development.
Daylight, Sunlight and Overshadowing
The proposals were subject to numerous daylight, sunlight and overshadowing assessments to consider impacts and effects to the surrounding sensitive receptors, as well as at the proposed on-site residential units, amenity spaces and play spaces.
These assessments resulted in the refinement of building heights and massing, and where possible, buildings were set back or reduced in height to improve daylight and sunlight levels.
Townscape and Visual Impact
Townscape and visual image assessments have been carried out using Computer Generated Images to superimpose building designs into the existing landscape from a range of viewpoints. A number of viewpoints were used ranging from immediately adjacent to the site to higher vantage points in public spaces. This technique of visualising unbuilt architecture has enabled the refinement of the Proposed Development.
Increased connectivity and permeability throughout the Site has been a common theme throughout the design process.
Measures to minimise the demolition and construction transport impacts and effects of the Proposed Development were explored, including alternative construction systems and methodologies, as well as potential routes for construction traffic to and from the Site.
3.5 Alternative Design and Design Evolution
As part of the evolution of the Proposed Development, and as outlined above, consideration was given to the site history and the existing environmental constraints and opportunities within and surrounding the Site and the adjoining areas, to inform the land uses, nature, scale and massing and proposed layout of the built form and the areas of open space and public realm of the Proposed Development. Such considerations have occurred over a period of time in the context of relevant national and local planning policies, best practice guidance and development standards as operated by London Borough of Lewisham and other decisionmaking bodies.
The over-arching objective has been to ensure the creation of a deliverable, sustainable development and comprehensive regeneration of the area as defined by the National Planning Policy Framework, which responds to local needs, environmental conditions and the Site context, and development plan policies and objectives.
Key objectives for the Proposed Development have been to create a new destination in the town centre including new cultural and leisure attractions, vibrant retail and food markets and spaces for new and existing businesses, as well as a new residential neighbourhood with a high quality public realm and integrated public transport links to wider parts of the vicinity and to central London and beyond, with the following key design aspects:
• Comprehensive re-development of the Shopping Centre;
• Creation of a new cultural hub at the centre of the Site;
• Lewisham House retained, extended and converted to residential use;
• Covered shopping centre replaced with permeable external streets running through the Site, extending the existing High Street market into the Site; and
• A mixed-use approach including commercial, student, co-living and residential uses.
The Proposed Development design has been informed by key elements of the Site’s context and by an understanding of the Site’s constraints. The Applicant selected the proposed design, taking into account the sunlight, daylight and overshadowing, wind, townscape, transport and access, and technical issues (including engineering and avoidance of key constraints), as well as the issues raised during consultation with officers at London Borough of Lewisham, Transport for London, and Thames Water and in response to the pre-application meetings and public consultation events held.
Three key alternatives are set out below, including the Proposed Development, demonstrating the design evolution over time. This focuses on engagement with the London Borough of Lewisham but also captures feedback from other stakeholders including public consultation, and the environmental response of the proposals.
The design evolution of the Proposed Development is set out below.
November 2021
Key Design Features
• Approximately 2,500 homes.
• 21 buildings.
• Demolition and redevelopment across the site including on the High Street.
• Maximum heights around 40 storeys.
• General reduction in retail floorspace with internal shopping centre replaced with part open / part covered street.
• Lewisham House excluded from development proposals.
Environmental Effects
• Height, scale and number of tall buildings creating visual and microclimate effects on public realm and neighbouring buildings.
• Impacts on local character and heritage assets due to significant demolition of existing buildings and redevelopment of High Street.
• Socio-economic impacts of reduction in retail employment floorspace as against existing condition.
• Townscape impacts of height, scale and number not supported by Local Planning Authority
• Issues with wind conditions across site.
August 2022
Key Design Features
• Reduction in quantum of residential development leads to a reduction in number, scale and massing of taller buildings.
• Increases in retail quantum at ground floor.
• Roof of shopping area proposed as public green space.
• Increased retention of buildings along High Street.
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• Lewisham House plot included in scheme, existing building demolished and replaced with two towers.
Environmental Effects
• Increased embodied carbon impact through demolition of Lewisham House.
• Reduced townscape impact vs previous scheme due to reduction in height and number of tall buildings.
• Improved sunlight and daylight microclimate across the site.
• Improved wind conditions at base of buildings.
• Increased access to green spaces for residents and public in areas with improved air quality
• Increases in green space giving rise to ecologic uplift and improved Urban Green Factor.
• Reduced effects on local character and heritage assets through reduced redevelopment on High Street and reduced scale of new buildings adjacent to High Street.
May 2024
Key Design Features
• Plots N1 and 2 developed as detailed designs to be submitted as a detailed planning application with co-living as a use.
• Lewisham House (plot N3) hybrid proposal with part re-use of existing structure and extension onto adjacent land.
• Further reduction in C3 floorspace.
• Fully enclosed shopping centre and first floor retail street further increases town centre uses floorspace.
• 2 community / cultural buildings included.
• Additional east / west routes crossing site.
Environmental Impacts
• Further reduction in height scale and massing reduces townscape impacts.
• Less demolition and further retention on hight street buildings and reduction of new development on High Street reduces local character and heritage effects and improves embodied carbon.
• Improved sunlight / daylight microclimate including all proposed playspace meeting standards for sun on ground.
• Wind impacts at ground level tested and satisfactory.
• Retained and new town centre floorspace comparable to the base line floorspace currently in use, and Site Allocation town centre capacity, with greater opportunities for employment densities to increase.
• Full demolition of Lewisham House rejected on carbon impact grounds. Revised hybrid approach significantly improves carbon outcome without losing optimised delivery of homes and achieving emerging site allocation across the masterplan area.
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4.0 Description of Proposed Development
4.1 Proposed Development Layout
The Application is submitted as a hybrid application with Plots N1 and N2, associated access roads, shopping centre interface and infrastructure as well as other highways works submitted in detail (the ‘Detailed Proposals’) (Parts of Phase 1a) and the remaining Plots (N3, C1, C2.1, C2.2, C3, C4, C5, S1, S2, S3, S4, MV and M1) and areas of the Site submitted in outline (‘Outline Proposals’).
A description of the development for which planning permission is sought is set out below:
‘Full planning application (within Phase 1a comprising) the demolition of existing buildings, structures and associated works to provide a mixed-use development including the erection of a Co-Living building (Sui Generis) up to 23 storeys in height (Plot N1), and a residential building (Class C3) up to 15 storeys in height (Plot N2), associated residential ancillary spaces as well as town centre uses (Class E (a, b, c, d, e, f, g (i, ii)); and Sui Generis) together with public open space, public realm, amenity space and landscaping, car and cycle parking, highway works and the formation of new pedestrian and vehicle accesses, existing shopping centre interface works (the ‘Phase 1a Finish Works’), service deck modifications, servicing arrangements, site preparation works, supporting infrastructure works and other associated works.
Outline planning application (all matters reserved) for a comprehensive, phased redevelopment, comprising demolition of existing buildings, structures and associated works to provide a mixed-use development including:
The following uses:
o Living Uses, comprising residential (Class C3) and student accommodation (Sui Generis);
o Town Centre Uses (Class E (a, b, c, d, e, f, g (i, ii)) and Sui Generis);
o Community and Cultural uses (Class F1; F2; and Sui Generis);
• Public open space, public realm, amenity space and landscaping works;
• Car and cycle parking;
• Highway works;
• Formation of new pedestrian and vehicular accesses, permanent and temporary vehicular access ramps, service deck, servicing arrangements and means of access and circulation within the site;
• Site preparation works;
• Supporting infrastructure works;
• Associated interim works;
• Meanwhile and interim uses and
• Other associated works’.
The Application has been subdivided into 15 Plots, identified on Figure 4.1.
Non-Technical Summary
October 2024
Landsec Lewisham Limited
Plowman Craven 46730
Figure 4.1: Illustrative Plan Identifying the Location of the Plots Across the Site
Table 4.1: Detailed Proposals: General description of the Plots and Land Use Distribution Plot Description, including Proposed Land Use and Quantum
N1
N2
Phase 1a Finish Works
This Plot is located to the north-east of the Site and forms part of the detailed proposals. It is intended to provide a mix of Co-Living (Sui Generis) at the upper levels and Flexible Commercial (Use Class E, Sui Generis) at ground floor level. The Plot is up to 89m AOD in height, 23 storeys, including rooftop plant.
This Plot is located to the north-east of the Site, to the south of Plot N1 and forms part of the detailed proposals. It is intended to provide a mix of Residential (C3) at the upper levels and Flexible Commercial (Use Class E, Sui Generis) at ground floor level. The Plot is up to 62m AOD in height, 15 storeys, including rooftop plant.
Class E / Sui Generis. The Phase 1a Finish Works are those structures (and their use) which are required to connect the existing shopping centre and public realm into the permanent and completed finished state of N2. The Phase 1a Finish Works may need to be changed when the detail of Phase 3 comes forward.
In due course, when reserved matters applications are being prepared for Phase 3, if there are works which will replace any of the Phase 1a Finish Works, the details of those works will be designed and submitted for approval in full alongside the reserved matters for Phase 3:
- the reserved matters application will be submitted with a comprehensive set of plans and design statements which will show how the reserved matters and any works which replace the Phase 1a Finish Works fit together;
- the section 106 agreement will also set out a list of principles that any such replacement works must follow, so that the planning authority can be satisfied that a high quality scheme will be delivered for the end state.
Use and Floorspace
The area schedule for the Detailed Proposals is presented in Table 4.2 and 4.3 and shows the maximum quantum of each use-class.
Table 4.2: Total Floorspace by use for Detailed Proposals
Table 4.3: Proposed Residential Unit Mix for the Detailed Proposals
Land Use – Outline Proposals
The Outline Proposals are divided into 13 Plots, which are defined on Figure 4.1. The total development floor space across the Plots is set out in schedule contained in Table 4.4
Table 4.4: Outline Proposals – Proposed Uses and their Maximum Quantum
Proposed Unit Mix and Tenure
The residential provision across the Outline Proposals would include a range of unit types. The proposed unit and tenure mix that has been tested is based on the Illustrative Masterplan, and is presented in Table 4.5, 4.6 and 4.7.
Table 4.5: Proposed Residential Unit Mix and Tenure tested for the Outline Proposals
Affordable rent
Discount market rent
Table 4.6: Proposed Residential Unit Numbers tested for the Outline Proposals
S2
S3
Table 4.7: Proposed Student Accommodation tested for the Outline Proposals
4.3
Land Use Distribution
A general arrangement plan for the Proposed Development at ground floor level (Level 00), Level 1 (01), Level 2 (02) and Level 4 (Level 04) is provided in Figures 4.2, 4.3, 4.4 and 4.5 This is provided as ‘illustrative’ for the Outline Proposals i.e. one possible way the Plots might be built-out within the parameters.
Figure 4.2: Illustrative Masterplan – Level 00
Figure 4.3: Illustrative Masterplan – Level 01
Figure 4.4: Illustrative Masterplan – Level 02
Figure 4.5: Illustrative Masterplan – Level 04
The Detailed Proposals
The Detailed Proposals consists of 2 plots: N1 and N2, and the Phase 1a Finish Works. The Plots will accommodate Co-Living, Residential, Flexible Non-Residential, together with all landscaping, public realm, and associated works.
Plot N1
Figure 4.6: Detailed Proposals – N1 - Ground Floor Plan
Figure 4.7: Detailed Proposals – N1 – Eight Floor Amenity
Plot N2
Figure 4.8: Detailed Proposals – N2 - Ground Floor Plan
Figure 4.9: Detailed Proposals – N2 - Roof Plan
Phase 1a Finish Works
Figure 4.10: Phase 1a Finish Works – Level 00
Table 4.8: Building Heights – Outline Proposals
4.4 Car Parking
Car parking for the Detailed Proposals is provided in Table 4.9
Table 4.9: Detailed Proposals Parking
Car parking for the Outline Proposals is provided in Table 4.10.
Table 4.10: Outline Proposals Parking
4.5 Public Realm and Landscaping
Key spaces within the Outline Proposals include:
• Northern Square – Level 00 – 3,360 sqm;
• The Street – Level 01 – 1,050 sqm;
• Eastern Square – Level 01 – 1,970 sqm;
• The Park – Level 02 – 5,255 sqm; and
• Southern Square – Level 00 - 1,300 sqm.
Figure 4.11: Key Spaces across the Site
4.6 Energy and Sustainability
An Energy Strategy and Sustainability Statement been developed to outline how the Proposed Development would perform across a number of areas, including:
• Compliance with Building Regulations Part L energy analysis;
• The Greater London Authority London Plan;
• Overheating in line with Guidance and future climate change; and
• Social value review and enhancements.
The key principles are as follows:
• Zero carbon development through energy efficient design, low carbon heating, renewable energy systems and local carbon offsetting;
• A landscape led design that enables easy access to green spaces, helping people to relax and improving mental health;
• A holistic flood risk and drainage design integrated into the natural environment increases site resilience to climate change;
• Diverse transport connections promote an active community, improving mental and physical wellbeing of the wider community;
• Homes are designed to provide natural daylight, reduced energy bills and a comfortable internal environment.
Low energy and carbon approach, as follows:
• The energy strategy would minimise energy use and carbon dioxide emissions through the incorporation of a highly efficient thermal envelope, efficient building services systems, as well as Air Source Heat Pump technology.
5.0 Demolition and Construction Works
5.1
Anticipated Works Overview
A detailed development programme has not yet been finalised. The programme presented within this Environmental Statement is an indicative, but feasible, programme that has been developed based on a number of assumptions. It is considered robust for the purposes of the assessment of the likely environmental effects within this Environmental Statement and presents a reasonable worst-case scenario for the basis of the assessment.
Subject to the granting of planning permission, and the discharge of relevant planning conditions, the anticipated Site demolition and construction phases are outlined in Figure 5.1
The Proposed Development will take approximately 10 years to build.
Figure 5.1: Indicative Phasing Plan Overview Levels 00 and 04
6.0 Environmental Impact Assessment
6.1
Introduction
The following sections of this Non-Technical Summary present a summary of the environmental technical topic assessments that have been undertaken as part of the Environmental Impact Assessment. Further details can be found within the Environmental Statement (Chapter 6 – 16 and Volume 2
6.2 Noise and Vibration
An assessment of the likely significant noise and vibration effects on existing nearby sensitive receptors and future users of the Proposed Development arising during the construction and operational phases has been undertaken.
In terms of noise, ambient sound levels in the area are dictated by road traffic noise. Road traffic noise is anticipated to reduce following implementation of the Proposed Development.
In terms of construction noise and vibration, in advance of mitigation, some receptors are likely to experience some moderate negative significant effects, although these will be short / medium term and temporary in nature. Mitigation would take the form of a Construction Environmental Management Plan, to be agreed with Lewisham under planning condition. With the implementation of mitigation, residual effects would be negligible to minor negative and not significant.
No mitigation is warranted for construction traffic noise. Residual construction traffic noise would give rise to a temporary, short / medium term, negligible effect that is not significant
As the detailed design of the Proposed Development is progressed it will be ensured that all plant complies with the prescribed noise limits. Residual building services plant noise is a low magnitude of change on high sensitivity receptors, corresponding to a permanent, long-term, minor negative effect that is not significant
To protect occupants of the Proposed Development from noise impacts an appropriate strategy for managing ventilation and overheating has been derived on the basis of using mechanical ventilation, so that occupants are not forced to choose between elevated noise levels or overheating.
6.3 Air Quality
An assessment of the likely significant air quality effects on existing nearby sensitive receptors and future users of the Proposed Development arising during the construction and operational phases has been undertaken.
For the construction phase, a qualitative assessment of the potential impacts on local air quality from construction activities has been carried out using the Institute of Air Quality Management guidance assessment methodology. Through good site practice and the implementation of suitable mitigation measures, the impact of dust and particulate releases would be reduced. The residual effects of dust and particulate generated by construction activities on air quality are therefore negligible and not significant.
The plant equipment that will be used within the Site during the construction phase was assessed qualitatively and found to have a negligible effect on local air quality during the construction phase.
In addition, a quantitative assessment of emissions to air from construction traffic was undertaken Changes in nitrogen dioxide and particulate concentrations were predicted for 2030, the assumed peak construction year. The results show that the Proposed Development would cause an imperceptible increase concentrations and no significant negative effects are predicted. Therefore, no construction phase traffic mitigation measures are required.
Whilst the Proposed Development is car free (other than blue badge spaces), an operational phase exposure assessment has been undertaken given the location of the Site within an urban area in a declared air quality management area Modelling was used to predict nitrogen dioxide and particulate concentrations across the Site at heights/locations representative of future relevant exposure. The modelling determined that future concentrations would be considerably below (more than 5%) the relevant air quality objectives.
Taking into account the assessment results, it is considered that the Proposed Development complies with national and local policy for air quality.
6.4 Transport
An assessment of the likely significant transport effects on existing nearby sensitive receptors and future users of the Proposed Development arising during the construction and operational phases has been undertaken.
The assessment of transport effects has been informed by desktop reviews of the Site, a traffic survey, a review of transport data including accident statistics and public transport information and engagement with stakeholders. The assessment has been undertaken in the context of guidance from the Institute of Environmental Management & Assessment on the assessment of transport related impacts and in the context of the Transport Assessment (and associated documents) prepared in support of the planning application.
With the implementation of mitigation, no significant effects are envisaged at the demolition and construction stage.
Once complete and operational, the Proposed Development will lead to a reduction in road traffic and would give rise to minor positive effects (not significant) in terms of severance and connectivity across the Site.
6.5 Water Resources, Drainage and Flood Risk
An assessment of the likely significant flood and drainage effects on existing nearby sensitive receptors and future users of the Proposed Development arising during the construction and operational phases has been undertaken.
Embedded mitigation is provided in the form of raised levels and sustainable surface water drainage features devised throughout the design process and incorporated in the Proposed Development. This aimed to set out a strategy to manage surface water generated by the Proposed Development in a sustainable way. This leads to improvements in water quality and reduction in flood risk through the control of runoff to a rate less than that currently discharging.
With the implementation of a Construction Environmental Management Plan during the construction phases, no significant effects are envisaged.
Operationally, with the implementation of the flood and drainage measures, the Proposed Development would lead to a minor positive effect on future users of the Site, which would be significant.
Impacts and effects from water demand, foul drainage and water supply would be minor negative, but not significant.
6.6
Ground Conditions and Contamination
An assessment of the likely significant contamination effects on existing nearby sensitive receptors and future users of the Proposed Development arising during the construction and operational phases has been undertaken.
The main effects relating to potential soil contamination result from the disruption to potential existing ground contamination during construction works and abnormal ground conditions associated with poor natural ground conditions.
Ground investigation works were undertaken in 2022 in order to provide information about the ground conditions, soil samples for laboratory testing and ground gas monitoring data.
Supplementary ground investigation will be required post demolition of the current buildings and structures on Site, following discussions with regulators. Based on the findings of the ground investigation it is likely that a Remediation Strategy will be required as part of the detailed design of the Proposed Development. The specific requirements for a Remediation Strategy would be dependent on the findings of further phases of ground investigation that are likely to be completed in later stages of the site development.
The above mitigation measures should be implemented in order to minimise or remove the risks identified.
If all mitigation measures are implemented then it is anticipated that overall, there is likely to be an effect on all receptors of a negligible significance.
6.7 Archaeology
11.1.1 An archaeology desk based assessment has been undertaken which examines the potential impacts and likely effects of the development on buried heritage assets (archaeological remains) within the Site. These are parts of the historic environment which are considered to be significant because of their historic, evidential, aesthetic and/or communal interest. The assessment considers the magnitude of change (impact) of the Development upon the significance of known or potential buried heritage assets and the resulting environmental effects.
11.1.2 Due to the construction of the existing shopping centre, archaeological survival is expected to be very limited and localised. Buried heritage assets that may be affected by the Development comprise:
• Palaeoenvironmental remains which would be of low significance for general alluvial remains and medium significance for thick deposits of organic material such as peat;
• Later medieval settlement remains which would be of low significance for fragmentary remains to medium significance for more substantial remains; and
• Post-medieval structural remains of low significance.
11.1.3 Archaeological evaluation of the Site will be required. The most appropriate investigation strategy is likely to entail archaeological trenches, to confirm the presence, nature and significance of any archaeological remains in the areas of proposed impact. The results of the evaluation would allow an informed decision to be made regarding an appropriate strategy to offset the removal of any significant archaeological assets. This might comprise targeted archaeological excavation in advance of construction, and/or a watching brief during groundworks. This would ensure that significant archaeological assets are not removed without record and the opportunity to ensure public benefit from the archaeological process. Such work could be undertaken under the terms of a standard archaeological planning condition set out with the grant of planning consent in accordance with a Written Scheme of Investigation (WSI) approved by the Greater London Archaeological Advisory Service
6.8 Daylight, Sunlight, Overshadowing, Light Pollution and Solar Glare
An assessment of the likely significant daylight, sunlight and overshadowing effects on existing nearby sensitive receptors arising during the construction and operational phases has been undertaken throughout the design process. The assessment also looked at light pollution and solar glare.
There will be no notable anticipated effect whilst the existing buildings on the Site are demolished. There will also be no anticipated effect following the completion of the demolition of the buildings. During the construction of the Proposed Development, the effects would be no worse than those of the completed development as set out below.
The current site is comprised of a large series of relatively low-medium rise commercial buildings and as such, where residential buildings are located in nearby proximity to the site and relevant for assessment, their existing daylight and sunlight amenity levels are generally high and, in many cases, exceed the guideline recommendations; levels which are predicated upon a more suburban environment.
It is therefore inevitable, particularly in major regeneration and opportunity areas, that if redevelopment proposals are to deliver in accordance with local planning policy aspirations and make efficient use of land in line with the National Planning Policy Framework, a noticeable degree of change in daylight and sunlight levels will naturally be experienced.
Notwithstanding this, the detailed technical assessments for the Operational Phase of the development (for both the Outline Maximum Parameters and Detailed Blocks N1 and N2) undertaken and set out, demonstrate that the compliance levels when measured against the Building Research Establishment Guidelines (2022) recommendations are very good for an urban town-centre location.
74% of all the habitable windows tested around the site meet the Building Research Establishment guideline targets for Vertical Sky Component (VSC), with 86% of all habitable rooms also meeting the No Sky Line Daylight Distribution criteria. For sunlight, 94% of all southerly orientated habitable rooms will exceed the Building Research Establishment recommendations for Annual Probable Sunlight Hours. Whilst there are some major negative effects (Significant), this demonstrates that a high proportion of the sensitive receptors around the site will experience daylight and sunlight effects of negligible significance.
From a sun on ground (overshadowing perspective) whilst there will naturally be some gardens/amenity spaces surrounding the site that experience a noticeable alteration in direct sunlight, of the 221 areas assessed, 91% will exceed the Building Research Establishment guideline recommendations and experience a negligible effect.
It is, however, also important to note that the Illustrative Masterplan for the Site has also been assessed, which complies with the maximum parameter plans and represents a more ‘realistic’ future development proposal for the Outline element of the site. The technical assessments indicate a further reduced daylight and sunlight effect upon the sensitive receptors by comparison to the Maximum Parameter massing, with 82% of windows meeting Building Research Establishment recommendations for VSC, 92% meeting the NSL criteria, and 96% meeting the APSH sunlight targets. This demonstrates that the extent of any significant effects arising from the Outline Element of the Masterplan can be positively reduced, mitigated and, in many cases, designed out at future detailed reserved matters stage, by adopting the principles defined by the Illustrative Masterplan.
Finally, there will be no significant effects upon both light pollution and solar glare effects of the detailed elements of the Operational Phase of the Development.
6.9 Wind Microclimate
An assessment of the likely significant wind effects on existing nearby sensitive receptors and future users of the Proposed Development arising during the construction and operational phases has been undertaken.
The method of assessment for the pedestrian level wind microclimate has been based on testing undertaken in a wind tunnel. In addition computational analyses have also been used as a complementary tool to the wind tunnel, allowing further scenarios to be studied and comparisons made between the scenarios analysed.
Wind conditions during the demolition and construction works would be expected to gradually adjust from those of the existing site, to the likely wind conditions identified for the completed development. Wind conditions during the demolition and construction works of the Proposed Development, on-site would therefore represent a negligible effect. Therefore, no mitigation is required.
For the completed development, the wind tunnel assessment comprised a number of scenarios, including the existing Site conditions (the baseline), the Detailed Elements (the detailed components of the Proposed Development) and Combined (the detailed elements and outline elements).
In isolation, the Detailed Elements, with mitigation included, resulted in negligible wind effects in all areas of the Site both at ground and elevated levels. This was been achieved through a series mitigation workshops in the wind tunnel with mitigation including inclusion of the landscaping of the Proposed Development.
As expected, the windiest conditions are seen in the Combined scenario which includes the Outline Elements which have assessed the Maximum Parameters of the Proposed Development that represent the tallest and densest massing tested. This is because highlevel high-speed winds downwash along the western facades of the Development, accelerating around the base of Plots C5 and C4 onto the podium park, and around the north and southern corners of N3, causing safety exceedances in these areas. The results of the Combined scenario indicate some instances of Major Negative effects (significant) at ground and elevated levels.
However, it is important to note that the Combined scenario represents an unrealistic worstcase scenario since the individual Plots within the outline element will be developed further in detail and the building form and massing will be refined. The Maximum Parameters are a robust assessment, but represents an unrealistic form of development, when compared to the form of development that is more likely to come forward, being more akin to the Illustrative Masterplan.
It is expected that the developed detailed design for each of the Plots will provide improved wind conditions. This is demonstrated comparatively within the computational modelling work carried out to support the design along its evolution and to provide an early understanding of the wind implications on the Site. This study consisted of computational numerical simulations for a full range of wind directions, with relative wind speeds sampled and combined with longterm historical wind data.
A comparative study using the computational modelling was used to identify the expected improvements caused by the Illustrative Masterplan. The study showed that it is evident that the reduced massing of the Illustrative Masterplan which incorporates more detail in the building form for each Plot, results in higher air permeability to the Site, especially from the prevailing south-westerly and westerly prevailing winds, slowing wind speeds down. This effect is less apparent in the Maximum Parameters where a larger proportion of the prevailing south-westerly wind is deflected downwards towards ground level at the north of the site and into the podium levels creating some exceedances.
The computational study shows that some of these exceedances disappear completely, and some reduce substantially in size. It is worth adding that this exercise was undertaken in the absence of mitigation aiming to compare the effect of the massing only.
The above comparisons illustrate the point that with a carefully developed design, an Illustrative Masterplan design would provide significant improvements to the wind conditions over an unrealistic maximum parameters scenario where buildings are modelled as simple extrusions with no particular design or shape intended.
It is also envisaged that once the detailed design of the various Plots of the Outline Element progress towards detailed planning, there will be further opportunity for the mitigation options explored so far to be further developed as part of the reserved matters stages.
The computational analyses discussed above demonstrate that with a carefully developed design, a detailed design would provide significant improvements to the wind conditions, allowing a solution to be found during the detailed planning stages.
6.10 Ecology
An assessment of the likely significant ecological effects arising during the construction and operational phases has been undertaken. In order to support this assessment, a suite of baseline surveys has been undertaken, including:
• Preliminary Ecological Appraisal;
• Bat Surveys; and
• Peregrine Falcon Surveys.
There are three designated sites within the surrounding of the Site that were considered during the assessment. The nearest European site was Lee Valley Ramsay site located 12.4 kilometres east of the Site. The nearest nationally designated site was the Inner Oxleas Woods Site of Special Scientific Interest located approximately 4.8 kilometres east.
The Site was considered to have habitats suitable to support breeding birds and surveys recorded a breeding pair of Schedule 1 peregrine on Site and a breeding pair of black redstart on the Site.
In the light of the baseline conditions, the effects of the Proposed Development on the following ecology receptors was assessed:
• designated sites;
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• peregrine falcon; and
• black redstart.
The key changes and activities associated with the Proposed Development that are likely to cause terrestrial ecological effects and that were included in the assessment are:
• habitat removal (loss) and disturbance;
• disturbance to peregrine falcon; and
• disturbance and loss of habitat for black redstart.
With the implementation of mitigation, no significant effects are predicted during the demolition and construction stage. Mitigation would include a construction environmental management plan, replacement of the Peregrine Falcon nesting provision once works to N3 are complete and provision of alternative nesting provision across the site for Black Redstarts and other birds.
In addition to the above, a Biodiversity Net Gain assessment has been undertaken of the Proposed Development and the significant new planting and habitat that is being introduced. This new planting and habitat would give rise to a net gain of 316% when compared to the existing situation.
6.11 Socio-Economics
An assessment of the likely significant socio-economic effects on existing nearby sensitive receptors and future users of the Proposed Development arising during the construction and operational phases has been undertaken.
The Proposed Development would displace the existing employees accommodated on-site over the 10-year demolition and construction programme. The Proposed Development would deliver new commercial floorspace alongside some replacement floorspace. However, overall, there will be a net loss of commercial floorspace. Therefore, the loss of existing uses and employment would be negative, but not significant at the Site and Local Level
The demolition construction works associated with the Proposed Development would generate an average of approximately 770 Full Time Equivalent jobs during the 10-year construction period Employment opportunities generated by the Proposed Development within the construction sector would be negligible
It has been estimated that the commercial floorspace within the Proposed Development could accommodate a net increase of between 900 to 1,910 gross full time equivalent jobs, depending on the delivery of commercial floorspace.
Taking the lower end of this range (the ‘worst-case’), the effect would be minor positive
The Proposed Development includes delivery of 119 homes and 445 co-living homes as part of the Detailed Proposals and 1,600 homes and a 630-bed student accommodation as part of the Outline Proposals. The effect would be moderate positive of a significant scale at the borough level.
The population of the Proposed Development would result in an increased demand for school places, with potential demand for 124 school places – 89 primary and 35 secondary.
The Proposed Development would generate demand for 89 primary places, with 4 places arising from the detailed proposals and 85 arising from the outline proposals. This would equate to an overall primary demand of 0.42 FE (0.02 FE for detailed proposals and 0.40 FE for outline proposals) (medium magnitude of impact). There are not expected to be any children in the 445 co-living homes (Sui Generis).
There is currently 17% surplus capacity within the five primary schools within 1km from the Site (low sensitivity receptor).
The likely effect of the Proposed Development on primary schools would be negligible at a Local Level (not significant).
The Proposed Development would generate demand for 35 secondary places, with 1 place arising from the detailed proposals and 34 arising from the outline proposals. This would equate to an overall secondary demand of 0.23 FE (0.01 FE for detailed proposals and 0.22 FE for outline proposals) (low magnitude of impact).
There is currently 8% surplus capacity within all state secondary schools within the London Borough of Lewisham (medium sensitivity receptor).
The effect of the Proposed Development on secondary schools (medium sensitivity receptor) would negligible at the London Borough of Lewisham level (not significant).
Based on the London average patients per FTE GP of 2,058. The new resident population of the Proposed Development (excluding students) will generate demand for the equivalent of 1.8 FTE GPs (0.4 FTE GPs from the detailed proposals and 1.4 FTE GPs from the outline proposals). If students demand is factored in at standard rates, not allowing for the caveats set out above, this would rise to the equivalent of 2.1 FTE GPs (medium magnitude).
An effect of this magnitude on a medium sensitivity receptor would be assessed as direct, permanent minor negative effect at the local level (not significant).
6.12 Climate Change
Climate Change Resilience
The Climate Change Resilience assessment has concluded that there are likely to be no significant effects remaining following the assessment of climate change impacts during operation/use of the Proposed Development. This is because all relevant and implementable measures have been embedded into the proposals and are likely to be effective and deliverable.
Greenhouse Gases
The Greenhouse Gas assessment has concluded that there are likely to be no significant effects remaining following the assessment of climate change impacts during operation/use of the Proposed Development. This is because all relevant and implementable measures have been embedded into the proposals and are likely to be effective and deliverable.
6.13 Built Heritage, Townscape and Visual Impact Assessment
An assessment of the likely significant Built Heritage, Townscape and Visual effects on existing nearby sensitive receptors and future users of the Proposed Development arising during the construction and operational phases has been undertaken.
‘Heritage’ and ‘Townscape and Visual’ are treated as individual disciplines and separate assessments are provided in accordance with legislation, planning policy and best practice guidance.
Built Heritage
The Heritage assessment outlines the significance of heritage assets and the contribution of setting to that significance. It provides an assessment of the impact of the Proposed Development upon significance by virtue of change to setting. The assessment has considered all heritage assets within a 1.5km radius of the Site. Of the 61 heritage assets, 59 would not experience change to their setting that would impact significance i.e. their special interest would be preserved. For locally listed buildings, 122-126 and 142-148 Lewisham High Street, direct works undertaken during the operational phase of the Proposed Development will involve beneficial refurbishment and upgrading works to their principal facades, better revealing their historic and architectural significance. The assessment identifies that the proposed development would give rise to effects ranging from None to one finding of Moderate Adverse. The Moderate Adverse effect arises from the impact to one nondesignated heritage asset, 156-60 Lewisham High Street, which is to undergo wholesale demolition during the demolition and construction stage of development.
Townscape
The townscape assessment considers the proposals within their urban context, including the buildings, the relationships between them, the different types of open spaces and the relationship between buildings and open spaces. The assessment identifies that the proposed development would give rise to effects ranging from None to Moderate Beneficial.
Visual Receptors (People)
The visual assessment considers the impact of the proposed development upon visual receptors. The assessment identifies the proposed development would give rise to effects ranging from None to Moderate/Major Beneficial across all visual receptors. The Moderate/Major effect is identified to users of the town centre, who will experience the greatest change to visual amenity.
Static Designated Views
The assessment has also considered static views designated in the development plan due to their strategic importance. The assessment demonstrates that the proposed development would satisfy the management guidance for all strategic views. It would not impact any identified Strategically Important Landmarks.
6.14 Summary of Potential Cumulative Effects
As part of the cumulative assessment, the following types of cumulative effects have been considered:
• Inter-project effects: The combined effect of the Proposed Development together with other existing and / or approved developments (taking into consideration effects at both the construction and operational phases); and
• Intra-project effects / Effect interactions: The combined or synergistic effects caused by the combination of a number of effects on a particular receptor (taking into consideration effects at both the construction and operational phases), which may collectively cause a more significant effect than individually An example could be the culmination of disturbance from dust, noise, vibration, artificial light, human presence and visual intrusion on sensitive fauna (e.g. certain bat species) adjacent to a construction site.
In relation to inter-project effects, the potential effects of the Proposed Development together with the committed developments have been assessed. These developments are outlined in Table 6.1 and Figure 6.1.
Developments that have been included within the cumulative assessment were discussed and agreed with Lewisham as part of the Scoping Opinion and more recently before submission of this application. In addition, where there have been any changes tothis position (i.e. buildings are now built out and therefore included in the baseline) this is discussed in Table 6.1.
Table 6.1: Developments Included in the Cumulative Assessment
1) Carpetright, Loampit Vale, SE13 7SN Lewisham Exchange & Tide Construction Ltd
The comprehensive redevelopment of the Carpetright site, Loampit Vale, SE13 including the demolition of the existing Carpetright building and the construction of two buildings of 20 storeys and 35 storeys in height plus basement comprising: 838.2 sqm non-residential floorspace, comprising (A1) Shops, (A2) Financial & Professional Services, (A3) Restaurants & Cafes, (B1) Business, (D1) Non-residential Institutions and (D2) Assembly & Leisure uses; 67 (C3) self-contained housing units with private and communal amenity space; 758 (Sui Generis) student housing bedspaces with communal amenity space; associated ancillary space, including refuse stores and cycle parking; and landscaping and public realm works.
In December 2020, minor material amendment to planning permission to change the use of unit 1b from flexible commercial space to a gym ancillary to the student accommodation
DC/20/118766 Approved: March 2019
Approved: October 2019
This planning permission is being built out. Some units occupied in September 2021.
Approved: December 2020
walk from Lewisham Shopping Centre 20-35 Storeys
Update as of October 2024, this development is built out and occupied so considered as part of the baseline.
2) 1 Silver Road, London, SE13 7BQ London Square Development Ltd.
Demolition of existing buildings (Axion House), 1 Silver Road, SE13 and the construction of buildings ranging between 5 to 16 storeys in height, to provide 141 residential units, and flexible B1/A1/A3/D2 commercial uses, associated landscaping works, vehicular access, cycle and car parking
DC/18/109972 Approved: 15th May 2020
Construction commenced Q3 2021
0.5-mile walk from Lewisham Shopping Centre 5-16 Storeys
Update as of October 2024, this development is built out so
Landsec Lewisham Limited
Non-Technical Summary Plowman Craven 46730 October 2024
3) Land at former car parks, Tesco Store, Conington Road, Lewisham Brock Carmichael & Watkin Jones
Group Construction of three buildings, measuring 8, 14 and 34 storeys in height, to provide 365 residential dwellings (use class C3) and 554.sqm gross of commercial/ community/ office/ leisure space (Use Class A1/A2/A3/ B1/ D1/ D2) with associated access, servicing, energy centre, car and cycle parking, landscaping and public realm works.
DC/21/121768 Approved at appeal January 2020
Construction commenced Q2 2021
0.3-mile walk from Lewisham Shopping Centre 8-34 Storeys
4) Lewisham Gateway, London
SE13 Lewisham Gateway Developments Ltd and Balfour Beatty
In May 2021, minor material amendment to change the description of development.
Application for minor material amendments. The amendments include for minor amendments to residential mix, internal layouts, elevational treatment, the introduction of an additional storey (at level 34) to Block B1, a reduction in floor to floor heights to 3metres, a reduction in heights of all three buildings, landscape and access changes.
S73 application for minor material amendments to original planning permission (LPA reference. DC/06/62375) dated May 2009. The amendments comprise the reduction of the overall floorspace to 97,545m², amendments to the floorspace allocated to the approved uses, introduction of co-living accommodation (sui generis) and co-working/business space (B1), amendments to the physical parameters of Blocks C1, C2, D1, D2 and E including increasing the height of blocks, changes to the footprints and massing, omission of Block F and basement car parking, and associated changes.
Approval of Reserved Matters for Blocks C (part 3/10/12 storeys), D1 (16-19 storeys), D2 (30 storeys) and E (4 storeys) to provide a total of 530 residential units (comprising 16 studio units, 238 one-bedroom units, 271 two-bedroom units and 5 three-bedroom units), 6,308m² (GEA) of co-living floorspace (comprising 119 co-living units and communal facilities (Use
DC/18/105218
Approved May 2021
Approved December 2021
Approved: 31st March 2015
Landsec Lewisham Limited
Non-Technical Summary
Plowman Craven 46730
DC/23/130564
Approved: 28 February 2023
Update as of October 2024, this development is built out and occupied so considered as part of the baseline.
0.2-mile walk to Lewisham Shopping Centre 15-22 Storeys
Update as of October 2024, this development is built out and occupied so considered as part of the baseline.
October 2024 considered as part of the baseline.
5) Lewisham Retail Park Legal and General Assurance Society Ltd
Class sui generis), 4,381m² (GEA) of retail/restaurant/cafe, floorspace (Use Class A1 and/or A3), 1,525m² (GEA) of coworking floorspace (Use Class B1), a cinema, (2,472m² GEA) and gym (1,606m² GEA) (Use Class D2), and associated hard and soft landscaping works, pursuant to condition 2, relating to layout, scale, appearance and landscaping for the comprehensive mixed use redevelopment of the outline approval DC/18/105218 (granted on 29 November 2018) under Section 73 of the Town & Country Planning Act 1990 as a Minor Material Amendment in connection with the planning permission DC/06/62375 (granted on 8 May 2009) for the comprehensive mixed use redevelopment of the Lewisham Gateway Site, SE13 (land between Rennell Street and Lewisham Railway Station) for up to 100,000m² comprising retail (A1, A2, A3, A4 and A5), offices (B1), hotel (C1), residential (C3), education/health (D1) and leisure (D2) with parking and associated infrastructure, as well as open space and water features.
The comprehensive redevelopment of the Lewisham Retail Park and Nos. 66 - 76 Loampit Vale including the demolition of all buildings on site to facilitate the provision of 4,343sqm of nonresidential floorspace comprising (A1) Shops, (A2) Financial & Professional Services, (A3) Restaurants & Cafés, (B1) Business, (D1) Non-Residential Institutions and (D2) Assembly & Leisure uses and 536 residential units in buildings ranging from 4 - 24 storeys in height with private and communal open spaces, onsite energy centre, car and cycle parking, and associated landscaping and public realm works.
6 Lewisham Market London Borough of Lewisham
Landsec Lewisham Limited
Non-Technical Summary
Development comprising a market house and canopy structure to cover Lewisham Open Market and provide additional civic function together with associated public realm at Lewisham Open Market, Lewisham High Street SE13
DC/16/097629 Approved: 28th March 2019
Construction status unknownNo precommencement conditions discharged
0.3-mile walk to Lewisham Shopping Centre 4-24 Storeys
Craven 46730 October 2024
DC/24/136236 Approved 30th July 2024 Adjacent to the east of the existing Shopping Centre.
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in the Cumulative Assessment
Non-Technical Summary
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Plowman Craven 46730
Figure 6.2: Developments Included
Summary of Cumulative Effects
The construction works may result in negative effects should the committed developments be constructed at the same time as the Proposed Development. This may result in an increase in disturbance from construction activities and an increase in noise and dust as a result of construction activities.
During demolition and construction of the Proposed Development, the majority of potential effect interactions relate to nearby residents where temporary effects are expected in terms of noise and vibration.
It is important to note that these effects will be temporary and intermittent during the construction works. The Construction Environmental Management Plan for the Proposed Development will reduce and control any negative effects on the existing environment, including effects on existing residential and commercial properties near the Site.
Once operational, long-term positive effects of the Proposed Development on existing and future residents (of committed developments) are expected arise from an increase in publicly accessible open space, further connectivity between the Site and immediate surrounding area. No in-combination cumulative effects to users of the local highway network are anticipated.
During the demolition and construction phase, intra-project effects would be experienced by residents and commercial uses surrounding the Site. In addition, intra-project effects would be experienced by future users of the Site, whilst demolition and construction continues. These effects would include noise & vibration and visual effects, minor to moderate negative (significant) in nature but would be temporary.
During the operational phase, intra-project effects would be experienced by residents and commercial uses surrounding the Site. In addition, intra-project effects would be experienced by future users of the Site. These effects would range from moderate positive to major negative (significant).
7.0 Summary of Proposed Mitigation Measures and Residual Effects
A summary of the proposed mitigation measures identified to offset and reduce any negative environmental effects and enhance environmental benefit associated with the Proposed Development is summarised in the below.
Table 7.1: Summary of Proposed Mitigation Measures
Chapter Demolition and Construction Phase
Noise & Vibration
Construction Environmental Management Plan.
Air Quality
Construction Environmental Management Plan, Dust Management Plan.
Transport Construction Logistics Plan
Operational Phase
Plant noise limits to be controlled in line with guidance.
Embedded mitigation of Mechanical Ventilation and acoustic performance specifications for glazing
Construction Environmental Management Plan. Travel Plan
Water resources, Drainage and Flood Risk
Ground Conditions and Contamination
Construction Environmental Management Plan.
Sustainable Drainage Systems
Surface Water Drainage Strategy
Archaeology
Remediation Strategy / Verification Report (if required)
Construction Environmental Management Plan.
Written Scheme of Information to control possible archaeological evaluation.
Daylight, Sunlight and Overshadowing
None required
None required
Chapter Demolition and Construction Phase Operational Phase
Wind Microclimate
None Required
Landscaping, low-level planting, porous wind deflecting elements, to be developed at the detailed reserved matters stages.
Ecology Construction Environmental Management Plan.
Replacement nesting provision.
Alternative nesting provision
Socioeconomics
Climate Change
ES Volume 2 Heritage Townscape and Visual Impact Assessment
None Required
None required
Construction Environmental Management Plan.
Alternative nesting provision
CIL contributions
None required
None required
The likely significant residual effects associated with the demolition/construction and operational phased of the Proposed Development have been summarised in Tables 7.2 & 7.3 below. Note that this table only includes the effects which have been identified as significant within each of the technical assessments and does not include the effects considered not to be significant.
Table 7.2: Summary of Likely Significant Residual Effects During Demolition and Construction
Chapter Description of Residual Effects Significant Residual Effect
Archaeology Effects on organic peat layers, remains of later medieval settlements
Built Heritage, Effect on 156-160 Lewisham High Street
Moderate negative
Moderate adverse
Townscape and Visual
Visual effect on users of the town centre and commuters
Moderate adverse
Table 7.3: Summary of Likely Significant Residual Effects During Operation
Chapter Description of Residual Effects
Flood Risk Impact on Flooding
Daylight, Sunlight and Overshadowing
Wind
Socioeconomics
Built Heritage, Townscape and Visual
Monitoring
Daylight and Sunlight effects to some surrounding residential properties
Pedestrian safety and comfort effects to some receptors
Housing Delivery
Provision of Open Space
Townscape effect on the town centre
Visual effect on users of the town centre facilities
Noise and Vibration
Significant Residual Effect
Moderate Positive
Major negative
Major negative
Moderate positive
Moderate positive
Moderate Beneficial
Minor / Major Beneficial
Due to the risk of noise and vibration effects during construction, particularly from piling and excavations, noise and vibration monitoring is recommended for the duration of the construction phase. This measure and associated trigger levels would be agreed with the London Borough of Lewisham via an Application for Section 61 Prior Consent under the Control of Pollution Act 1974.
The monitoring should involve real-time continuous monitoring at locations that should be agreed with London Borough of Lewisham. Where possible, pre-construction baseline monitoring should start at least one month before work commences on-site.
Air Quality
Due to the risk of dust effects during construction, particularly in relation to the track-out by heavy goods vehicles, on-site air quality monitoring is recommended for the duration of the construction phase.
The monitoring should involve real-time continuous monitoring at locations that should be agreed with Lewisham. Where possible, pre-construction baseline monitoring should start at least three months before work commences on-site.
Transport
Demolition and Construction
As previously set out, a Construction Environmental Management Plan and Construction Logistics Plan would be prepared. Monitoring would form a core part of the Construction Environmental Management Plan and Construction Logistics Plan as these are, to some extent, likely to be dynamic documents which evolve with the needs of the demolition / construction works. Some aspects, such as quantifying deliveries / collections, would be enabled by systems in place such as delivery booking; whilst others, such as staff monitoring, are likely to require formal survey, for example of staff travel patterns. This understanding would enable the setting of targets, measures and policies to ensure that adverse effects of the process are minimised, and that beneficial effects are reinforced.
Responsibility for the management of the Construction Environmental Management Plan (and its subordinate components) is likely to be captured within the role of Construction Manager (or similar). Agreement to the content, would be required prior to and during the demolition and construction works.
Operational
The primary mechanism for the monitoring of transport-related effects of the complete and operational Development is the Travel Plan.
The Travel Plan would be charged with seeking continuous improvement to the travel behaviours of the residents of the Site, and for ensuring that non-residential occupiers of the Site operate their own subordinate Travel Plans which are in line with the Site objectives, targets and measures.
Ecology
Any habitats introduced and assessed as part of the Biodiversity Net Gain would need to maintained and monitored for 30 years as a minimum. This would be controlled through the provision of a Biodiversity Management and Monitoring plan, that can be conditioned.
Re-introduction of the Peregrine Falcon nest on N3 would benefit from monitoring to see if successful take-up by the Falcons has occurred. This monitoring could be confirmed on discussions with the London Peregrine Partnership.
Once details of the Construction Environmental Management Plan have been confirmed, these may set out additional monitoring requirements as needed
Archaeology
Archaeological fieldwork will be carried out in accordance with a scope of works which will be agreed, through a planning condition, in advance of commencement. The appointed fieldwork contractors will liaise with Lewisham’s advisors to ensure that their works are suitably monitored.
Wind
No specific monitoring of the environmental effects is proposed; however, further detailed testing would be undertaken at the reserved matters and detailed design stages.
Daylight, Sunlight and Overshadowing
No specific monitoring of the environmental effects is proposed; however, further detailed testing would be undertaken at the reserved matters and detailed design stages.
8.0 Further Information
The Environmental Statement has been submitted together with other Planning Application documents and plans to the London Borough of Lewisham for the officers to consider in consultation with various stakeholders in the context of planning policy before making a recommendation to the London Borough of Lewisham Planning Committee on the Planning Applications
During the period of determination, the London Borough of Lewisham will contact government bodies and agencies and other consultees regarding the Proposed Development.
Members of the general public are also invited by the London Borough of Lewisham to make comments on the planning application, directly to the planning team at Lewisham during the consultation period. The feedback from such consultation will be taken into account by the London Borough of Lewisham in reaching their recommendations and decision on the planning application.
The Planning Applications and Environmental Statement are available for viewing by the public during normal office hours at the London Borough of Lewisham’s Planning Department and, are viewable online at the London Borough of Lewisham Planning Portal
To purchase the complete Environmental Statement, please contact Plowman Craven, at webnenquiry@plowmancraven.co.uk or telephone 020 7490 7700.
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