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110-RG-PNC-S024T-000604

110-RG-PNC-S024T-000604

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Autumn 2011

Site suitability report S024T and S025T
The Highway Trading Centre and Business Park, Heckford Street

Please note: Further details are provided in the Final Report on Site Selection Process (doc ref: 7.05) that can be found on the Thames Tideway Tunnel section of the Planning Inspectorate’s web site.

110-RG-PNC-S024T-000604 | Autumn 2011

Site suitability report S024T and S025T
The Highway Trading Centre and Business Park, Heckford Street

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Thames Tunnel Site suitability report S024T and S025T
List of contents
Page number

1

Introduction ...................................................................................................... 1 1.1 1.2 1.3 Purpose and structure of the report ......................................................... 1 Background ............................................................................................. 1 Consultation............................................................................................. 2 Site and surroundings .............................................................................. 2 Type of site .............................................................................................. 4

2

Site information ................................................................................................ 2 2.1 2.2

3 4

Proposed use of site – construction phase ................................................... 4 Proposed use of site – operational phase ..................................................... 5 4.1 4.2 Introduction .............................................................................................. 5 Restoration and after-use ........................................................................ 6 Access ..................................................................................................... 6 Construction works considerations .......................................................... 7 Permanent works considerations............................................................. 7 Health and safety..................................................................................... 7 Introduction .............................................................................................. 7 Planning applications and permissions.................................................... 8 Planning context ...................................................................................... 8 Planning comments ............................................................................... 10 Introduction ............................................................................................ 11 Transport ............................................................................................... 11 Archaeology........................................................................................... 11 Built heritage and townscape................................................................. 11 Water resources – hydrogeology and surface water ............................. 12 Ecology .................................................................................................. 12 Flood risk ............................................................................................... 12 Air quality ............................................................................................... 12

5

Engineering assessment ................................................................................. 6 5.1 5.2 5.3 5.4

6

Planning assessment ...................................................................................... 7 6.1 6.2 6.3 6.4

7

Environmental appraisal ............................................................................... 11 7.1 7.2 7.3 7.4 7.5 7.6 7.7 7.8

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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7.9 7.10 8 8.1 8.2 8.3 9 9.1 9.2 9.3 9.4 9.5 9.6 9.7 9.8 10 10.1 10.2 10.3 10.4 10.5 10.6 10.7

Noise ..................................................................................................... 13 Land quality ........................................................................................... 13 Introduction ............................................................................................ 13 Socio-economic profile .......................................................................... 13 Issues and impacts ................................................................................ 14 Introduction ............................................................................................ 15 Crown land and special land comments ................................................ 15 Land to be acquired ............................................................................... 15 Property valuation comments ................................................................ 15 Disturbance compensation comments................................................... 16 Discretionary purchase costs comments ............................................... 16 Offsite statutory compensation comments ............................................. 17 Site acquisition cost assessment ........................................................... 17 Introduction ............................................................................................ 17 Engineering ........................................................................................... 17 Planning................................................................................................. 17 Environment .......................................................................................... 18 Socio-economic and community ............................................................ 18 Property ................................................................................................. 19 Next steps in the site selection process................................................. 19

Socio-economic and community assessment............................................. 13

Property assessment ..................................................................................... 15

Site conclusions by discipline ...................................................................... 17

Appendices ............................................................................................................. 21 Appendix 1 – Sources of information Appendix 2 – Site location plan Appendix 3 – Planning and environment plans Appendix 4 – Photographs of the site and surroundings Appendix 5 – Transport plan Appendix 6 – Services and geology plan Appendix 7 – Construction phase layout Appendix 8 – Operational phase layout Appendix 9 – Environmental appraisal tables

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

ii

List of tables
Page number

Table 3.1 Construction phase data ............................................................................ 5 Table 4.1 Operational phase data ............................................................................. 6

List of abbreviations AOD BAP BT CPO CSO DLR EA GLA HGV LNR LPA LU m MOL ONS ORN PLA POS PTAL SAM SINC SNCI SSR SSSI SUDS TfL TD above Ordnance Datum biodiversity action plan British Telecom compulsory purchase order combined sewer overflow Docklands Light Railway Environment Agency Greater London Authority heavy goods vehicle local nature reserve local planning authority London Underground metre/metres Metropolitan Open Land Office of National Statistics Olympic Route Network Port of London Authority public open space public transport accessibility level scheduled ancient monument site of importance for nature conservation site(s) of nature conservation importance site suitability report site(s) of special scientific interest sustainable urban drainage systems Transport for London tunnel datum

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

iii

TLRN TPA UDP UXO

Transport for London Road Network Thames Policy Area unitary development plan unexploded ordnance

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T

1 1.1
1.1.1

Introduction Purpose and structure of the report
The Site selection methodology paper (May 2009 and revised August 2011) a outlines the process to be used to create the preferred list of main tunnel sites, and this process also applies to CSO sites. Paragraph 2.3.31 lists the type of general considerations that will be addressed in each site suitability report. Whether a consideration is relevant to the assessment of a site will depend on available information and professional judgement. This report was prepared through the assessment of information from the perspective of a number of technical disciplines: engineering, planning, environment, property and community. The reports have been prepared on the basis of the information listed in Appendix 1 and this level of information is considered to be appropriate to this stage of assessment. The Site selection background technical paper provides information on the requirements for different types of sites, their sizes and typical activities/ facilities within the sites. Each site suitability report considers a particular site on its own merits. In addition, an Engineering options report was produced, which relates to main tunnel and connection tunnel options. Information from both of these reports will feed into the technical assessment of how well the site may fit in with tunnel design options, ensuring combinations of sites spread across the length of the tunnel route provide a reasonable spatial distribution of sites (that will best assist with the construction of the tunnel, operation and maintenance). The outcomes are reported in the Phase two scheme development report.

1.1.2

1.1.3

1.1.4

1.2
1.2.1

Background
The process for selecting sites is set out in the Site selection methodology paper. All sites have previously passed through the following parts of Stage 1: • • Part 1A – Creation of the long list of potential main tunnel (and CSO) sites Part 1B – Creation of a short list of potential main tunnel (and CSO) sites o o o Table 2.2: Long list of main tunnel (and CSO) sites – an assessment against set considerations and values Table 2.3: Draft short list of main tunnel (and CSO) sites – assessment against a list of more detailed considerations Workshops to consider each site to arrive at a short list of sites.

a

The amendments made in August 2011 do not change the site selection methodology process. The amendments only related to the introduction of a second phase of consultation (paragraphs 2.3.13-2.4.15) and minor factual updates.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T 1.2.2 The final part of Stage 1 includes this report. The following is an overall summary of all elements that apply to all the sites on the final short list: • Part 1C – Creation of the preferred list of main tunnel (and CSO) sites – site data, site visits, site suitability reports, engineering options report and optioneering workshops that are reported in the Phase two scheme development report.

1.2.3

The Site selection methodology paper also contains a provision for a back-check process in paragraph 2.5.6 that states: “If any sites for any of the main tunnel sites or intermediate sites (or CSO site) are eliminated for any reason, if there are significant changes of circumstances in relation to existing sites or combinations of sites, if new or replacement sites are required or found or if the engineering design develops in unexpected ways then a targeted repeat of stages 1-3 will need to be undertaken in order to fill in any site gaps.”

1.3
1.3.1

Consultation
Thames Water’s approach to engagement and consultation for the Thames Tunnel project is outlined in the Statement of Community Consultation and the accompanying Community Consultation Strategy. Thames Water has engaged regularly with all potentially affected London local authorities, other stakeholders and interested parties on sites and the project. Phase one consultation has been completed for all the preferred and shortlisted sites along with the three main tunnel route options. The analysis of the consultation responses is set out in the Report on phase one consultation and Interim engagement report. Any relevant site comments were considered at the post phase one consultation optioneering workshops. The outcomes of these workshops are reported in the Phase two scheme development report. After the workshops, engagement on sites has continued with key stakeholders, and the engineering design for sites has also continued in parallel. In autumn 2011, phase two consultation will provide another opportunity for people to comment on sites.

1.3.2

2 2.1
2.1.1

Site information Site and surroundings
This section provides an overview of all the site information that will be used by one or more disciplines to assess the site in sections 3 to 9 of this report. Sites S024T and S025T, otherwise known as The Highway Trading Centre and Highway Business Park, are both accessed from Heckford Street, which adjoins The Highway (A1203) in the London Borough of Tower Hamlets. The sites are roughly rectangular in shape and are currently occupied by commercial buildings, warehouses and offices of one to two storeys in height with associated parking areas. An air shaft for the

2.1.2

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T Rotherhithe Tunnel is also located on S025T. A site location plan is attached as Appendix 2. 2.1.3 The sites are bounded to the north by Cable Street, which is lined by a cycle path, five-storey, council-owned, residential properties and a closed, rundown public house. To the east of S025T is a large warehouse building used as a gallery, studios and café. Adjacent to the warehouse are Cranford Cottages, which are two-storey, terraced properties, and an eight-storey Holiday Inn Express hotel. The sites are bounded to the south by A1203 (The Highway), a very busy dual carriageway. Beyond this are three large apartment buildings of between five to eight storeys high which front the A1203. To the west is the Shadwell Centre, a large, four-storey building surrounded by a 2–2.5m wall. The centre is Tower Hamlets College, a lifelong learning centre. The east side of the building is a blank facade. Schoolhouse Lane has permit parking from 8.30am to 5.30pm. Also west of the site are newly-built, residential studios with offices below and a small, multi-use basketball court. The site is covered by various designations within the adopted London Borough of Tower Hamlets Local Development Framework (LDF) Core Strategy 2010, saved policies from the 1998 Unitary Development Plan (UDP) and the 2007 Core Strategy and Development Control Plan (CSDCP) Interim Planning Guidance (IPG). All the mapped designations, where data was available, are shown on the planning and environment plans in Appendix 3. Photographs of the site and surroundings, together with an aerial photograph of the site, are attached as Appendix 4. The site can be accessed by road via Heckford Street, which is off The Highway (the A1203). The nearest London Underground/DLR stations (Limehouse or Shadwell) are less than 1.5km from the site. The site is not adjacent to the foreshore and there are no existing wharfage/jetty facilities present on the foreshore. A transport plan for the site is attached as Appendix 5. Third-party assets and significant utilities are listed below and are shown on the services and geology plan in Appendix 6: • • • • • Unit 5, The Highway Trading Centre – two- to three-storey building on the western half of the site Ratcliffe Orchard – six- to seven-storey building at the outside eastern part of the site Chelsea Court six-storey building at the outside southern part of the site Mauretania – four- to five-storey building at the outside southern part of the site Scotia – four- to five-storey building at the outside southern part of the site

2.1.4

2.1.5

2.1.6

2.1.7 2.1.8

2.1.9

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T • • • 2.1.10 Free Trade Wharf – building in excess of five stories at the outside eastern edge of the site Reservoir Studios Rotherhithe 9.1mOD road tunnel through the outside southern part of the site, and associated air shaft.

The locations of other third-party assets, such as BT and fibre optic communication cables, are to be confirmed by further studies and utility searches and may not be shown on the services and geology plan. Information on the geology specific to this site can be found within the services and geology plan which is in Appendix 6. This plan shows that the shaft would be founded in the Chalk.

2.1.11

2.2
2.2.1

Type of site
The site S024T is being considered as a main tunnel split reception/split intermediate site with S025T.

3
3.1.1

Proposed use of site – construction phase
The proposed construction phase layout for the main site is located in Appendix 7 – Construction phase layout, and is based on a preliminary assessment. The construction phase layout drawing is illustrative and shows: • • the layout as a main tunnel split reception/intermediate site with S025T potential access points.

3.1.2

3.1.3

This drawing provides initial preliminary schematic layout that has not been optimised. If the site proceeds to the next stage as a preferred site, construction phase layouts would be optimised to minimise impacts. Photographs of typical activities associated with the shaft construction phase are provided in Appendix 7. Potential above-ground construction features (dependent on type of shaft) include: • • • • • approximately 3m high hoarding around the site boundary welfare facilities, temporary structures, approximately 3m high grout plant, approximately 3m to 5m high, including silos mobile crane, approximately 30m high gantry crane, approximately 8m high.

3.1.4

3.1.5

Preliminary data associated with the construction phase are provided in Table 3.1.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T Table 3.1 Construction phase data Activity Main tunnel split reception/intermediate site 4 – 5 years 12 hrs from 7am to 7pm Mon to Sat Road Road

Length of construction period Likely working hours, ie, (night/day/weekend) Working days Primary means of transporting excavated material away from site Primary means of transporting materials to site

4 4.1
4.1.1

Proposed use of site – operational phase Introduction
The indicative operational phase layout for the main tunnel site is located in Appendix 8 – Operational phase layout, and is based on a preliminary assessment. The generic elevations of structures shown on the operational phase layout are located in Appendix 8 and provide an illustration of typical examples of the permanent structures which are applicable to shaft sites. The underground infrastructure at this site would be likely to be a shaft. It is possible that additional structures would be required for any CSO connection works. The above-ground infrastructure at this site would be likely to comprise a ventilation column and a top structure with access openings. It is possible additional structures would be required if the site were to be used in association with CSO connection works. The top structure is envisaged to be finished at a level of 104.50m tunnel datum (TD) (4.5mAOD), and since the ground level in the area of the shaft is 104mTD (4mAOD), the top structure would be raised to approximately 0.5m above the current local ground level. The top structure is to provide access and egress into the shaft. For further information on the generic layout of this top structure, refer to Appendix 8. Hardstanding would be provided to the top structures. The site would be fenced. Preliminary data associated with the operational phase are provided in Table 4.1.

4.1.2

4.1.3

4.1.4

4.1.5

4.1.6 4.1.7

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T Table 4.1 Operational phase data Level of inspections and maintenance and likely working hours, ie, (night/day/ weekend) – frequency of visits No. of traffic movements One daytime visit every six months for electrical/instrument inspection. An additional one-week maintenance period for tunnel/shaft inspection required per ten years that could be night/day/weekend working. One van visit every six months. An additional one-week period of two to ten movements per day (estimated several vans and two cranes) every ten years.

4.2
4.2.1

Restoration and after-use
The portion of the site not occupied by the permanent works would be restored to its original condition on completion of the construction works. If any buildings were demolished, these would not be reinstated unless required.

5 5.1
5.1.1

Engineering assessment Access
This section should be read in conjunction with Section 7.2.

Road
5.1.2 There would be an existing road to access the site. The site could be accessed by road via Heckford Street, which is off The Highway (the A1203). The access route would pass over one water bridge and under one rail bridge with height restrictions. For both the construction and operational phase, the site could be accessed directly by turning off Heckford Street and there would be no need for temporary/permanent road construction. A through route could be introduced, with egress through either Cable Street or School House Lane.

5.1.3

Rail
5.1.4 There would be no usable rail network local to this site. The nearest London Underground/DLR stations (Limehouse or Shadwell) would be less than 1.5km from the site.

River
5.1.5 Material movement for an intermediate/reception main tunnel site would likely be by road. As the site is not beside the river, there is little opportunity for river transport to be feasible for this site.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T

5.2
5.2.1

Construction works considerations
The Highway Trading Centre and Business Park (S024T/S025T) sites contain various offices/workshop/warehouse type of buildings and car parking. Some demolition of existing buildings, including the large warehouse within site S024T, would be required to make space for the shaft and provide an area for the handling of excavated material, a stockyard workshop and stores, and welfare facilities. Part of the area within site S025T could be used for material handling and storage but the rest of the units on site would remain in situ. The two sites are adjacent to each other and could be combined to effectively work as one site. Available data on third-party assets show that the main assets of concern on the Heckford Street site would be the Rotherhithe Tunnel and the buildings to the east and south of the site. Construction methods would be adopted, as appropriate, to mitigate potential settlement of these assets. As the site would be over 100m away from the river, the route of the main tunnel would have to deviate away from the river and likely pass under numerous residential buildings and possibly the Rotherhithe Tunnel. Construction methods would be adopted, as appropriate, to mitigate potential settlement of these assets.

5.2.2

5.2.3

5.3
5.3.1

Permanent works considerations
The shaft and top structures on the Heckford Street site would be located close to the main entrance and the access road to minimise the deviation of the main tunnel, reduce the impact on the site and allow future development. A proposed realignment of the fence/hardstanding to follow the pre-existing line of the road kerb/pavement, as presently shown, would improve access to the site and the rest of the industrial site along Heckford Street. The top structures would be raised 0.5m above ground level.

5.3.2

5.3.3

5.4
5.4.1

Health and safety
There are no unusual health and safety issues with this site.

6 6.1
6.1.1

Planning assessment Introduction
The planning assessment builds on the advantages and disadvantages reported in Table 2.3 and covers the following areas: • • • Planning applications and permissions Planning context Planning comments.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T

6.2
6.2.1

Planning applications and permissions
An initial desktop search of the London Borough of Tower Hamlets online planning applications database identified the following minor planning applications submitted within the last five years applicable to the Heckford Street sites. These are detailed below.

Site S024T
6.2.2 A planning application was granted permission in March 2009 for the installation of two new external generators along the western elevation of The Highway Trading Centre, facing onto Schoolhouse Lane.

Site S025T
6.2.3 An environmental impact assessment (EIA) screening opinion was requested in February 2008 under reference PA/08/00156 for the redevelopment of the Highway Business Park. The proposed development was for four- to nine-storey buildings to provide flexible working space on the ground floor, with 149 apartments, car parking and landscaping. The council determined that a screening opinion could not be provided since the development fell below the applicable thresholds. A further request for an EIA screening opinion was requested in September 2010 under reference PA/10/02119 for the redevelopment of this site for mixed uses ranging from four to 13 storeys. The council determined that EIA is not required for this development. No planning application has been submitted to date but it is understood that pre-application discussions between the applicant and the council have commenced and an application can be expected in the near future.

6.2.4

6.3
6.3.1

Planning context
The planning policy context for The Highway Trading Centre and Business Park sites (S024T/S025T) is provided at the local level by: • • • the adopted London Borough of Tower Hamlets Local Development Framework (LDF) Core Strategy 2010 saved policies from the 1998 Unitary Development Plan (UDP) not superseded by the Core Strategy policies from the 2007 Core Strategy and Development Control Plan (CSDCP) Interim Planning Guidance (IPG) not superseded by the Core Strategy.

6.3.2

The following provides a summary of the relevant local planning policies and designations relevant to the Heckford Street sites from the above policy documents. The sites are in existing employment use and fall within a local industrial location, as defined in the Core Strategy. Strategic Policy 06 seeks to ensure a managed approach to industrial land for the borough in order to assist in creating sustainable communities. The policy states that this will be achieved through safeguarding and intensifying industrial land in a

6.3.3

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Site suitability report S024T and S025T number of identified locations, including The Highway Trading Centre and Business Park. In the case of local industrial locations, the policy states that intensification through a mixed-use approach will only be acceptable if there is no overall net loss of employment floorspace, there is no detrimental impact upon the quality and usability of that floorspace, appropriate access is provided and environmental impacts are mitigated. 6.3.4 Retained Policy EE2 in the CSDC IPG relates to the redevelopment or change of use of employment sites. It states that such proposals may be considered appropriate where the applicant has demonstrated a number of circumstances exist; in particular, that the site is unsuitable for continued employment use due to its location, accessibility, size and condition. Retained Policy EE3 in the CSDC IPG states where redevelopment proposals are likely to adversely impact an existing business to the extent that it will become incompatible with the proposed use, applicants should demonstrate that a suitable replacement site can be found. Supporting paragraph 10.10 states “the Council has a high unemployment rate, and therefore places a high emphasis on ensuring local employment opportunities are retained where possible”. The Heckford Street sites are also located within a designation under Schedule 2 of the UDP (retained Proposal 141). The designation covers the sites between Brodlove Lane, The Highway, Cable Street and Butcher Row for the enhancement and protection of existing uses, except the ready-mix concrete site. The Heckford Street sites are partly located within an area of archaeological importance or potential. The sites are also in proximity to a Grade II listed building at Free Trade Wharf and Grade II listed stone stairs which link Jardine Road and the River Thames. The site S025T is also adjacent to York Square Conservation Area, which lies to the north. Core Strategy Strategic Policy 10 seeks to protect and enhance these heritage assets and their settings. Retained policies CON1, CON2, and CON4 in the CSDC IPG provide further policy context for the conservation of these historic assets. Policy CON1, Listed Buildings, states that development which has an adverse impact on the setting of a listed building will not be permitted. Policy CON2, Conservation Areas, states that planning permission for development within, or which would affect the setting of, a conservation area will be granted only where it would preserve or enhance the special architectural or historic interest of the conservation area. Policy CON4, Archaeology, relates to archaeology and states that development proposals affecting sites of known archaeological interest or located in archaeological priority areas will be required to submit an archaeological assessment or, if necessary, a field evaluation as part of the planning application. The Heckford Street sites are also in close proximity to residential properties. UDP Policy DEV2, Environmental Requirements, also sets requirements to protect the amenity of residential occupiers, including

6.3.5

6.3.6

6.3.7

6.3.8

6.3.9

6.3.10

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T protection from the effects of development on pollution, loss of privacy, sunlight or daylight.

6.4
6.4.1

Planning comments
The Highway Trading Centre and Business Park (S024T/S025T) sites contain employment floorspace and car parking. It would be necessary to demolish some of the existing buildings, including the large warehouse within site S024T in order to make space for the shaft and an area for the handling of excavated material, a stockyard workshop and stores, and welfare facilities. Part of the area within site S025T could be used for material handling and storage, but the rest of the units on site would remain in situ. There are a number of planning designations and policies that are applicable both on and adjacent to the Heckford Street sites. These designations and policies have been identified and described in Section 6.3 and, of these, those relating to protection of employment uses, as well as heritage and residential amenity considerations, are of most relevance to the proposed development. The Heckford Street sites are in existing employment use and fall within a local industrial location, as defined in the Core Strategy. The sites are also located within a UDP designation for the enhancement and protection of existing uses. The loss of employment facilities without suitable justification and replacement elsewhere in this area would be contrary to planning policy. The current status of the redevelopment proposals is uncertain at this stage but it is understood that pre-application discussions between the applicant and the council have commenced and a planning application can be expected in the near future. If this were the case, use of the site for the Thames Tunnel project could potentially delay the redevelopment and adjust the footprint of the site which is available for redevelopment. However, upon completion of the construction works, the site could be developed in a form generally indicated by the screening request. Integration of the remaining above-ground structures will require further consideration and may require mitigation to reduce potential visual impacts. As the Heckford Street sites are within an archaeology priority area, suitable investigation and remediation works would need to be agreed with the LPA. Further appraisal of the archaeological potential on the sites is provided in Section 7 of this report. The Heckford Street sites are also located adjacent to a conservation area and in close proximity to listed buildings. With appropriate mitigation, it is unlikely that the development will have an unacceptable impact on character or setting. Further heritage considerations are included in Section 7. The Heckford Street sites are within a predominately residential area and set approximately 16m from the nearest dwellings, separated by Cable Street, a narrow residential road. This separation distance may not be considered sufficient in terms of residential amenity and requires mitigation to avoid negative impacts and in order to comply with UDP
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6.4.2

6.4.3

6.4.4

6.4.5

6.4.6

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Site suitability report S024T and S025T Policy DEV2. The construction works could also be relocated within the site to increase this separation distance, thus lessening potential impacts. The operational hours of the construction works may also need to be consistent with those normally operated in residential areas to mitigate any possible identified significant impacts.

7 7.1
7.1.1

Environmental appraisal Introduction
The following sections summarise specialist assessments which are provided in Appendix 9 – Environmental appraisal tables.

7.2
7.2.1

Transport
This split intermediate site is suitable in transport terms. Access to The Highway Trading Centre and Business Park is via Heckford Street directly onto the TLRN (A1203 – The Highway). High traffic volumes on the A1203 may necessitate access restrictions, eg, a left in/left out type arrangement at the junction. Potential road and rail access routes are suitable for HGVs, with direct access to the TLRN (A1203), which is used to access the rail link at London Bridge Station, although this passes through a high street area and the congestion zone. The site has a high PTAL rating, meaning there is good potential for the workforce to utilise public transport to access the site. Parking could be provided on site for some of the workforce, however there is no available on-street parking within close proximity of the site.

7.3
7.3.1

Archaeology
This site is suitable from an archaeological perspective. Archaeological receptors of potentially medium to high value may be present in the remains of an early post-medieval school, and it is possible that additional archaeological receptors of high or medium value may be present within this site. Further research is required to clarify the likely importance of this structure. Peat deposits containing archaeological material have been commonly recorded throughout London in a similar proximity to the River Thames. Given the location of the site and wider evidence for historical occupation along the river, it is a reasonable assumption to suggest that waterlogged remains of archaeological value may be present. Further research is required to identify the exact location and potential preservation of the remains of the school but based on current information, this site is suitable.

7.4
7.4.1

Built heritage and townscape
This site is suitable as a split intermediate site due to the minimal impact it will have on the built heritage and townscape receptors. There are only three potential issues and these are with regards to the settings of two conservation areas and one listed structure, all of which are indirect, and it is likely that these can be mitigated. Although the site could potentially result in direct adverse impacts on the character of the streetscape of

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T Cable Street and The Highway and local views, there is scope to enhance the character of the site and the local views through appropriate mitigation, especially during construction.

7.5
7.5.1

Water resources – hydrogeology and surface water
In terms of hydrogeology, this site is suitable as a split intermediate site. Although the construction of the shaft will take place within Chalk (major aquifer), the site does not lie within 400-day capture zones of licensed abstractions. No long-term impact on the Chalk aquifer is expected, although temporary dewatering will be required during the construction phase. The Chalk piezometric head is likely to be approximately 27.5m above the base of construction, which will mean the shaft will require dewatering and this should be taken into account in the engineering design. The superficial deposits are alluvium, which is classified as a minor aquifer at the shaft site. There may be a limited impact on flow in the shallow aquifer due to the use of a diaphragm wall or caissons. In terms of surface water, the site is considered to be suitable as a split intermediate site due to its location away from any watercourse and, as such, there is no direct pathway for pollution to the river during construction.

7.5.2

7.6
7.6.1

Ecology
This site is suitable as a split intermediate site from an ecological perspective. If selected, a basic ecological survey will be required in order to determine whether buildings contain bat roosts. However, this seems highly unlikely, based on evidence from aerial photography.

7.7
7.7.1

Flood risk
This site is suitable as a split intermediate site because the site is located within Flood Zone 1 (less than a one in 1,000-year risk of flooding). In addition, the site is likely to be suitable for infiltration SUDS, although this would be subject to an assessment confirming that there is sufficient space for SUDS on site.

7.8
7.8.1

Air quality
This site is less suitable for use as a split intermediate site from an air quality perspective. There are residential properties in close proximity to the site and therefore, there is potential for fugitive emissions of dust during construction to have a perceptible impact at these properties. These impacts can be minimised with standard dust control measures. There is potential for HGV movements on the local road network to cause localised air quality impacts in areas of already poor air quality. This can be somewhat mitigated by minimising the movement of HGVs during peak hours.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T

7.9
7.9.1

Noise
This site is less suitable as a split intermediate site. The distances between the site and the nearest residential receptors are relatively short and adverse noise impacts are likely. The density of housing is also high and will impact on a larger number of people. The number of vehicles associated with the construction phase is anticipated to be high and therefore, there is the potential for an adverse noise impact to properties overlooking the A1203. Any shielding afforded by the site perimeter barriers is likely to be largely ineffectual due to the height of these receptors.

7.10
7.10.1

Land quality
The site is considered less suitable as a split intermediate site with respect to land quality. This is based on the moderate potential for contamination of the site to have occurred, specifically from the smithy, depots, petrol pump and laundry on site, and works operations and foundry in the vicinity of the site. This potentially poses a risk to construction workers and adjacent human receptors through direct contact and inhalation exposure pathways. Additionally, the potential exists for contaminants to be drawn to the deeper aquifer and for migration to surface water receptors to occur through groundwater transport.

8 8.1
8.1.1

Socio-economic and community assessment Introduction
The socio-economic and community assessment builds on the advantages and disadvantages reported in Table 2.3 and covers the following areas: • • Socio-economic profile Socio-economic and community issues and impacts.

8.2
8.2.1

Socio-economic profile
The site is within the Shadwell ward of Tower Hamlets. Statistics from the Office of National Statistics (ONS) 2001 Census data show the following indicators for the ward, in comparison to the rest of Tower Hamlets, London and England as a whole: • Lower rate of economically active, aged people that are full-time employees, and a corresponding higher proportion of unemployed people A higher proportion having achieved Level 4 or 5 educational qualifications, although also a slightly higher than average proportion of people with no qualifications at all A higher proportion of children and young people, and a lower proportion of those aged 45 or over

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Site suitability report S024T and S025T • A mixture of ethnic groups, with a significantly lower proportion of white British people and higher proportion of Asian or Asian British people than in the rest of the borough or England.

8.2.2

These statistics suggest that the lack of suitable employment opportunities is likely to be an issue in the site’s immediate context. This may be relevant in terms of mitigation and/or discussions on restoration and after-use.

8.3
8.3.1

Issues and impacts
Due to the proposed location of the main tunnel split reception/ intermediate site on the Heckford Street sites, the majority of commercial units, warehouses and offices currently located on The Highway Trading Centre and Business Park would need to be demolished, and tenants relocated. Loss of the current buildings and relocation of businesses may have livelihood implications for operators, employees and potentially local consumers, depending on the type of commercial activity. It does, however, appear likely that a number of the units located at the southern end of the business park could remain, although they would be located in relative close proximity to the proposed shaft location so occupiers are likely to face some disruption. It also appears likely that a large number of residential properties may experience disruption from works on site, particularly the council-owned residential properties to the north, Cranford Cottages to the east and apartment buildings opposite the site to the south. These are all in relatively close proximity to the works. Properties to the north and south of the site may overlook works, although they are separated from the site by Cable Street and The Highway respectively. The Holiday Inn and a large warehouse used as a gallery, studio and café to the east of the site also appear likely to be impacted. The Shadwell Centre, which houses Tower Hamlets College, may also be disrupted by works on the site due to its close proximity to the proposed shaft location. This building is, however, surrounded by a 2–2.5m wall and the eastern facade (ie, that facing the proposed works) is a blank wall, which may help limit potential impacts. The cycle path located to the north of the site which runs along Cable Street appears to be well used and well maintained, and this may also be impacted by the site’s use and increased traffic in the area, even though the site’s access is from the south. The operational structures proposed for this site appear unlikely to impact on the local community, so long as the ventilation building and tower can be designed in keeping with the surrounding land uses.

8.3.2

8.3.3

8.3.4 8.3.5

8.3.6

8.3.7

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Site suitability report S024T and S025T

9 9.1
9.1.1 9.1.2

Property assessment Introduction
This report builds on the advantages and disadvantages in Table 2.3 and the assessment provides more up-to-date information. Sites S024T and S025T are multi-occupied industrial estates, incorporating five modern portal frame industrial/warehouse units with offices at The Highway Trading Centre, and 29 smaller but similar units at Highway Business Park, together with an air shaft building at the southern end of S025T. The freehold interest in S024T is owned by Wolden Estates Limited, with a long head lease to Canada Life Investments and underleases to a number of occupational tenants. The freehold interest in S025T is owned by Workspace Group, with a series of leases to tenants in occupation of the units.

9.1.3

9.2
9.2.1

Crown land and special land comments
S024T is owned by Wolden Estates Limited, subject to a 999-year lease to Canada Life. It is used as an industrial estate and appears to be neither Crown land nor special land. There should therefore be no procedural difficulty in acquiring the land using compulsory purchase powers. S025T is owned by Workspace Group and is used as an industrial estate, and it appears to be neither Crown land nor special land. There should therefore be no procedural difficulty in acquiring the land using compulsory purchase powers. There is an air shaft, likely to be related to the Rotherhithe Tunnel, located in the southwest corner of site S025T, which is owned by the Greater London Authority. However, this is not needed for the works and therefore it should not present any procedural problems.

9.2.2

9.2.3

9.3
9.3.1

Land to be acquired
Due to the duration of the construction works and the requirement to demolish the existing buildings within the identified site, the compensation assessment assumes the permanent acquisition of both sites. This would exclude the air shaft and units 24 to 29 of Highway Business Park in the southern part of S025T, as these are not needed for the works and access to these properties will be unaffected. The majority of the site area would be released for redevelopment on completion of the project. The operational site will require the permanent acquisition of an area of approximately 2,000 square metres in the southern part of site S024T, with permanent access from Heckford Street.

9.3.2

9.4
9.4.1

Property valuation comments
The units on the site are occupied by various industrial and warehouse users. The acquisition cost of these sites is therefore likely to be significant, although within acceptable limits.

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Site suitability report S024T and S025T 9.4.2 The recent planning history shows that two EIA screening opinion applications have been made in respect of Highway Business Centre referring to potential residential-led mixed-use schemes of up to 13 storeys, and the planning assessment refers to pre-application discussions with the local planning authority and the possibility that a planning application may be submitted in the near future. This indicates possible development potential for this site. Both Heckford Street sites (S024T and S025T) comprise industrial/ business unit estates, and acquisition costs have been assessed on a market value basis, including some uplift over existing use value for development potential. However, if planning permission for redevelopment with a high residential content is granted, the site value and therefore acquisition costs could increase significantly.

9.4.3

9.5
9.5.1

Disturbance compensation comments
Both Heckford Street sites (S024T and S025T) are occupied by a number of tenants. The units are used as warehouses and offices. A preliminary assessment, assuming all occupier interests are compensable interests, indicates that the disturbance compensation costs are likely to be significant but acceptable. Units 3 and 5 of The Highway Trading Centre appear to be occupied by Iron Mountain, which is a data management company specialising in electronic data storage, paper storage and secure paper disposal. Both units appear to be very secure with steel fencing at the front, which suggests that they might house IT equipment, although they could just be secure paper stores. If the buildings house an electronic data storage facility, the business could be very expensive to relocate and acquisition costs may increase but should still be acceptable. If the site is to go forward to the next stage, contact should be made with the occupier at an early stage to establish the nature of use. Connectix Cabling appears to occupy Unit 22 of Highway Business Park. Connectix manufactures IT cables. If the use of this unit is cable manufacturing, it could be expensive to relocate. However, as the unit is only 200 square metres, it seems likely that this is a local distribution centre and should be relatively inexpensive to relocate. None of the other occupiers on the site appear to be businesses that might be unduly expensive to relocate.

9.5.2

9.5.3

9.5.4

9.6
9.6.1

Discretionary purchase costs comments
Works on the site will be 24 hours a day, seven days a week. Works will take place within 20 metres from existing residential buildings to the west, north and east of the site. Therefore, there is likely to be significant potential for discretionary purchase costs.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T

9.7
9.7.1

Offsite statutory compensation comments
There should be limited potential for offsite statutory compensation under Section 10 of the Compulsory Purchase Act 1965, as there is unlikely to be any physical interference with public or private property rights. There should also be limited potential for claims under Part 1 of the Land Compensation Act 1973 as the completed works are unlikely to result in diminution in property values. There is an Express Holiday Inn hotel adjacent to site S025T which could be affected by the works. However, it is unlikely to have any right to statutory compensation.

9.7.2

9.7.3

9.8
9.8.1 9.8.2

Site acquisition cost assessment
The statutory site acquisition costs are likely to be significant but acceptable. The situation would, however, change if planning permission were to be granted for mainly residential development at either or both Heckford Street sites (S024T and S025T), as the land value and consequent acquisition costs could rise significantly above an already substantial level. Should planning permission be granted and implemented prior to acquisition, the costs are likely to rise to unacceptable levels.

10 10.1
10.1.1

Site conclusions by discipline Introduction
The conclusions presented in this section are drawn from each discipline’s assessment, and are designed to inform the workshop where a final conclusion is reached on whether the site can be taken forward as a potential preferred site, subject to its fit with possible drive strategies in the case of main tunnel sites.

10.2
10.2.1

Engineering
This site is considered suitable as a main tunnel split reception/ intermediate site as it would be large enough. Some demolition would be required. Although the site would be away from the river, requiring the main tunnel to move away from the river to pass under buildings and possibly the Rotherhithe Tunnel, the tunnel would be deep.

10.3
10.3.1 10.3.2

Planning
The sites are considered less suitable as a main tunnel split reception/ split intermediate site. There are a number of planning designations and policies that are applicable both on and adjacent to the Heckford Street sites. Those relating to protection of employment uses, as well as heritage and residential amenity considerations, are of most relevance to the proposed development. The Heckford Street sites are in existing employment use and fall within a local industrial location and a designation for the

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T enhancement and protection of existing uses. The loss of employment facilities without suitable justification and replacement elsewhere in this area would be contrary to planning policy. 10.3.3 The current status of the residential redevelopment proposals is uncertain at this stage, but it is understood that pre-application discussions between the applicant and the council have commenced and a planning application can be expected in the near future. If this were the case, use of the site for the Thames Tunnel project could potentially delay the redevelopment and adjust the footprint of the site which is available for redevelopment. With appropriate mitigation, it is unlikely that the development will have an unacceptable impact on character or setting of heritage features. Mitigation is likely to be required to ensure development is not contrary to amenity and pollution planning policies.

10.3.4

10.4
10.4.1

Environment
Overall, the site is suitable as a main tunnel split reception/split intermediate site, although mitigation will be required to enable the use of the site. Based on current information, the site is suitable from the perspective of transport, archaeology, built heritage, townscape, water resources, ecology and flood risk. The site is considered less suitable from the perspective of air quality, noise and land quality. Overall, the site is considered suitable, subject to further investigation of whether air quality, noise, land quality, archaeology and built heritage impacts can be adequately mitigated. Likely mitigation considerations will include: • Noise – standard 4m noise barriers are unlikely to be effective for upper floors of adjacent blocks, and other techniques may be required to reduce construction noise to acceptable levels Air quality – measures to ensure dust is adequately mitigated for the closest receptors Land quality – any required remediation of contamination (at this high risk site) and/or measures to ensure no mobilisation of contaminants retained in situ Built heritage – a high-quality scheme design to minimise impacts on adjacent conservation areas Archaeology – further research to identify the exact location and potential preservation of medium to high value remains identified as potentially present within the site.

10.4.2

10.4.3 10.4.4

• •

• •

10.5
10.5.1

Socio-economic and community
This site is less suitable for a main tunnel split reception/split intermediate site from a community impacts perspective, due to the potential combined number of impacts likely to occur. Foremost among these is the likely loss

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Page 18

Site suitability report S024T and S025T of several commercial units on site, requiring the relocation of businesses. This may impact on owners, operators and employees in terms of their livelihood. Mitigation may involve discussions around relocation and/or compensation. 10.5.2 Residents, including social housing tenants, of the properties to the north, south and east of the site are likely to face a level of noise and other forms of disruption from works on site. Mitigation may involve discussions around working hours and minimising construction related impacts, including noise. The Holiday Inn and a gallery, studio and café located in the warehouse to the east of the site may also be disrupted by use of the site. Use of the site also appears likely to impact on the users of the Shadwell Centre due to its close proximity to the works, and this may affect a variety of age groups and backgrounds in the local community.

10.5.3 10.5.4

10.6
10.6.1 10.6.2

Property
The site is considered suitable as a main tunnel split reception/split intermediate site. The advantages of the site are as follows: • • Acquisition costs should be significant but acceptable The site does not include Crown land or special land. The site is developed and acquisition will result in business disturbance Planning permission for the residential redevelopment of the site could increase the acquisition costs significantly Units 3 and 5 might house an electronic data storage facility, which could increase acquisition costs.

10.6.3

The disadvantages of the site are as follows: • • •

10.6.4

If planning permission for mainly residential development of both parts of the site was granted, the assessment would change to less suitable. If permission was granted and implemented prior to acquisition, the assessment would change to not suitable.

10.7
10.7.1

Next steps in the site selection process
It should be noted at this point the above conclusions do not represent an overall recommendation on the suitability of a site. The disciplines discuss their site suitability report conclusions at optioneering workshops, along with main tunnel drive strategy options. Main tunnel sites need to link together to form possible drive options for construction of the main tunnel. Therefore, a preferred site can only be identified through a series of main tunnel drive option comparisons. The outcome of this two-step process (sites and then drive option comparisons) is set out in the Phase two scheme development report.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Page 20

Site suitability report S024T and S025T – Appendices

Appendices

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T – Appendices

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

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Site suitability report S024T and S025T – Appendix 1

Appendix 1 – Sources of information Engineering
• • • • • • Traffic Management and Access Roads/Rail – URS Scott Wilson Access River – BMT Isis Services (Utilities) and Third Party Assets – Thames Tunnel and utility companies Geology – British Geological Society and Thames Tunnel Construction and Operational Layout Template – Thames Tunnel Site selection background technical paper – Thames Tunnel

Planning
• • London Borough of Tower Hamlets online planning applications database Saved policies in the Tower Hamlets Unitary Development Plan, adopted in 1998

Environment
Transport • • • • • • • • • Map of Transport for London Road Network (TLRN) – www.tfl.gov.uk Bus Route Maps: North-east, north-west, south-west, south-east – www.tfl.gov.uk Crossrail Plans – www.crossrail.co.uk/crossrail-bill-documents PTAL scores – Obtained from Table 2.3 information Thames Path map – www.walklondon.org.uk Capital Ring – www.walklondon.org.uk The Lea Valley Walk – www.walklondon.org.uk Cycle Routes – www.sustrans.org.uk and Local Cycling Guides 1-14 Design Manual for Roads and Bridge TD 42/95, Highways Agency

Archaeology • • • • Historic Environment data from Greater London Archaeology Advisory Service (GLAAS) National Monuments Record – for some additional information regarding registered historic parks and gardens London Archaeological Archive and Research Centre (LAARC) Local authority websites

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 1 – Page 1

Site suitability report S024T and S025T – Appendix 1 • Bing maps

Built heritage and townscape • • • • • Local authority lists of Locally Listed Buildings National Monuments Record – for some additional information regarding registered historic parks and gardens Unitary development plan and DPDs Local authority websites Bing maps

Water resources – hydrogeology and surface water • • • • • • • • • • Local authority details of unlicensed abstractors Environment Agency abstraction licence details Environment Agency groundwater levels and contour maps (2009-11) Environment Agency water quality (surface water and groundwater) Environment Agency Groundwater Source Protection Zones Environment Agency Flood Map – www.environment-agency.gov.uk Envirocheck British Geological Survey (BGS) logs BGS 1:50,000 Geological Sheets – Solid and Drift Editions (England and Wales) BGS Geology of London – Special Memoir for 1:50,000 Geological sheets 256 (North London), 257 (Romford), 270 (South London) and 271 (Dartford) (England and Wales) Crossrail (2005) – Assessment of Water Impacts Technical Report: Appendix C – Baseline Data. Figure C.4: Extent of Saline Intrusion based on 177 mg/l *5mmol/l) Isochlor

Ecology • • • • • • Thames Estuary Partnership (2002) Tidal Thames Habitat Action Plan London Biodiversity Action Plan – www.lbp.org.uk Tower Hamlets Local Biodiversity Action Plan (2004) Multi-Agency Geographic Information for the Countryside (MAGIC) – www.magic.gov.uk - statutory designated sites London Wildweb – http://wildweb.london.gov.uk - non-statutory site of importance for nature conservation Black redstart distribution in London – www.blackredstarts.org.uk/ pages/.html

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 1 – Page 2

Site suitability report S024T and S025T – Appendix 1 • • • • National Biodiversity Network – http://searchnbn.net - distribution of protected species Google Maps – aerial views of habitat features BAP habitats – www.natureonthemap.org.uk Priority habitats and species on national and local scales – www.ukbap.org.uk

Flood risk • • • Environment Agency Flood Map – www.environment-agency.gov.uk Environment Agency National Flood and Coastal Defence Database Envirocheck

Air quality • • • • • Local authority websites London Air Quality Network – www.londonair.org.uk Defra UK-AIR, air quality information resource – www.airquality.co.uk Defra Air Quality Management Areas – http://aqma.defra.gov.uk Defra Local Air Quality Management – http://laqm.defra.gov.uk

Noise • • • • Envirocheck – Identification of receptors Promap – Calculation of distances between site and receptors Multimap – Aerial photography – www.multimap.co.uk Defra noise maps – Identification of existing noise levels

Land quality • • • • Google Maps/Earth Site walkover information Envirocheck Data Sheets provided as a GIS Database British Geological Survey (BGS) logs

Socio-economic and community
• Statistics from the Office of National Statistics 2001 Census data

Property
• • • Site visit Mouchel referencing data Rating records from VOA Website

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 1 – Page 3

Site suitability report S024T and S025T – Appendix 1 • • • • Promap Multimap/Google Earth aerial photographs Focus and EGi property information databases Multimap

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 1 – Page 4

Site suitability report S024T and S025T – Appendix 2

Appendix 2 – Site location plan

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 2 – Page 1

FI D

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Local Authority Boundary Short Listed Shaft Site

D

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S024T S025T

TOWER HAMLETS
0 25 50

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200

Mapping reproduced by permission of Ordnance Survey on behalf of HMSO. © Crown copyright and database right 2011. All rights reserved. Ordnance Survey Licence number 100019345 CH2M HILL accept no responsibility for any circumstances, which arise from the reproduction of this map after alteration, amendment or abbreviation or if it issued in part or issued incomplete in any way. Map Ref : ............................ 1PL04-SS-02142 Date : .................................. 2011/10/25 Projection : .......................... British National Grid

Thames Water Utilities

SOUTHWARK

The Point, 7th Floor, 37 North Wharf Road, Paddington, London W2 1AF

Title:

This is an indicative working draft plan which has been produced for the purpose of confidential discussions only. Accordingly, the draft plan must not be copied, distributed or shown to any third party without the express written permission of Thames Water Utilities Limited. It provides an indication of sites that, following discussions with local authorities and other stakeholders, may be confirmed as being on the shortlist of construction sites for the proposed Thames Tunnel. Inclusion of a site on this draft plan should not be taken to mean that such site will be selected as a construction site to form part of the Thames Tunnel scheme.

APPENDIX 2 SITE LOCATION PLAN S024T SITES

Site suitability report S024T and S025T – Appendix 3

Appendix 3 – Planning and environment plans

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 3 – Page 1

TI AL

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Legend
# # * * # * * # # * # * * # # * # * M M * # * M# * M# * # # * # *
LIFF E

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AD COMMER CIAL RO

Thames Policy Area River Walks Regeneration Areas Mixed Use Areas Employment Proposals

FI D

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CAROLINE STREET

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E PITSEA PLAC

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Local Authority Boundary Short Listed Shaft Site

M M M M M M M M
GLAMIS PL ACE

M M M M ET S T RE ABLE C M M M M M M M M M M M M M M M M M M M M M M M
D BRO

M M

M M

M M M M M M M M M M M M M M M M M M
HO SS GLA

M M M M M M M M M M M M M M M M M M M M M M M M M M

M M M M M M M M M M M M M M M M M M M M M M M M M M
SCHO

M M M M M M M M M M M M M M M M M M M M M M M M M M

CABLE STREET

M M M M M M M M M M M M

M M M M M

M M M M M M M M M M M M M M M M M M M M

TOWER HAMLETS
OW M M ELF R

S024T

M

M M M

M M M M M M M M
USE

M M M M M M M M

# # * * * * M# * M M M M M # M# R EET T S D R * # * # * # * # * O M M M# ANF M M CR M M * # # * # * # * # * M S025T M M M M M M * # # * # * # * # * M M M M M # M# * # # * * * M# * 1 * # * # * # * # * 0 M M M M M A M 1 M# * # * # * # * # * M M M M M M M# M M M M M M M M M M M M M M M M M M

T R EEM E ST M M BERM

M M

M M M

M M M M # * M * # M * # M * # M * # * # M * # M # * M * # M * # M * # M * # # * M * # M

M M

M M DIN ME R M M OAD JAR M M M M M M M M M M

M M

# * * M# * # * M# * # # * M * # # * M# * # * * # * M# * # * M# M

# * * # * # * # * # * # * #

BUT C

BARNARDO STREET

# * * # * # * # * # * M # M

# # * * # * * # # * # * * # # * # * * # # * # * * # # * # * * # * # * M M#

# * * # * # * # * # * # M

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K U SE LIN LIMEHO K N LI E S LIMEHOU

OLHO

Mapping reproduced by permission of Ordnance Survey on behalf of HMSO. © Crown copyright and database right 2011. All rights reserved. Ordnance Survey Licence number 100019345 CH2M HILL accept no responsibility for any circumstances, which arise from the reproduction of this map after alteration, amendment or abbreviation or if it issued in part or issued incomplete in any way. Map Ref : ............................ 1PL04-SS-02076 Date : .................................. 2011/08/17 Projection : .......................... British National Grid

USE

E LOV E LAN

LANE

NARROW STREET

L DS FIE

THE HIGHWAY

Thames Water Utilities

The Point, 7th Floor, 37 North Wharf Road, Paddington, London W2 1AF

Title:

This is an indicative working draft plan which has been produced for the purpose of confidential discussions only. Accordingly, the draft plan must not be copied, distributed or shown to any third party without the express written permission of Thames Water Utilities Limited. It provides an indication of sites that, following discussions with local authorities and other stakeholders, may be confirmed as being on the shortlist of construction sites for the proposed Thames Tunnel. Inclusion of a site on this draft plan should not be taken to mean that such site will be selected as a construction site to form part of the Thames Tunnel scheme.

SOUTHWARK

APPENDIX 3A PLANNING & ENVIRONMENT PLAN S024T SITES

TI AL

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Sites of Metropolitan Nature Conservation Importance Open Space Improvements Flood Risk Zone 3 Flood Risk Zone 2

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D BRO E LOV E LAN

Mapping reproduced by permission of Ordnance Survey on behalf of HMSO. © Crown copyright and database right 2011. All rights reserved. Ordnance Survey Licence number 100019345 CH2M HILL accept no responsibility for any circumstances, which arise from the reproduction of this map after alteration, amendment or abbreviation or if it issued in part or issued incomplete in any way. Map Ref : ............................ 1PL04-SS-02077 Date : .................................. 2011/11/02 Projection : .......................... British National Grid

SS GLA HO USE

USE LANE

GLAMIS PL ACE

! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! !

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L DS FIE

! ! ! ! ! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! ! !

THE HIGHWAY
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

!

!

!

!

!

!

!

!

!

!

Thames Water Utilities

! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! 37 North Wharf Road, ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! !

The Point, 7th Floor,

Paddington, London W2 1AF

Title:

! This ! ! ! indicative ! ! ! ! !draft ! plan ! ! ! has ! been ! ! produced ! ! for the purpose of confidential discussions only. Accordingly, the draft plan must not be copied, distributed or shown to any third party without the express written is an working which ! !

Thames Utilities provides ! permission ! ! ! of ! ! ! Water ! ! ! !Limited. ! ! It! ! ! an ! indication of sites that, following discussions with local authorities and other stakeholders, may be confirmed as being on the shortlist of construction sites for the
! ! ! ! ! !

! ! ! ! Tunnel. ! ! Inclusion ! ! ! !site ! on! !draft ! plan ! ! ! not ! ! ! ! to ! ! that ! such ! !site ! will ! be !selected ! ! as !a! ! ! ! site ! to! ! part ! of ! the ! Thames ! ! Tunnel ! ! scheme. ! ! ! proposed Thames of a this should be taken mean construction form
!

SOUTHWARK

APPENDIX 3B PLANNING & ENVIRONMENT PLAN S024T SITES

TI AL
!

!
RE E T AVE ST
AD COMMER CIAL RO

!!!

Legend

EN

!

Listed Building (point)

!

FI D

BEL GR

!
DENS ALBERT GAR

Statutory Listed Building Locally Listed Building Archaeological Areas Conservation Area

!
Area of Main Map

BOULCOTT STREET

! !
CAROLINE STREET

C

O

N

&

!

!

RATC

AF

OW

!

RR

R

!
BARNARDO STREET

BEKESBOU RNE ST

!

E PITSEA PLAC

REET

HAVERIN

LIFF E

LANE

AY STEPNEY CAUSEW

T

Legend

D

EET E S TR CABL

CABLE STREET

TR BER E S

EET

BUT C

HE

! !
GLAMIS PL AC

!E

THE HIGHWAY

This is an indicative working draft plan which has been produced for the purpose of confidential discussions only. Accordingly, the draft plan must not be copied, distributed or shown to any third party without the express written permission of Thames Water Utilities Limited. It provides an indication of sites that, following discussions with local authorities and other stakeholders, may be confirmed as being on the shortlist of construction sites for the proposed Thames Tunnel. Inclusion of a site on this draft plan should not be taken to mean that such site will be selected as a construction site to form part of the Thames Tunnel scheme.

DEVON TREET PORT S

!

!

T G STREE

Local Authority Boundary Short Listed Shaft Site

PITSEA STREET
CRANF

!

TOWER HAMLETS
OW ELF R

S024T

O RD S

TR EET
0 10 20 40

±
Metres

S025T

60

80

100

SCHO OLHO

A101

K U SE LIN LIMEHO K N LI E S LIMEHOU

!

D BRO E LOV E LAN

Mapping reproduced by permission of Ordnance Survey on behalf of HMSO. © Crown copyright and database right 2011. All rights reserved. Ordnance Survey Licence number 100019345 CH2M HILL accept no responsibility for any circumstances, which arise from the reproduction of this map after alteration, amendment or abbreviation or if it issued in part or issued incomplete in any way. Map Ref : ............................ 1PL04-SS-02078 Date : .................................. 2011/08/17 Projection : .......................... British National Grid

SS GLA HO USE L DS FIE

USE LANE

JARDIN

E ROAD

NARROW STREET

!

! !

!

Thames Water Utilities

The Point, 7th Floor, 37 North Wharf Road, Paddington, London W2 1AF

SOUTHWARK

APPENDIX 3C PLANNING & ENVIRONMENT HERITAGE PLAN S024T SITES

Title:

Site suitability report S024T and S025T – Appendix 4

Appendix 4 – Photographs of the site and surroundings

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 4 – Page 1

FI D

EN

TI AL

&

C

O

Area of Main Map

N

T

Legend

AF

Local Authority Boundary Short Listed Shaft Site

D

R

S024T S025T

TOWER HAMLETS
0 25 50 100 Metres

±

150

200

Mapping reproduced by permission of Ordnance Survey on behalf of HMSO. © Crown copyright and database right 2011. All rights reserved. Ordnance Survey Licence number 100019345 CH2M HILL accept no responsibility for any circumstances, which arise from the reproduction of this map after alteration, amendment or abbreviation or if it issued in part or issued incomplete in any way. Map Ref : ............................ 1PL04-SS-02143 Date : .................................. 2011/10/25 Projection : .......................... British National Grid

Thames Water Utilities

SOUTHWARK

The Point, 7th Floor, 37 North Wharf Road, Paddington, London W2 1AF

Title:

This is an indicative working draft plan which has been produced for the purpose of confidential discussions only. Accordingly, the draft plan must not be copied, distributed or shown to any third party without the express written permission of Thames Water Utilities Limited. It provides an indication of sites that, following discussions with local authorities and other stakeholders, may be confirmed as being on the shortlist of construction sites for the proposed Thames Tunnel. Inclusion of a site on this draft plan should not be taken to mean that such site will be selected as a construction site to form part of the Thames Tunnel scheme.

APPENDIX 4 AERIAL PLAN S024T SITES

Site suitability report S024T and S025T – Appendix 4

View of sites S024T on the left and S025T on the right looking north from The Highway.

View of site S024T looking north from The Highway.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 4 – Page 3

Site suitability report S024T and S025T – Appendix 4

View of S024T looking northwest from Heckford Street.

View of site S025T looking north from The Highway.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 4 – Page 4

Site suitability report S024T and S025T – Appendix 4

View of site S025T looking northeast from Heckford Street.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 4 – Page 5

Site suitability report S024T and S025T – Appendix 4

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 4 – Page 6

Site suitability report S024T and S025T – Appendix 5

Appendix 5 – Transport plan

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 5 – Page 1

FI D

EN

TI AL

&

C

O

Area of Main Map

N

T

Legend

AF

Local Authority Boundary Short Listed Shaft Site Transport Access Route

D

R

S024T S025T

TfL Road Network Thames Path

London Cycle Routes

TOWER HAMLETS

0

25

50

100 Metres

±

150

200

Mapping reproduced by permission of Ordnance Survey on behalf of HMSO. © Crown copyright and database right 2011. All rights reserved. Ordnance Survey Licence number 100019345 CH2M HILL accept no responsibility for any circumstances, which arise from the reproduction of this map after alteration, amendment or abbreviation or if it issued in part or issued incomplete in any way. Map Ref : ............................ 1PL04-SS-02144 Date : .................................. 2011/10/25 Projection : .......................... British National Grid

Thames Water Utilities

SOUTHWARK

The Point, 7th Floor, 37 North Wharf Road, Paddington, London W2 1AF

Title:

This is an indicative working draft plan which has been produced for the purpose of confidential discussions only. Accordingly, the draft plan must not be copied, distributed or shown to any third party without the express written permission of Thames Water Utilities Limited. It provides an indication of sites that, following discussions with local authorities and other stakeholders, may be confirmed as being on the shortlist of construction sites for the proposed Thames Tunnel. Inclusion of a site on this draft plan should not be taken to mean that such site will be selected as a construction site to form part of the Thames Tunnel scheme.

APPENDIX 5 TRANSPORT PLAN S024T SITES

Site suitability report S024T and S025T – Appendix 6

Appendix 6 – Services and geology plan

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 6 – Page 1

1
FB FB

2
5301 WO 1283

3
1275

4
BS WO 1332

5
2301 SE WO 2308

6
DO NOT SCALE - IF IN DOUBT ASK

4301 6149
FB

6303 63mm

N

GEOLOGY

5912

1327

5314
D Fn

Ground level
FH WO 8202

2320 Status: 1296

Tower Hamlets College

109(m OD + 100)
9313 9203 IL0.27m 7064 FH

2307 1200
Keyplan:

WORK IN PROGRESS
N

IL5.43m

107(m OD + 100) Base of Made Ground x 825 and Superficial 1232

DRAWING LOCATION

6203 6909
El

WO WO
Sub Sta P

7097

VT

0202 SE

6095 2208 2209

6068 5218 3201 3202 WO 5208 4202 SE 5209
Posts Careers Office

6204

7206 457 5217 WO 7208 6057 5206

7097 WO 0206

1217

1040 63mm x 740 7228 7207 SE 1258

91(m OD + 100) Base of London Clay Formation
1294 1203

A

WO VT

Playground

5

5207
3

WO 9212 6193 8201

6483 IL0.19m

9202 IL5.15m

1227 2210

DBV470794
10.9m

MAPPING REPRODUCED BY PERMISSION OF ORDNANCE
BS

5205 7209

SURVEY ON BEHALF OF HMSO. ' CROWN COPYRIGHT AND
WO DBV235381 5551 5551

DATABASE RIGHT 2008. ALL RIGHTS RESERVED Base of Lambeth Group
7

3222

ORDNANCE SURVEY LICENCE NUMBER 100019345

4201 VMH 2356 DC IL5.35m WO 4101
11.3m

6201 2x63mm
Marlin Apartments PH Garage

0209

1205

1222

71(m OD + 100)
2101

5215
8709 6110 SE 6116 SE FH 6109

COORDINATES ARE TO ORDNANCE SURVEY DATUM OSGB36. ALL LEVELS ARE IN METRES AND RELATE TO A LOCAL HEIGHT DATUM WHICH IS 100 METRES BELOW ORDNACE DATUM NEWLYN.

1204 7104 1067 x 610 1219 WO 8115 1219 x 610 DBV470950 FH DBV470951 DBV736943
11.4m

WO 7117 SE

FH

SE FH VT

FH 9126

1282 ABANDONED 5101 SE

11.5m

Base of Thanet Sand Formation
BS

LS
4102
11.3m

x 762
11.6m

58(m OD + 100)
1117 1124 1104 DBV467991

11.1m
TCBs

229 4114 4" ABANDONED 4115 5876 4116

11.2m TCB

VT 7522 WO 6058
D Fn

6115

6" ABANDONED 3" ABANDONED 7101 WO DBV207744 WO 7106

8114

1270
PH

LB

LB 1219 2672

10.7m

IL0.14m 0718 WO WO

IL4.91m 9125 DBV470928

WO
PO

x 813 2673
PH

9103

PH

8103

WO RE WO 7236
FB

3800 FH WO 6"WM 1273 WO 9112 DM DM09063 WO DB BS 2115 NRV NRV WO
Works
Club

63mm 5370 9108

WO DBV468047

1288 1116

DBV468033 DBV736960

Suggested invert level of shaft 50.49(m OD + 100) 2117 3881 NF
300 DBV467998 NF 1106

1103 IL-4.53m DBV467997

4118

305 IL5.25m
FB

FLUSHING EYE
Corringham House

WO

8106 8101

FB

4117 7107
FB

WO DBV207728

7108

3103

WO DM09088 WO

0128

WO 0104 WO DM09087 WO 0105 DS SE DC 0118 IL0.03m 0111

NOTE: INVERT LEVEL OF SHAFT SHOWN.BASE OF CONSTRUCTION WILL BE BELOW THIS LEVEL AND WILL DEPEND ON CONSTRUCTION TECHNIQUE. THIS IS ONLY PROVISIONAL AS DESIGN IS AT EARLY PRELIMINARY STAGE.

Club

Warehouses

IL-4.57m WO DBV467992 WO WO

1289

4"

FH 6809 3104
D Fn

8102 6102
FB FB FB

9107

7002 7655

90mm

Ogilvie House

El Sub Sta

8031

WO 9016 WO 9015 IL4.63m BS

El Sub Sta

5001
6010 5008 6009 IL5.25m
ESS
Stylus House

WO 0120 1420 x 910 IL4.63m IL-4.53m IL-0.07m 0019

WO 6005
Playground

LS
ST

2641 7007 5760 WO

8014 8011 8013 8002

11.8m

WO IL4.59m 9033 FH IL-4.45m FV

1001 SE 505

WOWO 1006

LEGEND
FOUL WATER
183 to 241

3015

7312 6380 5007 6004 5715 VT 6593 CL11.63m IL5.23m 5006
Thirza House

0013 2679 FV

4" ABANDONED

B

WO

6129 9032 WO 7001 965 8010 6003
FB FB

SURFACE WATER
IL-0.08m

2677 305 9030 SE

5020 229

6545 6002

63mm 63mm

x 610

CLEAN WATER
9014 IL4.1m 7056 IL-4.45m WO
242 to 262

RATCLIFF
5 STEPS

Chalk

Pond

GAS

5025 5018 IL5.21m
11.8m

Arta

533
Allotment Gardens

5019

9007

x 533

Barnardo Gardens

8012
Edward Mann Close

8009 SE 2670

IL-3.43m SE IL-4.44m DBV471539 9006 6055 EV WO WO

FIBRE OPTICS
WO WO 305 9012
Post Pond

Berglen Court

TELECOMUNICATIONS SYNTHETIC GEOLOGICAL PROFILE DERIVED FROM THE BGS 2681 LONDON LITHOFRAME50 MODEL, HISTORICAL BOREHOLES 90mm AND BERRY (1979). PLEASE NOTE, GROUND CONDITIONS MAY 5.9m 1917 Berglen Court VARY AND THIS DATA SHOULD NOT BE USED FOR DETAILED TCBs ENGINEERING PURPOSES NRV
6846

VT

229 305 5888 ST IL5.14m 305 3904
1 to 19

Barnardo Gardens

LOW VOLTAGE CABLES

7901
11.9m WO
TCB

2648 900 x 600
10.6m

2373 IL-4.39m
Cycle Path

9.2m

9908A WO

The Royal Foundation of St Katharine

11.2m

WO DBV235203 BS 9907A

HIGH VOLTAGE CABLES

IL-4.32m DBV471553

DBV208479 IL-4.25m WO 6553 DBV471568
Warton Court
Games Court

RE 1895 IL-4.33m WO 2666 7913 Works

Chapel
(Private)

EXISTING TUNNELS
WO Shallow 1918 Main

Allotment
Ikon House

Gardens

1 to 19 Ikon House

6725 LB 5901A 3903 3768 4904
11.2m 11.8m

IL-4.2m BS WO 11.6m IL5.06m TOP STEP -3.25 DC WO CL11.32m IL5.03m

7.7m

9906B 1919

2634 4901

6905

4903 WO
11.1m

The Highway Trading Centre

9905A SE 7101 BS WO VT 8911 SE 8910 5604
Works

UNDERGROUND UTILITIES
Quay
Bollards

0902 WO 9904A
St James’s Gardens
War Meml

St James’s Gardens

IL-4.21m 6904

0903

1921
Medland House

WATER
Shallow Main

- ALL TW ASSETS - ALL TW ASSETS

8909 2667

300

3905 IL-4.22m 2444 WO 3906 DBV471429 4905
Playground

War Memorial

0904 0917 0921

5914 5915 6903 6902 7904 SE

S024T

S025T
7915

SE ABANDONED SE CL7.51m DS

9903B STEPS (3) HW IL 2.95
2.0m

STORM & FOUL SEWERS

OTHER SIGNIFICANT UTILITIES ARE DEFINED AS:
2691 Shallow Main 180mm 2692 2901
HORSEFERRY ROAD

2658 6901 VT 5665 WO
Hotel WB

WW IL 3.42

0.6m

0922 0889

TELECOMS
ABANDONED 180mm ELECTRICITY WO

- ONLY FIBRE OPTIC CABLES - HIGH VOLTAGE CABLES - LARGE BANKS OF LOW VOLTAGE CABLES - LOW PRESSURE ABOVE 300mm DIAMETER - INTERMEDIATE, MEDIUM OR HIGH PRESSURE

5.9m 7.2m

0802A

RE

3801

Eva Armsby

Glamis Estate

6438

HW IL-2.82m 0890 BS IL2.78m WO IL2.92m BS 7.5m IL3.07m 2660 VT CL7.89m IL3.33m BS IL3.25m 6837 BS
2

WO 1803 0801A CL6.52m IL-0.37m 1 to 16 2684
Regents Gate House

Family Centre

GAS

7741

6808 5817 5818
North

C

3804
11.0m

SE NRV 9801A CL6.58m CL6.87m IL2.62m 7136 IL2.42m

WO

Block

Works

7815 Shaft 2655

Air

WO DBV227232 WO
Brigantine Court
1 to 138

Peabody Estate Peabody Estate

CL10.5m IL4.72m

6809

RE VT CL7.65m IL3.64m
STEPS

7.6m

Adriatic Building

WO
Adventure Playground

1522
Bath Court

BS IL3.6m WO

7.4m

CL7.74m BS IL3.44m IL3.51m

Ionian Building

2657 2656
435

2664

SE

5540 7814
IL-2.56 PS IL-2.22m

SE IL-2.29m STEPS
5.9m

0807A 6334

10 m
381 IL-0.38m
6.4m

0 SCALE 1 : 1250

100 m

2687 CL5.85m
5.8m

381 3807

5810 305

Lion Court

6813 6810

CL8.05m 7813 IL3.68m

6199

9.6m

4802 WO 4803 SE SE

4801 WO

5809

DBV207722

WO 2630 BS VT IL3.93m Shallow Main CL9.22m 9.3m IL3.89m
1600x 940 DC

1 to 25

IL-0.41m FV

IL1.15m BD STILLING POND IL2.83m IL3.15m
INCREASING FROM 2210 TO 2591

5480 2817

Keepier Wharf
Ratcliff Cross
Commercial Wharf

London Wharf
Sun Wharf
Mean High Water
Shingle

2808
Chinnocks Wharf

IL-0.51m 381

2628

WO

CL10.89m IL3.79m BS DC 5709 DC
SE 5714 ABANDONED

CL9.07m IL3.87m
Shingle

Stairs

4701 4709 <-- 381 BS 3701 408 IL4.01m 2627 BS 4710 4702 SE VT CL10.98m IL-0.52m IL3.97m

WO 5711 IL-2.78m CL9.61m 5470 IL3.58m

5710 IL-2.5m

IL3.53m

SE CL9.28m

Old Sun Wharf Chinnock’s Wharf

WO DBV227203
FB

1600
SE CL10.95m

Free Trade Wharf

Shingle

IL3.79m
Bol

AB DRAFT - SECOND ISSUE Limehouse Basin Entrance AA DRAFT - FIRST ISSUE
Mud

IL RS
Dsgnr

GT DS
Chkd

GT CH
Appd

06-11-09 17-07-09
Date

6.9m

IL2.73m

Iss
Bol

Description

Bol

Jetty

SITE BOUNDARY

IL-2.31m

Playground

IL2.58m TB PS

CL6.24m IL2.2m 381 ABANDONED HW
1219 x 813 ABANDONED

King Edward
Playground Bowling
Pavilion

Memorial Park
Green

HW HW IL-0.53m IL-0.46m

ABANDONED

The Point, 7th Floor, 37 North Wharf Road, Paddington, London W2 1AF
Location Code: OS Reference: Security Reference: Drawn By:

King Edward Memorial Park
CL5.49m IL-0.55m

HW ABANDONED IL-1.25m
PS

IL-0.92m STEPS (3) SE CL5.33m IL0.43m SE IL0.5m STEPS (5) IL-1.51m Mud

Pavilion

D

BS

PCs

STEPS ABANDONED VMH ABANDONED
IL-0.55m

N/A
Project Group:

-

UBR
Sub Process:

AP

Pond

FV FV

BS IL-0.19m
Playground Tennis Courts

SE ABANDONED

LTTDT
Location / Town:
5.1m

WASTE LONDON N/A

Site Name: Project Name:

BS IL-0.28m
Air
D Fn

THAMES TUNNEL
ROTHERHITHE TUNNEL PROPOSED EDF TUNNEL
Contract Name:

VT 6579 IL-0.34m

Shaft

SITE SUITABILITY REPORT
Drawing Title:

BS WO IL-0.34m BS
5.0m

SERVICES AND GEOLOGY PLAN S024T AND S025T
Drawing No.: Scale: Sheet Size: Rev:

IL-0.37m
5.2m Shadwell Dock

100-DL-PNC-S024T-100001
x:\project\371840\cad\design data\cad thames\drawings\planning-consents\routewide\100-DL-PNC-S024T-100001.dgn c Thames Water Utilities Ltd 2008

1:1250

A1

AB

PLOTTED ON

13\11\09

BY

danny.boxell

LOCATION :

Stairs Thames Tideway Tunnel

LVHTCABGW

W

Site suitability report S024T and S025T – Appendix 7

Appendix 7 – Construction phase layout

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 7 – Page 1

1

2
1 9 4

3
7 0 5 9 9 4

4
7

5
3 4 5
5 4 5

6
DO NOT SCALE - IF IN DOUBT ASK
Status:

H P
3 1 5

7

5 1

Barnardo Gardens
8 1 o t 3 1 4 2 o t 9 1

11.9m
0 3 o t 5 2

A
11.6m
5 7

Games Court
Warton Court

5

1 3

Ide Mansions

3 7

3 o3 1t

9

5 1 o6 t 1 0 6

1 7

1 o6 1t 3 6

2

m 0 0 2 1

9 0 1

6

9 6

o 1t 0 1

B

a 0 2

o at 1

Works

b 0 o2 bt 1

4 o t 1

Bath Court
9 1 1 3 1
435

5

9 1 o t 1

9.3m
9 6 1

a i n a t e r u a M

AB AA

DRAFT - SECOND ISSUE DRAFT - FIRST ISSUE

RS SS

DS RS

CH SJW

17/07/2009 12/06/2009

f r a Wh c i t n a l t A

r e t Wa h g i H n a e M

FB

s d r a l l o B
Bol

Mud 6.9m
Bol

The Point, 7th Floor, 37 North Wharf Road, Paddington, London W2 1AF
Location Code: OS Reference:

C

D
Bol

an d

Security Reference:

Drawn By:

N/A
Project Group:

TQ3479

UBR
Sub Process:

JYAS

Location / Town: Site Name:

TOWER HAMLETS - S024T - HECKFORD STREET

Playground
Project Name:

THAMES TUNNEL
Contract Name:

g Edward

Drawing Title:

morial Park

CONSTRUCTION PHASE LAYOUT S024T/S025T - INTERMEDIATE
Drawing No.: Scale: Sheet Size: Rev:

PLOTTED ON

02/11/2011

BY

LOCATION :

e:\async working dir\pw-ttp\_pdf_svc_2\dms04380\100-DL-PNC-S024T-100102.dgn

c Thames Water Utilities Ltd 2008

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THIS IS AN INDICATIVE WORKING DRAFT PLAN WHICH HAS BEEN PRODUCED FOR THE PURPOSE OF CONFIDENTIAL DISCUSSIONS ONLY. ACCORDINGLY, THE DRAFT PLAN MUST NOT BE COPIED, DISTRIBUTED OR SHOWN TO ANY THIRD PARTY WITHOUT THE EXPRESS WRITTEN PERMISSION OF THAMES WATER UTILITIES LIMITED. IT PROVIDES AN INDICATION OF SITES THAT, FOLLOWING DISCUSSIONS WITH LOCAL AUTHORITIES AND OTHER

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STAKEHOLDERS, MAY BE CONFIRMED AS BEING ON THE SHORTLIST OF CONSTRUCTION SITES FOR THE PROPOSED THAMES TUNNEL. INCLUSION OF A SITE ON THIS DRAFT PLAN SHOULD NOT BE TAKEN TO MEAN THAT SUCH SITE WILL BE SELECTED AS A CONSTRUCTION SITE TO FORM PART OF THE THAMES TUNNEL SCHEME.

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Site suitability report S024T and S025T – Appendix 8

Appendix 8 – Operational phase layout

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 8 – Page 1

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The Point, 7th Floor, 37 North Wharf Road, Paddington, London W2 1AF
Location Code: OS Reference:

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an d

Security Reference:

Drawn By:

N/A
Project Group:

TQ3479

UBR
Sub Process:

JYAS

Location / Town: Site Name:

TOWER HAMLETS - S024T - HECKFORD STREET

Playground
Project Name:

THAMES TUNNEL
Contract Name:

g Edward

Drawing Title:

morial Park

OPERATIONAL PHASE LAYOUT S024T/S025T
Drawing No.: Scale: Sheet Size: Rev:

PLOTTED ON

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BY

LOCATION :

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Keyplan:
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h t a P e l c y C

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DRAWING LOCATION

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THIS IS AN INDICATIVE WORKING DRAFT PLAN WHICH HAS BEEN PRODUCED FOR THE PURPOSE OF CONFIDENTIAL DISCUSSIONS ONLY. ACCORDINGLY, THE DRAFT PLAN MUST NOT BE COPIED, DISTRIBUTED OR SHOWN TO ANY THIRD PARTY WITHOUT THE EXPRESS WRITTEN PERMISSION OF THAMES WATER UTILITIES LIMITED. IT PROVIDES AN INDICATION OF SITES THAT, FOLLOWING DISCUSSIONS WITH LOCAL AUTHORITIES AND OTHER

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STAKEHOLDERS, MAY BE CONFIRMED AS BEING ON THE SHORTLIST OF CONSTRUCTION SITES FOR THE PROPOSED THAMES TUNNEL. INCLUSION OF A SITE ON THIS DRAFT PLAN SHOULD NOT BE TAKEN TO MEAN THAT SUCH SITE WILL BE SELECTED AS A CONSTRUCTION SITE TO FORM PART OF THE THAMES TUNNEL SCHEME. COORDINATES ARE TO ORDNANCE SURVEY DATUM OSGB36. ALL LEVELS ARE IN METRES AND RELATE TO A LOCAL HEIGHT DATUM WHICH IS 100 METRES BELOW ORDNANCE DATUM NEWLYN.

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VENTILATION BUILDING (SHAFTS)
107m (AOD +100) REMOVABLE COVER ABOVE FLAP VALVES (LOCKABLE)

Status:

WORK IN PROGRESS
Keyplan:
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COORDINATES ARE TO ORDNANCE SURVEY DATUM OSGB36.
2m

ALL LEVELS ARE IN METRES AND RELATE TO A LOCAL HEIGHT DATUM WHICH IS 100 METRES BELOW ORDNANCE DATUM NEWLYN.

VARIBLE DEPENDING ON

NOTE: 1. STRUCTURE TO BE PROTECTED BY REMOVABLE HANDRAILS IN THE TEMPORARY CASE. GROUND LEVEL 2. POSITION OF COVERS ARE VARIABLE WITHIN 10m FROM THE EDGE OF THE STRUCTURE, AND THE LOCATION IS BASED ON SITE SPECIFIC REQUIREMENT 3. CLADDING OF VENTILLATION BUILDING TO SUIT LOCATION AND AESTHETICS. 4. ALL TOP STRUCTURES TO HAVE:ACCESS STAIRS/LADDER TEMPORARY OR PERMANENT HAND RAILING 5. ALL DIMENSIONS IN MILLIMETRES UNLESS OTHERWISE STATED.

7m (AOD +100m) REMOVABLE COVER ABOVE SHAFT (LOCKABLE)

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5000

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DIAGRAMMATIC REPRESENTATION OF TOP STRUCTURE ABOVE MAIN AND INTERMEDIATE SHAFTS VENTILATION TOWER (SHAFTS)

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The Point, 7th Floor, 37 North Wharf Road, Paddington, London W2 1AF
Location Code: OS Reference: Security Reference: Drawn By:

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N/A
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---

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LTTDT
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THAMES TUNNEL
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SITE SUITABILITY REPORT
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SCALE 1:50

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Site suitability report S024T and S025T – Appendix 9

Appendix 9 – Environmental appraisal tables
Transport Site considerations Access to road network Comments Split intermediate site accesses directly onto the TLRN (A1203) using an existing access for The Highway Trading Centre on Heckford Street. The Highway (A1203) forms part of the TLRN and is a street-lit multi-lane carriageway subject to a 30mph speed limit with observed high traffic volumes. Visibility splays are achievable to 90m in both directions from the site access. High traffic volumes on the A1203 may restrict some turning movements at the site. A left in/left out type arrangement at the junction could be considered. TLRN in this location highly sensitive and part of Olympic Route Network. See transport access plan in Appendix 5. Split intermediate shaft site – river access not essential as road would be used to transport excavated material to main shaft hub site. Access to London Bridge Station westbound along the TLRN (A1203) and follows on to the A3211 through the congestion zone. Route then passes over Southwark Bridge, which has no visible restrictions, continuing along Southwark Bridge Road onto Southwark Street under a rail bridge with no visible restrictions. From Southwark Street, the route utilises Borough High Street, which accesses London Bridge Station after Mitigation required and conclusions Conclusion: Road access to split/intermediate site is suitable for HGVs utilising existing access for The Highway Trading Centre along Heckford Street. Site accesses directly onto the TLRN (A1203). High traffic volumes on the A1203 may restrict some turning movements at the site. A left in/left out type arrangement at the junction could be considered.

Access to river

River access not required. Excavated material would be transported away by road.

Access to rail

Route to potential rail link at London Bridge Station possible but containing several constraints. Route runs under and over several bridges with no visible restrictions, as well as through the congestion zone and a high street area. London Bridge Station accessible from Borough High Street. It has the potential to be used during the night and off peak,

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 1

Site suitability report S024T and S025T – Appendix 9 Transport Site considerations Comments passing under a rail bridge with no visible restrictions. The route passes over and under several bridges with no visible restrictions and through a high street area and the congestion zone. London Bridge Station has the potential to be used during the night and off peak, although significant use constraints and issues with loading would exist. Distance 4.8km to rail access point from shaft site. Parking Some parking could be provided within the split/intermediate site boundary for workforce. There is no available on-street parking within the vicinity of the site. The Highway is red route. PTAL 5-6 (high), as identified within Table 2.3. Mitigation required and conclusions although significant use constraints and issues with loading would exist. Alternatively, Angerstein Wharf could be used for rail access.

Some parking for workforce could be provided within split/ intermediate site boundary. No alternative on-street parking available. High PTAL rating – good possibility of workforce being able to use public transport to access site Temporary traffic management in the form of a lane closure required on the TLRN (A1203) if overflow culvert to be cut at road level.

Public transport accessibility

Traffic management

Overflow culvert runs underneath the TLRN (A1203) towards the river and may require cutting at road level. This would require temporary traffic management.

Summary: This split intermediate site is suitable in transport terms. It utilises an existing access for The Highway Trading Centre and accesses directly onto the TLRN (A1203), although high traffic volumes on the A1203 may necessitate access restrictions, eg. a left in/left out type arrangement at the junction. Potential road and rail access routes are suitable for HGVs, with direct access to the TLRN (A1203), which is used to access the rail link at London Bridge Station, although this passes through a high street area and the congestion zone. The site has a high PTAL rating, meaning there is good potential for the workforce to utilise public transport to access the site. Parking could be provided on site for some of the workforce, however there is no available on-street parking within close proximity of the site. Temporary traffic management may be required on the TLRN (A1203) if the overflow culvert running underneath the A1203 is to be cut at road level.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 2

Site suitability report S024T and S025T – Appendix 9 Archaeology Site considerations Designations, including archaeological priority areas Summary of historical uses Comments The site is within the Tower Hamlets Archaeological Priority Area (APA). Mitigation required and conclusions N/A.

The 19th century OS maps indicate the site to be occupied by a small school building in the eastern side of the site and a row of almshouses in the west. No other archaeological receptors are recorded within the site. This does not preclude the possibility of unrecorded archaeological receptors of medium or high value being within the site. One archaeological receptor is recorded within the site. This is a school/almshouse (MLO8143) originally of early post-medieval date (1540s). The school no longer exists above ground but any below remains may be considered high value. No other archaeological receptors are recorded within the site. This does not preclude the possibility of unrecorded archaeological receptors of medium value being within the site. Construction impact of potential waterlogged deposits containing archaeological remains may cause dewatering. This potential impact should be considered, given the close proximity of the site to the Thames River. Construction impact of the docks may have disturbed medieval or earlier remains. It is possible remains exist below the base of the dock. Borehole data indicates made ground of 12m.

A detailed desk-based assessment is required to sufficiently understand the archaeological resource and define risk to potential development. A detailed desk-based assessment is required to sufficiently understand the archaeological resource and define risk to potential development. A detailed desk-based assessment is required to sufficiently understand the archaeological resource and define risk to potential development.

Potential receptors of very high or high value with the potential to be directly affected Potential receptors of medium value with the potential to be directly affected

Other receptors with the potential to be directly affected

A detailed desk-based assessment is required to sufficiently understand the archaeological resource and define risk to potential development. A detailed desk-based assessment is required to sufficiently understand the archaeological resource and define risk to potential development.

Extent of existing disturbance

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 3

Site suitability report S024T and S025T – Appendix 9 Archaeology Site considerations Potential issues Comments Detailed design proposals and an outline method statement would be required to enable initial assessment of development impacts, and to inform mitigation proposals. With the currently available information, it is not possible to highlight specific potential issues. Mitigation required and conclusions Mitigation methods could include: • Review/production of existing desk-based assessments • Production of deposits model • Archaeological monitoring of geotechnical investigations • Archaeological evaluation • Archaeological watching brief • Archaeological excavation.

Summary: This site is suitable as a split intermediate site from an archaeological perspective. Archaeological receptors of potentially medium to high value may be present in the remains of an early post-medieval school and it is possible that additional further archaeological receptors of high or medium value may be present within this site. Further research is required to clarify the likely importance of this structure. Peat deposits containing archaeological material have been commonly recorded throughout London in a similar proximity to the Thames. Given the location of the site and wider evidence for historical occupation along the river, it is a reasonable assumption to suggest waterlogged remains of archaeological value may be present. Further research is required to identify the exact location and potential preservation of the remains of the school but based on current information, this site is suitable.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 4

Site suitability report S024T and S025T – Appendix 9 Built heritage and townscape Site considerations Designations including conservation areas, including trees Comments Listed buildings 29-39 Albert Gardens, Grade II: 155m 440-450 Commercial Road, Grade II: 190m London Opera Centre, Commercial Road, Grade II: 145m 17-28 Albert Gardens, Grade II: 145m Ratcliffe Cross stairs, Grade II: 170m Drinking fountain, Albert Gardens, Grade II: 230m Stone stairs, Grade II: 80m 1-16 Albert Garden, Grade II: 175m East block with attached railings and gatepiers, Peabody Estate, Grade II: 200m Free Trade Wharf, Grade II: 25m The Royal Fountain of St Katherine, Grade II: 170m Area railings, 27-45, Havering Street, Grade II: 230m Flagged passage (approaching stone stairs from The Highway), Grade II: 60m South block with attached railings and gatepiers, Peabody Estate, Grade II: 230m North block with attached railings and gatepiers, Peabody Estate, Grade II: 230m 30 Narrow Street, Grade II: 240m Area railings, 5-22, Havering Street, Grade II: 200m Shadwell portal to the Rotherhithe Tunnel, Grade II: 130m Locally listed buildings 556 Commercial Road: 240m Marion Richardson Primary Mitigation required and conclusions In the case of listed buildings, conservation areas and locally listed buildings, a high-quality scheme design and adequate screening for the development may be required, as discussed below. A detailed desk-based assessment in conjunction with archaeology work would be required to further determine the likely impact of the development, and to inform more detailed mitigation proposals. On the basis of currently available information (July 2009) and on the basis of certain receptors not being present within 250m of the site, mitigation would not be required in the case of locally listed parks and gardens, registered historic parks and gardens, and protected views.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 5

Site suitability report S024T and S025T – Appendix 9 Built heritage and townscape Site considerations Comments School, Commercial Road: 230m Walls, bollards and gate piers, Ratcliffe Orchard: 25m Conservation areas Albert Gardens Conservation Area: 100m Narrow Street Conservation Area: 140m York Square Conservation Area: 1m Wapping Wall Conservation Area: 30m Registered historic parks and gardens There are no registered historic parks and gardens located within 250m of the site. Locally listed parks and gardens There are no locally listed parks and gardens within the site. Protected views There are no protected views within 250m of the site. Potential receptors of medium to very high importance with the potential to be directly affected Other receptors of lesser importance with the potential to be directly affected Potential receptors of medium to very high importance with the potential Not applicable Not applicable Mitigation required and conclusions

Not applicable

Not applicable

There is potential for 18 Grade II listed buildings and four conservation areas to be indirectly impacted on as a result of the development.

Of all the listed buildings identified, only one may be indirectly impacted on (Flagged passage approaching stone stairs

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 6

Site suitability report S024T and S025T – Appendix 9 Built heritage and townscape Site considerations to be indirectly affected Comments Mitigation required and conclusions from The Highway) via a change to its setting. Screening and/or a high-quality design scheme should be sufficient to mitigate against any negative impacts that the development may have on the structure. Of the four conservation areas, only Wapping Wall Conservation Area and York Square Conservation Area are within the visual envelope of the development proposals. Similar mitigation as described above is likely to be required in order to minimise any adverse effects that the proposals may have. In the case of the Albert Gardens Conservation Area and the Narrow Street Conservation Area, no mitigation would be required as they do not share a visual relationship with the site. These three locally listed buildings do not fall within the visual envelope of the development proposals and as such would not require mitigation. Introduction of landscape scheme to include appropriate surface treatments and planting to enhance the character of the site. The site is industrial in character and has a construction site adjacent to the west. There would be adverse, direct impacts on

Other receptors of lesser importance with the potential to be indirectly affected Sensitive landscape character areas likely to be affected, including trees and TPOs

There is potential for three locally listed buildings to be impacted on as a result of the development proposals.

Site close to a designated conservation area. Industrial site with one large and several small warehouses. The Highway to the south with residential properties and River Thames further south, Cranford Street to the east with commercial and industrial properties further east, Cable Street to the north with residential properties and a

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 7

Site suitability report S024T and S025T – Appendix 9 Built heritage and townscape Site considerations Comments railway line further north, School House Lane to the west with a construction site and residential properties further west. Demolition of warehouses would increase the openness of the site. The presence and operation of machinery, materials stores and buildings would potentially result in temporary, adverse direct impacts on the character of the site and temporary, adverse indirect impacts on neighbouring areas. Permanent elements would potentially result in permanent, adverse direct impacts on the character of the site. Potential views likely to be affected Open views from the surrounding streets and higher floors of residential properties to the west and south. Partially interrupted views from the river and Canary Wharf. During construction, views of cranes from surrounding properties south of The Highway, north of Cable Street, Cranford Street and Glasshouse Fields. Permanent elements most visible from The Highway and Cable Street. Mitigation required and conclusions the character of the site, especially during construction. However, this site is suitable since post demolition of buildings, there could be scope for enhancing the character of the site with the mitigation proposed above.

During construction, the use of hoardings and appropriate lighting would minimise visual impact. The excavated material could be used as a screening bund around the periphery of the site. Design of top structure, vent column and electrical kiosk to be given careful consideration. Planting to screen permanent plant which could adversely impact the visual amenity. The planting would help soften the views of the site. This site is suitable since adequate new planting would enhance the visual amenity of the site. Any permanent structures would need to be of a high-quality design and/or screened to ensure that they

Particular considerations on sites where new permanent

Permanent structures would have potential indirect impacts on the settings of one listed structure and two conservation areas.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 8

Site suitability report S024T and S025T – Appendix 9 Built heritage and townscape Site considerations structures are required Comments Mitigation required and conclusions do not impact on the setting of the listed structure or on the character or appearance, setting or views to and from the two conservation areas, in accordance with planning policy and English Heritage guidance. To mitigate against the potential visual intrusiveness of these structures, the scheme design would need to be provide adequate screening and/or be of a sufficiently high quality to ensure it does not impact on the setting of these receptors.

Potential issues

The potential issues are the indirect impacts that the development could have one listed structure and two conservation areas.

Summary: This site is suitable as a split intermediate site due to the minimal impact it would have on the built heritage and townscape receptors. There are only three potential issues and these are with regards to the settings of two conservation areas and one listed structure, all of which are indirect, and it is likely that these can be mitigated. Although the site could potentially result in direct adverse impacts on the character of the streetscape of Cable Street and The Highway and local views, especially during construction, there is scope to enhance the character of the site and the local views through appropriate mitigation.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 9

Site suitability report S024T and S025T – Appendix 9 Water resources – hydrogeology and surface water Site considerations Hydrological conditions (groundwater and surface water) From BGS Geological Model, giving average ground condition profile. Local near surface conditions may vary, particularly within the river. Comments Geology (thickness) • Superficial geology and made ground (1m) • London Clay (17m) • Lambeth Group (21m) • Thanet Sand (12m) • Chalk (to beyond the depth of shaft) Hydrogeology • Piezometric level in Chalk aquifer: ~ -22mAOD (~31mbgl) from EA Jan 08 water level contouring Groundwater monitoring location • EA hydrometry sites: TQ37-276 – 1.17km southwest of the site (water levels to March 2009) Source protection aones (SPZ) and groundwater users SPZ • Not located in a source protection zone defined by EA EA licensed groundwater abstractions and details • Nine licensed abstraction borehole within 2km radius Licence numbers: 1. 28/39/39/0195 (1 borehole) 2. 28/39/39/0214 (2 boreholes) 3. 28/39/39/0234 (1 borehole) 4. 28/39/42/0048 (3 boreholes) 5. 28/39/42/0073 (2 boreholes) Locations: 1. 1.42km northwest of the site A simple volumetric approach has been used to calculate the 400 days travel times of the abstraction borehole. A conservative mean annual recharge of 100mm/year was used to calculate a radius for licensed abstraction boreholes as follows: 1. 467m 2. 90m 3. 250m 4. 258m 5. 203m The shaft is not located within any of these catchment areas. Mitigation required and conclusions The shaft would be constructed to an invert level of approximately 58.57mbgl, therefore the shaft would be founded in the Chalk. Piezometric head(1) in Chalk would be approximately 27.57m above the base of the construction. Therefore, dewatering would be required and should be considered as part of geotechnical design.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 10

Site suitability report S024T and S025T – Appendix 9 Water resources – hydrogeology and surface water Site considerations 2. 3. 4. 5. Comments 1.76km northeast of the site 1.99km southeast of the site 1.35km south of the site 1.35km southeast of the site Mitigation required and conclusions

Operator: 1. Peninsula Water Limited 2. London Borough Of Tower Hamlets 3. Britannia Hotels Limited 4. London Borough of Southwark 5. Harmsworth Quays Printing Limited Abstracted aquifer unit: 1. Chalk 2. Chalk 3. Chalk 4. Chalk 5. Chalk Abstraction purposes: 1. Private water supply (general use) 2. Industrial, commercial and public service (municipal grounds – horticultural watering and make-up or top-up water) 3. Industrial, commercial and public services (hotels, public houses and conference centres – drinking, cooking, sanitary, washing) 4. Amenity (industrial/ commercial/energy/public services – make-up or top-up water) 5. Industrial, commercial and public services (paper and printing – process water and drinking, cooking, sanitary,

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 11

Site suitability report S024T and S025T – Appendix 9 Water resources – hydrogeology and surface water Site considerations washing. Abstraction quantity (annual): 1. 274,500m3 2. 10,330m3 3. 78,840m3 4. 83,804m3 5. 52,000m3 Local authorities (LA) unlicensed groundwater abstractions and details • No abstraction borehole within 1km radius inside Tower Hamlet council boundary • No abstraction borehole within 1 km radius inside Southwark council boundary. Borehole locations and depths Potential impacts on groundwater (resources and quality) There are 46 historical records of water wells within 1km radius. Depth range: 7.31 – 215.95m An impact on groundwater at depth is likely since the intermediate shaft is to be constructed in Chalk (major aquifer), which would need to be dewatered. At shallow depth, the shaft is located in Taplow Gravel, which is classified as a minor aquifer. Limited impact on shallow aquifer if water is excluded from the excavation by diaphragm wall or caissons. None Not applicable Comments Mitigation required and conclusions

See below (likely types of mitigation measures that would be required)

Potential impacts on surface water features Likely types of mitigation measures that would be required

Not applicable

Mitigation unlikely to be required as construction of the intermediate shaft would not take place within the 400-day capture zone of licensed abstractions.

Not applicable

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 12

Site suitability report S024T and S025T – Appendix 9 Water resources – hydrogeology and surface water Site considerations Potential issues Comments The intermediate shaft to be excavated in Chalk below the piezometric head in the Chalk, therefore dewatering would be required during construction. Limited impact on flow in shallow aquifer. Mitigation required and conclusions Piezometric head in Chalk to be considered as part of geotechnical design. The issue of the appropriate disposal of discharges from dewatering to be considered. Impact on and mitigation for shallow aquifer would depend on construction design.

Summary: In terms of hydrogeology, this site is suitable as a split intermediate site. Although the construction of the shaft would take place within Chalk (major aquifer), the site does not lie within 400-day capture zones of licensed abstractions. No long-term impact on the Chalk aquifer is expected, although temporary dewatering would be required during the construction phase. The Chalk piezometric head is likely to be approximately 27.5m above the base of construction, which would mean the shaft would require dewatering and this should be taken into account in the engineering design. The superficial deposits are alluvium, which is classified as a minor aquifer at the shaft site. Limited impact on flow in the shallow aquifer due to diaphragm wall or caissons. In terms of surface water, the site is considered to be suitable as a split intermediate site due to its location away from any watercourse and, as such, there is no direct pathway for pollution to the river during construction.
(1) Piezometric head is a specific measurement of water pressure above a datum.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 13

Site suitability report S024T and S025T – Appendix 9 Ecology (terrestrial and aquatic) Site considerations Statutory designations Comments Lavender Pond LNR is less than 1km distant, but on the opposite side of the Thames. Ackroyd Drive LNR is less than 2km distant. Mitigation required and conclusions No likely impacts.

Non-statutory Site is approximately 500m from designated wildlife sites Shadwell Basin site of local importance. River Thames and Tidal Tributaries SMI is 100m distant. BAP priority habitats Protected or otherwise notable species within the study area The area is largely hardstanding with no BAP habitats present There is a small possibility that buildings/structures to be demolished could act as roosts for bats.

No likely impacts.

No mitigation required. If bat roosts were found to be present, mitigation would be required. However in this case, it would probably be straightforward. Not applicable.

Potential issues

Not applicable.

Summary: This site is suitable from an ecological perspective. If selected, a basic ecological survey would be required in order to determine whether buildings contain bat roosts. However, this seems unlikely from aerial photography.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 14

Site suitability report S024T and S025T – Appendix 9 Flood risk assessment Site considerations Flood risk zone Comments The site is located within Flood Zone 1 (less than a one in 1,000-year risk of flooding). Sewage transmission infrastructure is considered to be water compatible according to Table D.2 of PPS25. Mitigation required and conclusions The site is unlikely to require an FRA because the site is less than one hectare and the site is within Flood Zone 1. The site would require an FRA if either the Environment Agency or the local planning authority deems that there is a critical drainage problem. N/A

Assessment of conditions for SUDS

There may not be enough space on site for SUDS. However, most of the site is likely to be suitable for infiltration SUDS. The south-eastern corner may not be suitable so it would be preferable to place the development here. Not applicable.

Potential issues

Not applicable.

Summary: This site is suitable as a split intermediate site because the site is located within Flood Zone 1 (less than a one in 1,000-year risk of flooding). In addition, the site is likely to be suitable for infiltration SUDS, although this would be subject to assessment to confirm that there is sufficient space for SUDS on site.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 15

Site suitability report S024T and S025T – Appendix 9 Air quality Site considerations Existing air quality Comments The air quality objectives for NO2 are exceeded on major roads in vicinity of site. There are residential properties along The Highway (A1203) and Cable Street. There are residential properties within approximately 20m of the site at Cranford Cottages and on Jardine Road. The main traffic issue in this area is exhaust emissions from vehicles along the A1203, A126 and A13 corridors. See above. Mitigation required and conclusions There is a need for more site specific data. There are relevant air quality sensitive receptors present along the route the construction traffic is likely to take and close to the proposed construction works. Additional vehicle emissions have a moderate potential to interfere with local air quality action plan policies. See above.

Sensitive receptors

Existing traffic issues

Existing sources of significant air pollutants Notable gaps in existing air quality monitoring

There is no data at likely access to A1203 and the nearest existing data indicates existing exceedance of AQLV.

Collect a minimum of six months’ diffusion tube data at site access to the A1203 or other point of access to major road network. Minimise HGV movements on the local road network during the peak hour. Standard dust control measures would minimise the effect of fugitive dust on nearby sensitive receptors.

Potential issues

The risk from additional exhaust emissions from construction HGVs is undefined at present. The risk from dust impacts at residential properties is moderate.

Summary: This site is less suitable for use as a split intermediate site from an air quality perspective. There are residential properties in close proximity to the site and therefore, there is potential for fugitive emissions of dust during construction to have a perceptible impact at these properties. These impacts can be minimised with standard dust control measures. There is potential for HGV movements on the local road network to cause localised air quality impacts in areas of already poor air quality. This can be somewhat mitigated by minimising the movement of HGVs during peak hours.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 16

Site suitability report S024T and S025T – Appendix 9 Noise Site considerations Noise band level (from Defra noise maps) Comments Information from Defra noise maps indicates daytime noise levels of between less than 58 and 74dB LAeq and night-time noise levels of between less than 50 and 65dB LAeq at residential properties surrounding the site. The residential properties closest to and facing the site are likely to experience moderate daytime and night-time noise levels due to their distance to the A1203 to the south of the site. Noise levels from the Defra noise maps provide an indication of prevailing noise levels only, and would not be employed in any detailed assessments for chosen sites. There are sensitive receptors close to all boundaries of the site. The closest receptors are located on Schoolhouse Lane to the west and Cranford Cottages to the east. Further residential properties are located to the south at Fair Trade Wharf and to the north overlooking Cable Street. Sensitive receptors on Schoolhouse Lane to the west of the site consist of six- to nine-storey residential dwellings. These are located approximately 18m from the temporary working area and 18m from the shaft location. Cranford Cottages, located to the east of the site, consist of two-storey residential dwellings and are located approximately 20m from the temporary working area boundary and 60m from the shaft location. Mitigation required and conclusions Not applicable

Sensitive receptors

Not applicable

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 17

Site suitability report S024T and S025T – Appendix 9 Noise Site considerations Existing traffic issues Comments Road traffic on local roads and the A1203 to the south of the site would contribute to the existing noise climate in the area. Mitigation required and conclusions Not applicable

Existing sources of Road traffic on local roads and the Not applicable significant noise A1203 to the south of the site would emissions contribute to the existing noise climate in the area. There is a railway located to the north of properties overlooking Cable Street which would also contribute to the existing noise climate. Potential issues Construction: The construction period is estimated at four to five years and working hours would be 24 hours per day, Monday to Saturday. This has the potential to result in adverse noise impacts to sensitive receptors surrounding the site. A relatively high number of daily HGV movements are anticipated and would access the site direct from the A1203. This has the potential to have an adverse impact on residential receptors overlooking the A1203. The immediate site area is fairly large and, while the shaft location may be fixed, ancillary plant should be sited as far as is practicable from surrounding sensitive receptors. Situating plant central to the site would maximise the distance between them and the nearest sensitive receptors, and minimise potential disturbance. Proposed 3m site boundary fencing would provide useful noise mitigation to some plant and construction activities. Vibration resulting from general construction works is not anticipated result in an adverse impact. The Adherence to the good site practices provided in BS5228. Siting of noisy equipment and construction activities as far as is practicable from sensitive receptors. Provision of site boundary noise fences. Noisy construction activities, or activities which may cause vibration, be undertaken during daytime hours only to reduce the noise impact during night-time construction.

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 18

Site suitability report S024T and S025T – Appendix 9 Noise Site considerations Comments nearest receptors to the proposed shaft location are at a distance of approximately 18m and it is unlikely that vibration levels would result in minor cosmetic damage during shaft sinking but may give rise to annoyance. Vibration from tunnelling should be considered on a case-by-case basis at particular sensitive locations. Operation: With appropriate attenuation (if necessary), there is no reason why noise from the ventilation column and top chamber should not result in adverse noise impacts to nearby sensitive receptors. Summary: This site is less suitable as a split intermediate site. The distances between the site and the nearest residential receptors are relatively short and therefore adverse noise impacts are likely. The density of housing is also high and therefore would impact on a larger number of people. The number of vehicles associated with the construction phase is anticipated to be high and therefore there is the potential for an adverse noise impact to properties overlooking the A1203. Any shielding afforded by the site perimeter barriers is likely to be largely ineffectual due to the height of these receptors. Mitigation required and conclusions

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 19

Site suitability report S024T and S025T – Appendix 9 Land quality Site location Current site use Grid Reference: 535750, 180926 Sites S024T (The Highway Trading Centre) and SO25T (Highway Business Park) area developed sites with commercial buildings/warehouses/offices on site. Where there are no buildings, the land is tarmaced with various parking bays. On S025T, there is a ‘small units to let sign’ (Photo 29b). Small businesses located on site are one to two storeys in height. There is a list of businesses in the Highway Business Park on Photo 30. There is also an air shaft on S025T. Flat. None identified on site.

Topography Field evidence of contamination (ie, visual/ olfactory) Current surrounding land use (immediately adjacent to site)

North: To the north of site, there are four-storey ‘community housings Tower Hamlets’ (photos 55, 56), lots of CCTV signs, a new-looking cycle path (57) and a public house, which is closed down and in very poor condition – potential squatters with sheets in front of windows (58). There are cars parked in front of PH. To the northeast, there is some four-storey residential/council housing (62). East: To the east of site (at the top end), there is a large, old-looking warehouse building (63), potentially locally listed (to be investigated further). Its potential use could be gallery/studios/café. There was also music playing out of window at time of visit (possibly a band rehearsing). To the south of this building is a row of cottages (Cranford Cottages – Photo 64) which are two-storey residential. To the south of this is Holiday Inn Express which is eight storeys high (65 and 25) (from the south looking across road). South: Immediately adjacent to the south of site is a very busy and noisy road called The Highway (looking across road into site, see photos 22, 23, 24). Air shaft on S025T is visible from road (23). Entrance to two sites – Photo 22. Opposite site to the south (across road) are three large buildings five to eight storeys high (one listed – 27), all overlooking site. These appear to be residential/flats and one has a

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 20

Site suitability report S024T and S025T – Appendix 9 Land quality sofa showrooms on the ground level. West : To the west is four-storey high Shadwell centre, a large (possible locally listed) building with a 2-2.5m wall surrounding the site. This centre is a Tower Hamlets college/‘lifelong learning centre’ (see photos 36, 37, 38, 40 and 52 for a view from the east). East side of site is a blank facade. Schoolhouse Lane has permit parking 8.30am-5.30pm and, at the moment, there are road works. Opposite east side of site, there are some new residential studios with offices below (51). Above this building to the north is a small multi-use basketball court (probably five-a-side) – photos 53 and 54. Geological and hydrogeological information Geological strata1 Geology (thickness) • Superficial geology and made ground (1m) • London Clay (17m) • Lambeth Group (21m) • Thanet Sand (12m) • Chalk (to beyond the depth of shaft) Non-aquifer: London Clay Minor aquifer: River terrace deposits, Lambeth Group, Thanet Sand Major aquifer: Chalk River terrace deposits – minor aquifer High leaching potential of soils (U)2

Underlying aquifer classes

Groundwater vulnerability/ Soil classification (High/Intermediate/Low/Not applicable) Source protection zone details Surface water receptors Site history information and historical potentially contaminating activities (based on mapping data)

Not located in a source protection zone defined by EA River Thames (100m south) On site • Residential housing (east and northeast), school (west), cooperage (southwest), laundry (southwest), 1862-1895 • Residential housing (west and central), chapel (southwest), smithy (northeast), school (southeast), 1896-1898 • Residential housing (northwest and central), school (southeast), smithy (northeast), large

Relevant information within a 250m radius of the site

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 21

Site suitability report S024T and S025T – Appendix 9 Land quality unspecified building (southwest), air shaft, 19091920 Historical building plans list a petrol pump (southwest), 1924 Residential flats (north), school (southeast), undefined building (southwest), air shaft (south), 1947 Residential housing (north), depots (south), air shaft (south), 1952-1972 Trading centre/business park, present

• •

• •

Off site • Works (10m east), 1952-1972 • Works (12m west), 1952-1972 • Historical building plans list several underground fuel tanks in an east/south direction (closest located 17m east), 1957-1966 • Foundry (brass and iron), (18m west), 1862-1895 • Brewery (22m southeast), 1862-1898 • Wharf operations (transport support and cargo handling), (closest located 25m south), 1862present • Historical building plans list several electricity substations in an east/south direction (closest located 30m south), 1966 • Historical building plans list oil tanks in an east/ south direction (closest located 30m east), 1957 • Iron foundry (45m north), 1947-1961 • Confectionery works (50m east), 1909-1947 • Glassworks (50m west), 1947 • Corporation yard (55m northeast), 1947-1961 • Railway lines (closest 75m north), 1872-present • Hospital (95m west), 1947 • Engineering works (100m west), 1947 • Transport manufacture and repair (110m southeast), 1882 • Hospital (120m north), 1898 • Biscuit works (135m southeast), 1909-1920 • Christmas cracker factory (160m east), 1947 • Brewery (160m north),1862-1898 • Brewery (190m southeast), 1909-1920

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 22

Site suitability report S024T and S025T – Appendix 9 Land quality Pollution incidents to controlled waters Landfill sites Other waste sites Registered radioactive substances Fuel stations/depots Three incidents • Oils – unknown, significant incident (97m south), within River Thames None None None One • Jet Service Station, obsolete (190m northeast)

Contemporary trade entries No data Site classification based on above information Activity Potential site contaminants derived from surface sources (eg, contaminants in made ground) 1) Some potential for made ground from potential filling operations during development 2) Laundry 3) Smithy 4) Depot 5) Cooperage 6) Petrol Pump Potential site contaminants derived from offsite sources and transported to site 1) Works – unknown 2) Fuel Tanks 3) Foundry 4) Brewery 1) Closest located 10m east 2) Closest located 17m east 3) 18m west Distance and direction to site Contaminants

1) On site and 1) Metals, directly adjacent PAHs, TPH to site 2) Solvents 2) On site 3) On site 4) On site 5) On site 6) On site 5) TPH, Metals, PAHs 6) TPH, Metals, PAHs 1) Metals, TPH, PAHs 2)TPH, Metals, PAHs 3) Metals, TPH, PAHs 4) TPH, PAHs 3) Metals, TPH, PAHs 4) Metals, TPH, PAHs, solvents

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 23

Site suitability report S024T and S025T – Appendix 9 Land quality 5) Wharf 4) 22m operations southeast (transport support and 5) 25m south cargo handling) 6) 30m south 6) Electricity substations Identified source-pathwayreceptor risk assessment at CSO construction stage (Conceptual Site Model)3 Contamination category Source 1: A1, A2, A3, B4 Source 2: E1, F7

5) TPH, metals, PAHs 6) PCBs

Category 2 – assessed as medium risk

Conclusion: The site is considered less suitable as a split intermediate site with respect to land quality. This is based on the moderate potential for contamination of the site to have occurred, specifically from the smithy, depots, petrol pump and laundry on site, and works operations and foundry in the vicinity of the site. This potentially poses a risk to construction workers and adjacent human receptors through direct contact and inhalation exposure pathways. Additionally, the potential exists for contaminants to be drawn to the deeper aquifer and for migration to surface water receptors to occur through groundwater transport. Notes: 1. From BGS Geological Model, giving average ground condition profile. Local near surface conditions may vary, particularly within the river. 2. Soil information for urban areas is based on fewer observations than elsewhere in the country. Therefore, a worst case vulnerability (H) is assumed until proven otherwise. 3. Refer to schematic Conceptual Site Model for explanation of site-specific sourcepathway-receptors

Site suitability report S024T and S025T The Highway Trading Centre and Business Park, Heckford Street

Appendix 9 – Page 24

Contacts
For information about the Thames Tideway Tunnel Call: 0800 0721 086 Lines are open 24 hours a day Visit: www.thamestidewaytunnel.co.uk Email: info@tidewaytunnels.co.uk For our language interpretation service call 0800 0721 086

For information in Braille or large print call 0800 0721 086
For information about acceptance of our application and the examination process please contact the Planning Inspectorate. Call: 0303 444 5000 Visit: http://infrastructure.planningportal.gov.uk

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