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Non-Technical Summary Keybridge House

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1. Introduction

British Telecommunications plc (the ‘Applicant’) is seeking to obtain planning permission for the

redevelopment of Keybridge House in Vauxhall (hereafter referred to as the ‘Site’) within the London

Borough of Lambeth.

The Site is located within the Vauxhall Nine Elms Battersea Opportunity Area, as designated by the

London Plan, and therefore it is within an area allocated for substantial regeneration.

The Site covers an approximate area of 1.2 hectares and currently comprises two interlinked buildings

ranging between 4 and 16 storeys above the ground. Keybridge House was constructed in the mid-

1970s and was the site of the UK’s first, and the world’s largest digital international telephone

exchange. The location and boundary of the Site are shown below.

Location of the Site

Keybridge House Non-Technical Summary

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Site Boundary and Existing Building Layout

The proposed redevelopment of the Site (hereafter referred to as the ‘Development’) would involve

the demolition of the existing buildings on the Site, and the retention of the basement to provide a

mixed use development.

The planning application is termed ‘hybrid’ which is part detailed and part outline. The detailed

element relates to the provision of 415 dwellings, some 2,835m2 Gross External Area (GEA) of

employment floorspace, an additional 874m2 GEA of retail, associated basement car parking, storage

and plant servicing, new public realm and open space. Outline planning permission is being

requested for a two-form of entry primary school.

An Environmental Statement (ES) has been prepared The ES assesses the likely environmental

effects of the Development and accompanies the hybrid planning application. The ES describes the

likely environmental effects of the Development, together with a range of measures required to

prevent, reduce or offset any adverse environmental effects identified. This document provides a

summary of the ES in non-technical language.


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2. Environmental Impact Assessment Methodology

An EIA is a process which aims to ensure that the likely significant environmental effects of a new

development (which can be beneficial or adverse) are taken into account by the local planning

authority in deciding whether to grant planning permission. The ES for the Development has been

prepared in accordance with legal requirements and best practice guidelines, and used established

methods and criteria for assessment. This involved Site surveys, data reviews, consultation with

relevant authorities such as the London Borough of Lambeth, computer modelling and specialist

assessments.

The first stage of the EIA involved undertaking a ‘scoping study’ to identify potentially significant

environmental issues that could arise from the Development. The ‘scoping study’, which was

presented in the form of a Scoping Report and submitted to the London Borough of Lambeth, set out

the environmental studies which would need to be undertaken as part of the EIA. It was agreed with

the London Borough of Lambeth that the following environmental topic areas should be addressed as

part of the ES:

Socio-economics;

Transport and Access;

Air Quality;

Noise and Vibration;

Ground Conditions and Contamination;

Water Resources and Flood Risk;

Cultural Heritage;

Ecology;

Wind Microclimate;

Daylight, Sunlight and Overshadowing; and

Townscape, Conservation and Visual Impacts.

An assessment of each environmental topic set out above is reported in the ES as a ‘technical

chapter’. Each technical chapter describes how the assessment was undertaken, the current

conditions on and adjacent to the Site, and the likely effects of the Development. Measures are also

set out in the technical chapter to avoid, reduce, or offset any identified negative effects, and/ or

enhance likely beneficial effects. Such measures are referred to as mitigation measures. The

resulting effects (known as likely residual effects) following the implementation of mitigation measures

are also assessed.

As part of the EIA scoping process, it was agreed that issues associated with waste and

telecommunications would not be likely to give rise to significant environmental effects as a result of

the Development. A Site Waste Management Plan would be developed and now that analogue

television has been phased out, there would be no effects on telecommunications. Accordingly, such

issues have not been considered within the ES.


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3. Existing Land Uses and Activities

As stated above, the Site comprises two interlinked buildings (The Podium and The Tower) of

between 4 and 16 storeys above ground with sub-basement and basement levels. There are still

approximately 40-50 employees based in the building.

The Site is located in a predominantly commercial and industrial area. There is a business park

centred on Miles Street approximately 75m north of the Site. There are also some retail units and

restaurants on South Lambeth Road and the Vauxhall Griffin public house is located southwest of the

Site. There are community spaces nearby, with St Anne and All Saints Church and Vauxhall Park

being located to the northeast. In addition, Wyvil Primary School is located to the south of the Site. A

number of residential properties surround the Site.

View of Keybridge House and photograph of the railway viaduct to the west of the Site

The Site is bound by the mainline railway (to Waterloo), on a raised viaduct, to the northwest of the

Site, by South Lambeth Road to the east, by Wyvil Road to the South, by Miles Street to the northeast

and by businesses to the west.

The Site is located in an area with excellent public transport links with Vauxhall London Underground

Limited Station and overground rail station located approximately 450m to the north of the Site. The

stations are accessible from the Site via Wandsworth Road. It is also well served by a wide variety of

London bus services also within walking distance from the Site.

The Site abuts the Vauxhall Conservation Area and is approximately 90m west of St Marks

Conservation Area. There are also a number of listed structures (designated for their special

architectural and / or historic interest) in the vicinity of the Site, the nearest of which is the Grade II

listed 57 and 59 South Lambeth Road, located approximately 25m to the east of the Site.

The Site is located approximately 380m south-east of the River Thames. The Site is not located within

an Archaeological Priority Area (APA). However, APA2 Lambeth Waterfront is adjacent to the Site.

The Site is of value to peregrine falcons, with evidence of them using the Tower for nesting and

perching, recorded.


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4. Alternatives and Design Evolution

The ES provides a description of the main alternatives to the Development considered by the

Applicant. These include the ‘do-nothing’ scenario (that is, leaving the Site in its current state) and a

series of alternative design options that were considered during the design process.

In its current form, Keybridge House does not contribute positively to its surroundings and is a single

use, inward-looking building with no active frontages at street level (i.e. where there is an active visual

engagement between those in the street and those on the ground floor of the building). In addition,

the existing building no longer meets modern office requirements and is underutilised. By not

redeveloping the Site, a number of opportunities would be missed, including contributing to the

regeneration of the area and improving pedestrian routes through the Site and connecting to public

transport links.

The Site lies within the Vauxhall Nine Elms Battersea Opportunity Area and this specifically

designates the Site for development of a high density mixed use focal point for office, retail and

housing. In addition to the regeneration objectives, the Applicant is seeking to improve the local

streetscape and public realm on the Site.

A number of environmental constraints were considered to enable the design of the Development to

evolve, including the proximity of the Conservation Areas and listed buildings, together with the

potential for development on the Site to be visible from a number of key views, most notably from

Waterloo Bridge, Hungerford Bridge and Westminster Bridge. The height, massing (i.e. shape and

form of the buildings) and visual appearance of the Development were carefully considered in light of

these constraints. Consideration was also given to the height and massing in relation to the

availability of sunlight and daylight likely to be received at nearby residential properties, together with

the potential overshadowing of nearby amenity areas.

Various design iterations were evaluated, and two of these are shown below. In general, these were

considered to be inefficient uses of space, would not achieve adequate internal lighting or energy

efficiency standards (if the building were to be reused) and would not improve pedestrian connectivity.

Design Iterations: Working with the Existing Tower and Podium Grid (left) and New Courtyard Scheme (right)


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5. The Proposed Development

Redevelopment of the Site would involve the demolition of the existing buildings on the Site leaving

the existing basement. The Development would comprise the construction of five buildings

comprising flats and shops, as shown below, and the creation of new publically accessible space

around the new buildings. An additional building would comprise a 2-form entry primary school

(Building E).

Location of Buildings on the Site

The Development would provide 44,755 m2 GEA of space for flats accommodating 415 residential

units. Of this, 2% (10 units) would comprise affordable housing. There would be an additional 2,835

m2GEA of employment space and up to 874 m

2 GEA of retail space. The proposed school would

provide a maximum of 8,600 m2 GEA.

The height and shape of the proposed buildings have responded to Site constraints (e.g. proximity of

Conservation Areas and listed buildings). Such factors have resulted in the formation of a variety of

forms and building heights ranging from 2 levels for the proposed school above ground level (no

higher than approximately 25.1 above the ground) to 36 levels for Building A (approximately 132.5m

above the ground).

There is an existing sub-basement and basement across the majority of the Site, which is to be

retained and refurbished. The basements would contain cold water tanks including grey water

(previously used water which is processed for non-drinking uses), rainwater harvesting tanks and

switch rooms in addition to car and cycle parking. The basement under the school could potentially be

used for sports hall facilities, although this would be subject to determination at a later stage.

Living roofs would be provided across the Site which would provide both habitat and reduce the rate

of rainfall runoff.


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Points of Access

Building A would be located in the north-west corner of the Site at the junction of the railway viaduct

and Miles Street. This tower would form the tallest element of the Development at 35 levels above

ground floor level. It would contain office units on the ground and first floors, with residential use

above. The majority of the residential units would include a private enclosed ‘winter garden’ providing

a temperature controlled outdoor environment for the residents. Communal space would be provided

in the form of a ‘residents’ lounge’ located on the third floor and a gym on the third and fourth floors.

Building B ‘Mansion Block’, would be located within the centre of the Site and to the south of the

proposed ‘St Anne’s Square. It would range from 6 to 8 storeys above ground floor with the taller

elements located along the eastern boundary of the Site. The ground floor level would contain two

retail units and one large office unit with residential use above.


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Building C ‘Mansion Block’ would be located in the south-east corner of the Site and would be 8 floors

above ground floor. It would be primarily residential with retail to be provided on the ground floor level

fronting South Lambeth Road.

Building D ‘Maisonettes’ would be located to the south of the Site, fronting Wyvil Road. The building

would be 3 floors above ground floor level and solely contain residential units.

Building E, the primary school, would be located in the south-west corner of the Site. It would consist

of a low-rise one to two storey building above ground floor level The school would be accessed from

Wyvil Road and from the Central Square.

Building F, the ‘Linear Block’ would be located in the north-west of the Site fronting the railway viaduct

and would comprise commercial use at ground and first floor with residential use for second floor

upwards. It would consist of 21 floors above ground level. Amenity space for the majority of flats

would be provided in the form of winter gardens.

Proposed Unit Mix within the Development

Unit Size Number within Development

Studio 30

1 bed 139

2 bed 195

3 bed 51

Total 415

View of the Development from Miles Street

A number of pedestrian routes would be established across the Site creating different types of open

space. St Anne’s Square would be located to the north-east of the Site fronting South Lambeth Road

which would be a predominantly hard landscaped area containing semi-mature trees and seating. The

Central Garden would link pedestrian routes across the Site and would comprise trees and shrubs,

seating and lawn area for play. Archway Mews would be located to the north-west of the Site fronting

the railway viaduct and this would be a shared space for vehicular and pedestrian use with paving,

semi-mature tree planting and seating areas.

A total of 115 car parking spaces would be provided within the Development at basement level, of

which 42 would be for disabled use. There would be provision of 39 motorcycle spaces within the


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basement. A total of 610 cycle parking spaces would be provided in the basement and at ground

level.

The Development has been designed with consideration of sustainability in terms of design and

construction. Waste storage facilities would be provided in the Development to accommodate waste

generated and allow waste to segregated and recycled. Water efficient fittings to reduce water

consumption would be provided. Living roofs and planting would also be incorporated into the

Development to improve biodiversity.


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6. Development Programme Demolition and Construction

It is anticipated that the demolition and construction works of the proposed Development would take

approximately 6 years to complete, which would include Site preparation, demolition of Keybridge

House through to the construction and completion of the buildings. It is anticipated that these works

would be undertaken from mid to late 2015 to 2021.

In order to control and manage the environmental effects of demolition and construction works, a Site-

specific construction Environmental Management Plan (EMP) would be developed, agreed with the

Council and implemented throughout the duration of the works. The construction EMP would specify

a range of measures to manage the environmental effects that could arise during the works; for

example, controls in relation to dust, noise, vibration, waste management and dealing with any

hazardous materials.

The construction EMP would be prepared in line with relevant legislative and best practice guidelines,

and contractors working on the Site would be required to follow the measures set out in the EMP.

EMPs are an established method of managing environmental effects resulting from demolition and

construction works and they are successfully adopted for other construction projects in urban areas.


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7. Socio-economics

The Development would provide 415 new residential apartments, which would range in size from a

studio to a three bedroom, all of which would be designed to good environmental standards. The

apartments provided on the Site would positively contribute to housing targets within the London

Borough of Lambeth and within the Vauxhall Nine Elms Battersea Opportunity Area.

The apartments would be expected to accommodate up to 1,025 residents, of which it was estimated

that approximately 50 would be children aged between 0 and 18 years, 28 of which would be under

the age of 5 years. The Development would create a requirement for approximately 14 primary aged

school places and this would put pressure on the currently overstretched local primary schools.

However, the new primary school within the Development would create capacity over and above the

places required by occupants of the proposed Development, which would result in a substantial

benefit for the local area.

Existing health care facilities have the capacity to accommodate projected population growth

associated with the Development. In terms of public well-being, the Development would provide

additional open space and public realm and it is situated close to Vauxhall Park.

The Development would be likely to generate approximately 144 jobs during the demolition and

construction phase. When the Development is complete and fully operational, a net gain of up to 118

jobs would be created over and above those currently available on the Site. Employment

opportunities created by the Development would positively contribute to employment levels in the

local area.

Occupants of the additional 415 residential units to the area would potentially generate £6 million/

annum worth of spending in local goods and services. Assuming an average spend of £6 per day over

much of the year, additional expenditure by employees within the Development would potentially

amount to up to an additional £167,000 per year to the local area.


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8. Transport and Access

The Site is located in an area with extremely good public transport links with its proximity to rail,

underground and bus connections. During the demolition and construction period, it is expected that

workers would travel to and from the Site using public transport. Construction traffic would be

generated as a result of the works on the Site, peaking at 12 two-way construction traffic vehicle visits

per daytime hour. This would not cause significant disruption or congestion on the local roads since

construction traffic would only lead to up to a 3% increase in vehicles on the local roads with the

exception of Miles Street (at 24%) which is lightly trafficked with sufficient capacity to accommodate

the additional demand. Construction traffic would also follow designated routes to and from the Site.

Once completed, traffic generated on the local roads by the Development would be expected to be

minimal owing to the limited number of car parking spaces proposed within the Development. The

Development would lead to a slight increase in demand on public transport, although it would be

expected that such demand would not negatively affect the capacity of such services. A Travel Plan

has been prepared for the Development to promote sustainable travel. To encourage residents and

occupants of the proposed offices to travel to the Site by bicycle, secure cycle parking spaces would

be incorporated within the Development.

The Development would create high quality publically accessible space which would enable

pedestrians to walk through the Site connecting them to Vauxhall underground and rail stations and

local bus stops. The creation of new publically accessible space would therefore improve the

pedestrian environment of the Site compared to the existing conditions.


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9. Air Quality

The administrative area of the London Borough of Lambeth has been declared an Air Quality

Management Area due to relatively high levels of pollutants in the air. These pollutants are mainly

caused by exhaust emissions from road vehicles. Accordingly, an air quality assessment was

undertaken to determine the likely effects of the proposed Development on local air quality.

Demolition of Keybridge House and subsequent earthworks would be expected to generate dust,

thereby causing a potential nuisance to nearby residents. A range of best practice environmental

controls would be implemented to minimise dust generated during the demolition and construction

works. However, owing to the proximity of residents to the Site, (the closest residential properties are

located above the Vauxhall Griffin Public House on the southern boundary of the Site) nuisance is

likely to occur, especially during dry and windy conditions even with mitigation in place. Emissions

from demolition and construction traffic would likely to be small in comparison to existing conditions,

although emissions could have an adverse effect on the local air quality during peak construction

traffic movements.

The Development would be expected to generate minimal levels of additional traffic in the context of

existing traffic flows in the surrounding area, and would incorporate low emission heating plant. The

assessment of the likely effects of the completed Development predicted that traffic generated by the

Development and heating plant to be contained in the Development would either lead to a slight

deterioration in air quality at surrounding residential properties or no deterioration in air quality.

Measures would be implemented to encourage walking, cycling and the use of public transport, which

would minimise potential effects on air quality. In relation to residents introduced to the Site and

occupants of the proposed primary school and the Development, the air quality predicted would be

acceptable in the context of current local background conditions.


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10. Noise and Vibration

Noise monitoring undertaken at the Site confirmed that existing noise is generated from road traffic,

trains, and building plant. Vibration measurements undertaken at the current building closest to the

railway line determined that vibration was not noticeable.

Residents within the apartment above the Vauxhall Griffin public house and Gilbert House (southern

Site boundary and 50m south-west respectively), users of Wyvil Primary School (10m south) and

users of St Anne’s Church (north-east Site boundary) are considered the most sensitive to demolition

and construction noise and vibration. Within the completed Development, occupants of the new

residential units and the proposed school would be most sensitive to noise.

The noise assessment concluded that noise likely to be generated from activities and equipment on

the Site during the demolition and construction works may be expected to cause some significant

nuisance to occupiers of the nearest properties. There is the possibility that some of the new

apartments constructed in early stages of the Development could be occupied whilst later stages of

the Development is constructed. Therefore, there is the potential for noise and vibration nuisance at

these on-site receptors. Noise would also be generated from construction traffic entering and leaving

the Site, although noise levels would not be expected to be significantly greater than the existing

background levels of noise.

Owing to the proximity of the Wyvil Primary School, St Anne’s Church and The Vauxhall Griffin Public

House, vibration resulting from some construction works could be experienced by these occupants.

However, a construction EMP would be prepared and followed during the demolition and construction

works to minimise vibration generated on the Site.

Given the existing noise sources surrounding the Site, appropriate building design for the residential

apartments within the Development have been included. With the incorporation of these design

measures, internal noise levels would be sufficiently reduced such that residents would be unlikely to

be negatively affected by traffic, railway and building plant noise. Similarly, the school building and

offices would be designed with appropriate material to reduce internal noise to acceptable levels.

Owing to the existing noise levels surrounding the Site, and the relatively small increase in traffic likely

to be generated from the Development, an increase in noise generated from traffic would not be

expected to significantly affect nearby residents and neighbours. Similarly, deliveries to the Site

would not be expected to cause significant levels of noise, as unloading and loading would be

undertaken in the daytime when residents would be less disturbed.


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11. Ground Conditions and Contamination

Owing to the historical development of the Site, including its use as a timber yard, paint shop and a

garage and the current presence of fuel storage tanks and hazardous chemicals, there is the potential

for ground contamination to be present on the Site. As the Site is presently covered with hard-

standing and buildings, any contamination beneath the Site is contained and therefore presents a low

risk. There is also the potential for the Site to have suffered bomb damage during the Second World

War. However, as a result of the Site being redeveloped post-war, the potential for unexploded

ordnance (bombs) to be present on the Site is unlikely.

To protect construction workers and the general public against any existing ground contamination

exposed by the removal of hard-standing and buildings during the demolition and construction works,

health and safety controls would be put in place in accordance with legislative requirements.

During demolition and construction works, potential new sources of contamination such as oils,

chemicals and cement would be temporarily stored on the Site. To minimise the potential for spills

and any contamination reaching the underlying groundwater of the Site, measures would be adopted

through the EMP to manage the storage of materials and chemicals.

On completion of the Development, the likely risk of occupants and visitors to the Site being exposed

to any contamination remaining beneath the Site would be low, owing to the proposed extensive

coverage of hard-standing and buildings within the Development. Trees and shrubs within the amenity

spaces would be planted in clean, imported soil. Similarly, hard-standing and buildings on the Site

would minimise the risk of contamination to the underlying groundwater.


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12. Water Resources and Flood Risk

At the closest point, the Site is located approximately 380m east of the River Thames. According to

the Environment Agency’s flood map, the Site is at high risk of flooding. However, the Site and

surrounding area is protected from flooding by the River Thames Tidal Defences. In the event of a

breach of these flood defences, the Site could be subject to flooding. Therefore, the ground floor

levels and basement access ramps across the Site would be set at a height above a peak flood level

to ensure that these areas remain dry in such a scenario.

The existing two-storey basement on Site would be retained and renovated although some deeper

excavation would be required. The excavations would encounter small pockets of water (above the

groundwater table) and therefore it is considered likely that some pumping of groundwater may be

required during construction. The proposed basement is not beneath the groundwater table and

therefore there would not be implications on groundwater abstraction and basement flooding, once

constructed.

The risk of flooding from rainwater and therefore sewer overflow is considered low. The addition of

sustainable drainage systems to the Development, including rainwater storage tanks and provision of

living roofs would help to minimise any surface water flooding. Water efficient devices would be

incorporated into the Development to reduce the amount of water consumed by future occupants.

Although foul drainage would increase as a result of the proposed Development, this would be

accommodated by the surrounding combined sewers as surface water runoff would be restricted to

50% of the existing rate through the use of storage tanks.


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13. Cultural Heritage

There are no listed buildings on-site although Grade II listed 57 and 59 South Lambeth Road are

approximately 25m to the east of the Site. The Vauxhall Conservation Area extends north-east of the

Site and St Marks Conservation Area is located nearby.

In terms of buried heritage, the Site is located 15 m south of the Lambeth Palace Grounds/ Lambeth

Waterfront Archaeological Priority Area (APA2) and 20m north-west of the South Lambeth APA.

There are, however, no previously known heritage assets within the Site. The Site lies within an area

of known, late prehistoric focus of occupation and previous land uses immediately to the north of the

Site, stretch from the Neolithic through to Bronze Age and Iron Age. There are other remains of late

prehistoric occupation within the Lambeth Waterfront APA2. It is also possible that the remains of a

bridge mapped by Rocque in the mid-eighteenth century still survive and that those remains extend

into the west of the Site. This bridge, if found, would be of no more than low value.

Construction of the basement and sub-basements of Keybridge House would have removed any

surviving buried heritage assets. Outside the basement footprint and, because of the known potential

of the area, there is potential for archaeological remains of late prehistoric, medieval and post-

medieval dates. A watching brief would be undertaken for any ground works on areas where below

ground deposits would be affected by the Development. Despite the watching brief, there would still

be a small effect as a result of the Development on any surviving buried archaeology.

The main likely effects on built heritage near the Site during demolition and construction would be the

visual effect from hoardings and cranes, and the noise, vibration and dust arising from construction

work. A construction EMP would be prepared and agreed with the Council to minimise these effects.

The demolition of Keybridge House, although of low heritage value, would have an adverse effect and

therefore, building recording would be carried out and the on-site plaque, commemorating the

bombing of the fish paste factory, would be relocated.

The completed Development would have beneficial effects on the settings of St Anne and All Saints

Church, Vauxhall Park, the local Conservation Areas and nearby listed buildings. There would be no

significant effects on the Jewel Tower, the Chapter House and Pyx Chamber in Westminster Abbey

scheduled monument or on the Palace of Westminster, Westminster Abbey and St Margaret’s Church

World Heritage Site.


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14. Ecology

The Site is not designated as a statutory site and is located in an area of ecological deficiency (an

urban area where there is some distance from a protected nature conservation site). However, there

is one statutory designated site within 2km of the Site; Battersea Park Nature Area Local Nature

Reserve. Given the distance that separates this nature reserve from the Site, it is considered there

would not be any significant effects resulting from the demolition and construction works.

There could possibly be indirect effects on the River Thames and Tidal Tributaries Site of Importance

for Nature Conservation, although any effects would be mitigated by the implementation of the

construction EMP. The overshadowing of the proposed Development on the nearby Vauxhall Park is

not likely to have an effect on ecological habitats.

During an ecological survey of the Site, signs of nesting and perching peregrine falcons (a protected

species) were recorded on Site. Signs of nesting peregrine were identified predominately on the

eastern side of the Tower. The completed Development would provide habitat replacement for these

birds that mimic the existing condition, on the same building elevation and at a similar height. A

peregrine box would be located at the top of the proposed Building A.

All existing habitat on Site would be lost during the demolition and construction works. Nevertheless,

the Development would include for a range of ecological enhancements including provision of a ‘living

roof’, the planting of native shrubs, hedgerow and semi-mature tree species. The ecological

enhancements proposed as part of the Development would improve the habitat diversity and quality

of the existing Site and compensate for the loss of all existing on-Site habitats as a result of the

demolition and construction works. These would provide potential habitats for birds and bats.


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15. Wind

The likely effects of the Development on wind conditions of the Site and immediate surrounding area

were tested with regard to pedestrian comfort and safety within publically accessible spaces. The

assessment used a three-dimensional scale model of the Development which was subjected to the

simulated prevailing wind and weather conditions of the Site within a wind tunnel.

Proposed Development in the Wind Tunnel

The demolition of the existing Keybridge House would temporarily open up the Site to winds, however

given the shelter provided by neighbouring buildings, changes to the existing conditions at the Site

would not be significant. As construction of the Development progresses, wind conditions

experienced at the Site would be similar to that of the Development, once completed.

In relation to the pedestrian comfort within the Development, the assessment predicted ground level

wind conditions at proposed building entrances, thoroughfares and amenity areas to be suitable for

the desired pedestrian uses, such as standing, walking or sitting.

In addition, wind conditions at the Site were considered to be safe for users of Balconies and

Terraces within the Development throughout the year.


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16. Daylight, Sunlight and Overshadowing

Changes in the massing (that is the general shape of the building), layout and height of buildings can

result in changes to the daylight and sunlight availability to buildings surrounding the Site, and can

cause overshadowing of surrounding open space. Therefore, an assessment was undertaken to

establish the likely effects of the Development on daylight, sunlight and overshadowing.

Sunlight and daylight availability at surrounding the Site, together with overshadowing, light pollution

and solar glare, would be expected to vary throughout the demolition and construction works. The

demolition of Keybridge House would be expected to temporarily increase levels of daylight and

sunlight received at surrounding properties, whilst reducing overshadowing, thereby having an overall

positive effect on surrounding properties. Construction of the Development would have a gradually

decreasing effect on the levels of daylight, sunlight, and overshadowing as the massing of the

Development steadily progresses to completion.

The completed Development would not significantly change daylight levels at surrounding properties.

In relation to the residential units within the Development itself, the predicted internal daylighting

levels are considered to be acceptable as a whole especially when considering the surrounding urban

context. The overall internal daylight levels within the completed Development are considered to be

adequate. The levels of sunlight amenity within the Development are also considered to be adequate

for an urban environment.

Vauxhall Park, located to the north-east of the Site was also predicted to receive adequate levels of

sunlight as there would be no significant change in overshadowing as a result of the Development.


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17. Townscape, Conservation and Visual Impact Assessment

The Site is situated in an area characterised by a range of 19th Century buildings and 20th Century

housing and light industrial buildings. The Vauxhall Conservation Area is situated adjacent to the

northeast edge of the Site and includes a 19th Century church (St Anne and All Saints) which is on

the same urban block as the Site; it is not listed but contributes positively to the Vauxhall

Conservation Area and townscape generally. A row of late 19th Century shops and houses opposite

the Site, on South Lambeth Road, is also included in the Vauxhall Conservation Area. A Victorian

pub (the Vauxhall Griffin) is also part of the same urban block as the Site but is not a part of the

Vauxhall Conservation Area. There is a Grade II listed building opposite the Site on South Lambeth

Road (57-59 Lambeth Road); it is the only listed building located in the immediate vicinity of the Site.

There are a number of listed buildings and conservation areas in the wider area which the taller

elements of the proposed Development may be seen in relation to and which were considered in the

assessment.

In relation to the demolition and construction works, Site hoardings and tower cranes would be

present on the Site. Whilst this could have an adverse effect on the setting of the nearest listed

building and Conservation Area and, locally, on the visual quality of the townscape, any potential

effects would be temporary and therefore are considered to be minor.

The Development, once completed and operational, would have a beneficial effect on the setting of

nearby conservation areas and listed buildings owing to the high quality of its design.

From distant viewpoints (over 2km), the Development would not have a significant effect on the

skyline, and would have even less of an effect when considered in relation to the tall buildings

consented in the area, which would fully or partially block views of the Development. In views along

the river and from bridges, the Development would also have little or no visibility when considered in

relation to the other consented schemes in the area. In mid-distant viewpoints (0.5km to 2km), the

taller parts of the proposed Development would be seen across open areas or along streets directed

towards the Site. It would have a effect on these views and would have little or no impact on other

mid-distant views. In views from within the close setting of the Site, the taller parts of the

Development would be seen and would have a largely moderate level of visibility that would add

positively to the townscape. In the immediate vicinity of the Site, the Development would have a

substantial beneficial effect on views and the townscape character.

The mass and detail of its different buildings and spaces have been carefully designed to relate

positively to the 19th Century buildings within its close setting and to the character of the wider

townscape overall.


22

View from Waterloo Bridge to the proposed Development and wider South Bank area


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18. Cumulative Effects

Two types of cumulative effects were assessed in relation to the proposed Development:

The interaction of individual environmental effects arising from the proposed Development, for

example, the combination of noise, dust and visual intrusion during the demolition and construction

works; and

The combination of the likely environmental effects arising from other schemes in the surrounding

area with those likely to arise from the Development.

During the demolition and construction works of the proposed Development there would be some

temporary combined effects predominately associated with traffic, dust, noise, vibration,

daylight/sunlight/overshadowing and townscape/conservation/visual effects likely to be generated.

However, a construction EMP would be required to be implemented by the Developer and by other

schemes in the surrounding area. The EMP would provide the mechanism by which potential

environmental effects likely to arise during the demolition and construction works would be minimised.

The potential cumulative effects of the Development in combination with a number of other

Cumulative Schemes were assessed. The Cumulative Schemes assessed were agreed with the

London Borough of Lambeth; the nearest being the schemes at:

Vauxhall Sky Gardens, whichabuts the western boundary of the Site;

Vauxhall Square, which is located approximately 100m north-east of the Site;

The Sainsbury site, which is located approximately 140m north of the Site; and

30-60 South Lambeth Road, which is located approximately 150 north-west of the Site.

Should construction of the Cumulative Schemes overlap with the demolition and construction works

on the Site, there is the potential for a combination of environmental effects to arise, particularly in

relation to traffic, pedestrian movement, noise and dust generation. The completed Development and

the Cumulative Schemes would together be expected to bring benefits to the area in terms of

employment opportunities, new housing provision, regeneration and enhanced townscape and views.

Air pollution and noise generated by the proposed Development in combination with the Cumulative

Schemes would be expected to be minimal. No cumulative effects would be expected to arise in

relation to water resources, ground conditions and archaeology.

If you would like to receive further copies of this Non-Technical Summary or would like to purchase a copy of the Environmental Statement, please contact: Waterman Energy, Environment & Design Pickfords Wharf Clink Street London SE1 9DG Tel: 020 7928 7888 Email: [email protected]

mailto:[email protected]

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