Site Suitability Report S85NM: Three Mills Green

Spring 2010
Site Suitability Report S85NM

Three Mills Green
Please note: After phase two consultation the drive options were reviewed. The review found it would technically difficult to transfer all the flows from this site and connect it to the Lee Tunnel (shaft F). This report was superseded and not updated, as this site was no longer a shortlisted site. This report (Spring 2010) has been provided for information only. 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 Inspectorates web site.
100-RG-PNC-S85NM-900001 | Spring 2010

Three Mills Green
THAMES TUNNEL
SITE SUITABILITY REPORT S85NM

LIST OF CONTENTS
Page Number 1 INTRODUCTION 1.1 1.2 1.3 2 Purpose and structure of the report Background Consultation 1 1 1 1 1 2 3 3 3 3 4 4 4 5 5 5 6 6 6 6 7 7 8 8 8 9 9 9 9 9 10 10 10 10 10 11 11 11 11
SITE INFORMATION 2.1 2.2 Site and surroundings Type of site
3 4
PROPOSED USE OF SITE CONSTRUCTION PHASE PROPOSED USE OF SITE OPERATIONAL PHASE 4.1 4.2 Operational requirements Restoration and after-use
ENGINEERING ASSESSMENT 5.1 5.2 5.3 5.4 Access Construction works considerations Permanent works considerations Health and safety
PLANNING ASSESSMENT 6.1 6.2 6.3 6.4 6.5 Introduction Planning applications and permissions Planning context Consultation comments Planning comments
ENVIRONMENTAL APPRAISAL 7.1 7.2 7.3 7.4 7.5 7.6 7.7 7.8 7.9 7.10 Introduction Transport Archaeology Built heritage and townscape Water resources hydrogeology and surface water Ecology (terrestrial and aquatic) Flood risk Air quality Noise Land quality
SOCIO-ECONOMIC AND COMMUNITY ASSESSMENT 8.1 8.2 Socio-economic profile Issues and impacts
PROPERTY ASSESSMENT 9.1 9.2 Introduction Crown Land and Special Land comments
100-RG-PNC-S85NM-900001.doc
9.3 9.4 9.5 9.6 9.7 10
Land to be acquired Property valuation comments Disturbance compensation comments Offsite statutory compensation comments Site acquisition cost assessment
12 12 12 12 13 13 13 13 13 13 14 14 15
SITE CONCLUSIONS BY DISCIPLINE 10.1 10.2 10.3 10.4 10.5 10.6 Introduction Engineering Planning Environment Socio-economic and community Property
APPENDICES 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
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 TLRN TPA UDP UXO
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 Transport for London Road Network Thames Policy Area unitary development plan unexploded ordnance
1 1.1 1.1.1
INTRODUCTION Purpose and structure of the report The Site Selection Methodology Paper (May 2009) (paragraphs 2.3.29 - 2.3.34) outlines the process to be used to create the preferred list of shaft 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, but they depend on the relevance to the site and professional judgement made in the assessments. 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 - Sources of Information, and this level of information is considered to be appropriate to the current stage. The Background Technical Paper provides information on the requirements for different site types, 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. 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). This is considered in the Preferred Scheme Report. Background The process for selecting sites is set out in the Site Selection Methodology (May 2009) paper. All sites have previously passed through the following parts of Stage 1: Part 1A - Creation of the long list of potential shaft (and CSO) sites Part 1B - Creation of a short list of potential shaft (and CSO) sites o o o Table 2.2: Long list of shaft (and CSO) sites - an assessment against set considerations and values Table 2.3: Draft short list of shaft (and CSO) sites - assessment against a list of detailed considerations Workshops to consider each site to arrive at a short list of sites.
1.1.2
1.1.3 1.1.4
1.2 1.2.1
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 shaft (and CSO) sites - site data, site visits, site suitability reports, engineering options report and optioneering workshops that will result in the Preferred Scheme Report.
1.3 1.3.1
Consultation The Thames Water project team held meetings with London local authorities, statutory and other stakeholders to review the provisional short list of shaft and CSO sites. All general and site specific comments can be found in a separate report titled Consultation on the Short List of Sites: Consultation Feedback Report. These comments were considered to help determine the final short list of sites, but they were also considered at the optioneering workshops. Further meetings were held with London local authorities, statutory and other stakeholders between January and March 2010. Comments are included in this report.
1.3.2
Page 1
2 2.1 2.1.1 2.1.2
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. The proposed site is located on the northern half of the Three Mills Island, on an area of land known as the Three Mills Green, within the London Borough of Newham. The site is broadly triangular in shape, narrowing to a tip at the northernmost point. The site is flanked on the eastern and western boundaries by watercourses, with studios to the south. Trees bound the paths along the western and eastern sides of the site. A site location plan is attached as Appendix 2. The site is bounded to the east by the Prescott Channel, including a lock and sluices. On the opposite side of the channel are a number of allotments at the southerly end of the bank and dwellings to the north, all accessed from Bisson Road. The south of the proposed site is bounded by Three Mills Studios. Beyond this is the Channelsea River, followed by a railway line and several gas storage containers. To the west, the site is bounded by the Three Mills Wall River. Beyond this river is a collection of industrial warehouse units, comprising a distillery, depot, factories and general works space. The closest residential building to the worksite is 164 Bisson Road. The site is covered by various planning and environment designations in the Newham Unitary Development Plan. All the mapped designations 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. Road access to the site is from Sugar House Lane. West Ham rail and tube station is approximately 1km away. Stratford rail, tube and DLR station is approximately 1.5km away. There are no existing wharfage/jetty facilities at the site. 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: Three Mills Studios, two- to three-storey building with large footprint at the outside southern part of the site One well potentially within the site Low Level Sewer No 1 Main Line (3,124mm diameter) across the middle of the site Low Level Sewer No 2 Main Line (3,200mm diameter) across the northern part of the site Low Level Sewer No 1 (Isle of Dogs Relief Sewer) (2,743mm diameter) across the southern part of the site Isle of Dogs Low Level Sewer (2,743mm diameter) across the southern part of the site.
2.1.3
2.1.4
2.1.5 2.1.6
2.1.7 2.1.8
2.1.9
2.1.10 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. 2.1.11 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.
Page 2
2.2 2.2.1
Type of site The site S85NM is being considered as: a main shaft site an intermediate shaft site.
3 3.1.1 3.1.2
PROPOSED USE OF SITE CONSTRUCTION PHASE The proposed construction phase layouts for the shaft sites are located in Appendix 7 Construction Phase Layout, and are based on a preliminary assessment. The construction phase layout drawings are illustrative and show: the layout as a main shaft site the layout as an intermediate shaft site potential access points.
3.1.3
These drawings provide initial preliminary schematic layouts that have not been optimised. If the site proceeds to the next stage as a preferred site, construction phase layouts would be optimised to minimise impacts. Drawings of typical activities associated with the shaft construction phase are provided in Appendix 7. Potential above ground construction features (dependent on shaft type) include: approximately 3m high hoarding around the site boundary welfare facilities, temporary structures, approximately 3m high grout plant, approximately 3 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. Table 3.1 Construction phase data Activity 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 Main shaft site 6-7 years 24 hours Mon to Sun Barge Barge/Road Intermediate shaft site 4-5 years 24 hours Mon to Sun Road* Road*
*There may be feasible opportunities to use barge transport if used as an Intermediate shaft site.
4 4.1 4.1.1 4.1.2
PROPOSED USE OF SITE OPERATIONAL PHASE Operational requirements The indicative operational phase layouts for the shaft sites are located in Appendix 8 Operational Phase Layout, and are 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.
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4.1.3 4.1.4
The underground infrastructure at this site is likely to be made up of a shaft, double flap a valve chamber and a 10m wide overflow culvert . The above ground infrastructure at this site is likely to comprise a ventilation column 10m high and 3m diameter, a ventilation building 5m x 15m x 5m high and a 20m x 10m top structure with openings. The top structure is to provide access and egress into the main shaft and flap valve chamber.
c b
4.1.5
The top structures are envisaged to be finished at a level of 107m tunnel datum (TD) (7mAOD), and since the ground level mean value at this site is 104mTD (4mAOD), the top structures would be raised to approximately 3m above the current ground level. 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. Table 4.1 Operational phase data Level of inspections and maintenance and likely working hours, ie, (night/day/weekend) frequency of visits 1 daytime visit every six months for electrical/instrument inspection. An additional 1 week maintenance period for tunnel/shaft inspection required per 10 years that could be night/day/weekend working. 1 van visit every six months. An additional 1 week period of 2 to 10 movements per day (estimated several vans and 2 cranes) every 10 years.
4.1.6 4.1.7
No of traffic movements
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. ENGINEERING ASSESSMENT Access This section should be read in conjunction with Section 7.2. Road
5 5.1 5.1.1
5.1.2
Road access to the site is from Sugar House Lane, a traffic calmed road, approximately 7m wide. The access road is over a bridge, with possible weight restrictions unknown at this stage. If road access over the bridge is not possible, alternative access may be via Three Mill Lane/Three Mill Lane Film Studios.
It was anticipated that an overflow culvert would be required at shaft sites when the assessment in this report was undertaken. Although this was subsequently changed with overflow culverts no longer required at all sites, the assessment was not revised as it was considered that the difference would not change any disciplines conclusion on the suitability of the site. b It was anticipated that the ventilation column at shafts sites would be 10m high when the assessment in this report was undertaken. Although this was subsequently changed to 15m high, the assessment was not revised as it was considered that the difference would not change any disciplines conclusion on the suitability of the site. c It was anticipated that the elevation of top structures at both CSO and shaft sites would be finished at 107mTD when the assessment in this report was undertaken. Although this was subsequently changed to 104.5mTD, the assessment was not revised as it was considered that the difference would not change any disciplines conclusion on the suitability of the site.
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5.1.3
The existing road access would serve both the construction and operational phases for the main and the intermediate sites. Rail
5.1.4
There is no usable rail network local to this site. The site is 6.9km from an existing rail access point at Angerstein Wharf via Blackwall Tunnel, which has height restrictions. Angerstein Wharf is currently an aggregates terminal served by rail and river. The nearest London Underground stations (Bromley-By-Bow and West Ham) are also less than 1km from the site. River
5.1.5
For the main shaft site, river access may be possible. The site is remote from the River Thames, but accessible via the following tributaries: River Lee, Three Mills Wall River or Prescott Channel. Wharfage/jetty facilities could be constructed downstream of Prescott Lock. However, channel dredging would probably be required. The size of wharfage/jetty and the barge could be limited by water depth, width of the rivers and tidal window. It is estimated that the shallow, narrow and winding waterway has only 3.5 hours access on each tide and this would limit the number of possible daily barge movements. There would also be an impact on river usage/navigation. It would be necessary for this to be examined in detail in the form of a specific risk assessment (including modelling of barge movements), which would require discussions with and approval of the PLA. Material movement for an intermediate shaft site would likely be by road. However, as the site is adjacent to the tributaries, there may be feasible opportunities to use barge transport as above. Construction works considerations The site is an open, green area and no demolition is required. Data available on third-party assets and significant utilities show that a number of tunnels feeding into Abbey Mills Pumping Stations run through the site. In particular, the 2.743m diameter Isle of Dogs Low Level Sewer runs immediately north of the proposed shaft location. Considering the shaft construction requires the use of diaphragm wall techniques, this location might need to be reconsidered at a more detailed design stage. There are some rail tracks running through the outer southern part of the site and a two- to three-storey building with large footprint at the outside southern part of the site. Construction methods would be adopted, as appropriate, to mitigate potential settlement of these assets. The overflow culvert could be connected to the Prescott Channel. It is likely that the proposed works can be constructed within the overall construction programme. Permanent works considerations The top structure would be raised to approximately 1m above ground level. Health and safety There are no unusual health and safety issues with this site.
5.1.6
5.1.7
5.2 5.2.1 5.2.2
5.2.3 5.2.4
5.3 5.3.1 5.4 5.4.1
Page 5
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.
6.2 6.2.1
Planning applications and permissions An initial desktop search of the London Borough of Newham online planning applications database did not identify any significant planning applications submitted within the last five years applicable to the site. Several minor planning applications for temporary structures were submitted in the late 1990s. Planning context The following provides a summary of the relevant local planning policies and designations affecting the site. They are taken from the saved policies from the London Borough of Newham Unitary Development Plan, which was adopted June 2001 and saved beyond 2008. Policy EQ9, Protection of Sites of Nature Conservation Importance the site contains a small area to the west, protected as a site of nature conservation importance. Policy EQ9 explains that development which would have an adverse effect on such sites will not be permitted. Proposals on adjoining land will be considered on their impact and, where necessary, mitigation measures proposed. Policy EQ30, Planning Proposals within Conservation Areas the entire site is designated as a Conservation Area. In accordance with Policy EQ30, development proposals will have to provide sufficient information about the effects on the immediate setting in order for an assessment to be made of the potential effect of the proposal. Policy EQ38, Planning Applications Affecting the Setting of a Listed Building states that applications affecting a listed building or its setting will be considered to the extent to which the proposal displays a sympathetic relationship to the building or its setting, with particular reference to scale, style, design, detailing, materials and layout. Policy OS7, Green Space the entire site is designated as a Green Space. This policy safeguards such areas by permitting only suitable development for recreation, leisure or nature conservation purposes. These are considered where an equivalent replacement facility is provided, there would be no loss of environmental amenity or where green spaces are outside the areas of Local Park Deficiency. Policy UR20, West Ham Mills: Land Use Proposals (MOZ 3 and MOZ 4) the entire site is located within Major Opportunity Zone 3 (MOZ 3). Policy UR20 explains the strategic significance of these sites and that any development must maximise the advantages of the proximity of the West Ham Underground Station, riverside frontages, the Three Mills Conservation Area and the listed buildings onsite. Policy UR21, Major Opportunity Zone 3 Three Mills Island this policy is intended to encourage the sympathetic location and design of complimentary uses alongside the historic buildings within the MOZ. Central to this is the creation of a heritage centre as a visitor attraction of regional significance. Policy UR22, Major Opportunity Zone 3 Three Mills Island this policy explains that the council will not permit the demolition of the listed buildings in the Three Mills Island Area. Policy LR3, Arts, Culture and Entertainment (ACE): Sites and Activities within the site is designated a Major Leisure Attraction. Policy LR3 states that the council will promote
6.3 6.3.1
6.3.2
6.3.3
6.3.4
6.3.5
6.3.6
6.3.7
6.3.8 6.3.9
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development to accommodate arts, culture and entertainment activities in the MOZ 3 location. 6.3.10 Policy EQ43, Archaeology: Investigation, Excavation and Protection the site is entirely within an Archaeological Priority Area. The council will promote the conservation, protection and enhancement of the archaeological heritage of the borough. Developers of sites of potential archaeological importance will be required to produce a written report, as part of the application for planning permission, on the results of an archaeological assessment or field evaluation and when remains of importance are identified, the council will seek preservation of the remains in situ. 6.3.11 Policy TM1, Focal Points for Tourism this policy is applicable due to the sites designation as MOZ 3. Policy TM1 seeks the development of the area as a focal point for tourism. 6.3.12 Policy EQ62, Protection of the Flood Plain and Urban Washlands the site is entirely within an Area Liable to Flood. According to Policy EQ62, these areas will require appropriate flood protection and attenuation measures onsite or elsewhere before development or redevelopment can commence. 6.4 6.4.1 Consultation comments A series of consultations on the shortlisted sites were held with London local authorities, statutory and other pan-London stakeholders during July to September 2009 and January to March 2010. This section summarises factual comments that have been made by consultees, and which have informed the SSR assessments. London Borough of Newham 6.4.2 The council indicated that the site is within a conservation area and affects the setting of listed buildings. English Heritage 6.4.3 No comment. Environment Agency 6.4.4 No comment. Port of London Authority 6.4.5 No comment. Transport for London 6.4.6 No comment. Other statutory consultees 6.4.7 6.5 6.5.1 No comment. Planning comments A number of planning designations are applicable both on and adjacent to the site. These designations have been identified and described in Section 6.3. Those of most relevance to the proposed development relate to environmental quality and conservation. The Prescott Channel to the east of the site and the Three Mills Wall River to the west are designated as a Site of Nature Conservation Importance. The siting of the construction works adjacent to the protected area, combined with appropriate mitigation, should not result in an unacceptable impact upon the designated area. A detailed assessment is included in Section 7. Page 7
6.5.2
6.5.3
The entire site is within a designated conservation area and a number of listed buildings are located to the southwest of the site close to the Three Mills Studios buildings. With appropriate mitigation to reduce potential impacts on setting, appearance and local views, the proposal should not cause an unacceptable level of impact. Use of the site may involve the removal of a number of mature trees, which currently line the boundary of the site to the south and east. These trees should be retained and protected during the construction works wherever possible, to help screen the construction works and avoid the loss of trees within a conservation area. A detailed heritage assessment is provided in Section 7. The site is within an archaeology priority area and suitable investigation and remediation works would need to be agreed with the LPA in accordance with Policy EQ43. Further appraisal of the archaeological potential on the site is provided in Section 7. The entire site is designated as a green space protected for development in relation to recreation, leisure or nature conservation purposes. However, since the area is outside the area of local park deficiency, it is not considered that use of the site would result in a significant conflict with this designation. Replacement or an upgrade of existing open space facilities within the surrounding area may be required by the LPA. The site also falls within Major Opportunity Zone 3 (MOZ 3) and is a designated Major Leisure Attraction. These designations have a number of policies attached to them which focus on maximising opportunities for the area, particularly with regard to tourism and leisure, by using a potential heritage centre as an anchor use. In the absence of a current planning application, the potential for such uses within the designated opportunity zone and indicative timescales are unclear and would require ongoing monitoring. The site is within an area liable to flood, and suitable investigation and protection works would need to be agreed with the LPA in accordance with Policy EQ62. Further appraisal of the flood risk potential on the site is provided in Section 7. Although the closest element of the construction working area for a main shaft site is approximately 50m from the nearest dwelling, the shaft site itself would be over 150m. There is a similar distance from the intermediate shaft site to the nearest dwelling also, and it is considered that these separation distances should be sufficient to safeguard residential amenity from potentially adverse construction impacts. However, some mitigation may still be required. ENVIRONMENTAL APPRAISAL Introduction The following sections summarise specialist assessments which are provided in Appendix 9 Environmental Appraisal Tables. Transport The site is suitable for use as either an intermediate or main shaft site, as relatively few constraints to accessing the TLRN have been identified at this stage. The site would make use of an existing access to Three Mills Green Park, which would potentially require the amendment of parking restrictions along Sugar House Lane to prevent informal on-street parking. The only constraint identified along the access route to the TLRN is a potential weight limit on the bridge over Three Mills Wall River, which would require further investigation. The route to rail at Angerstein Wharf is less suitable due to the height restrictions through the Blackwall Tunnel, which differ depending on direction, as well as the potential weight limit on the bridge over Three Mills Wall River. There is potential for the workforce to utilise public transport to access the site, and onsite parking could potentially be provided for some of the workforce. No alternative parking is available on surrounding roads.
6.5.4
6.5.5
6.5.6
6.5.7
6.5.8
7 7.1 7.1.1
7.2 7.2.1
7.2.2
7.2.3
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7.2.4
For the main shaft site, there is the potential to use the River Lee from Prescott Channel to transfer material, although investigation is required into the new lock being constructed on Prescott Channel, which could pose a constraint to river transport. Archaeology The site is potentially suitable for use as either an intermediate or a main shaft site, as no records of archaeological receptors of value have presently been identified within the site. However, due to a lack of previous investigations in the area, the nature and extent of archaeological receptors cannot be confidently predicted at this stage, and it is possible that archaeological receptors of high or medium value may be present at depth within the site. Investigations in adjacent sites also suggest potential for alluvial deposits containing archaeological material to be present. Built heritage and townscape The site is suitable for use as either an intermediate or main shaft site, as although it has the potential to directly affect the Three Mills Conservation Area and indirectly affect five listed buildings and one locally listed building, mitigation in the form of a high quality scheme design and/or screening would reduce adverse impacts. A further detailed assessment is likely to be required to more precisely define the likely impacts of the development upon the character or appearance of the Three Mills Conservation Area, in accordance with planning policy and English Heritage guidance. In terms of the potential impact of the development upon the local townscape character, in particular the character of the water frontage around the site, appropriate mitigation in the form of a careful considered scheme design and landscaping would be required to reduce adverse impacts. The impact of the development upon the open space of the site would be a particular consideration. Water resources hydrogeology and surface water In terms of hydrogeology, the site is less suitable for use as either an intermediate or a main shaft site because the shaft is to be constructed in Chalk (major aquifer) and the site lies within the catchment area of a public water supply abstraction borehole from the Chalk. Dewatering would be necessary. The Chalk piezometric head is likely to be approximately 43m above the base of construction and should be taken into account in the engineering design. Superficial deposits at the site comprise alluvium, which is classified as a minor aquifer, and which is likely to be subject to a limited impact on flow due to the use of a diaphragm wall or caissons. In terms of surface water resources, the site is suitable as either an intermediate or a main shaft site because there is no direct pathway to the Three Mills Wall River and Prescott Channel for pollution, however standard mitigation would be required. Ecology (terrestrial and aquatic) The site is suitable for use as either an intermediate or a main shaft site as, based on existing information, impacts to ecological receptors are likely to be limited. The site may require only basic ecological surveys. However, if notable or protected species are found to be present, mitigation including offsite provision may be required. Some compensatory habitat provision may be required for loss of BAP habitat Parks, Squares and Amenity Grassland. Flood risk The site is suitable for use as either an intermediate or main shaft site because it is defended from flooding from the River Thames, and there is likely to be space for surface attenuation SuDS.
7.3 7.3.1
7.4 7.4.1
7.5 7.5.1
7.5.2
7.6 7.6.1
7.7 7.7.1
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7.8 7.8.1
Air quality The site is suitable for use as either an intermediate or main shaft site as the distance to potential dust sensitive receptors (including residences) means that there is a low risk of a perceptible impact, provided that standard dust control measures are in place. There is potential for HGV movements on the local road network to cause localised air quality impacts, however this could be mitigated by minimising the movement of HGVs during peak hours. Noise The site is suitable for use as either an intermediate or a main shaft site as, although existing noise levels in the immediate surrounding area are relatively low, the distances between the site and the residential properties to the south and north are relatively large. Furthermore, if the noisiest of plant can be located to the eastern area of the site, this would reduce potential for disturbance. The relatively large number of HGV movements along Sugar House Lane is likely to impact on flats at Island House. In addition, should use of this site be pursued, it is recommended that noisy construction activities, or activities which may cause vibration, be undertaken during daytime hours only to reduce the noise impact during night-time construction. Land quality
7.9 7.9.1
7.10
7.10.1 The site is considered less suitable for use as either an intermediate or main shaft site based on the moderate potential for contamination of the site to have occurred, specifically from distillery works, storage tanks, chemical works, asphalt works and wharf operations located 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, as well as ground gas risks. Additionally, the potential exists for contaminants to be drawn to the deeper aquifer if deep drilling/construction is undertaken on the site, and for migration to surface water receptors to occur through groundwater transport. 8 8.1 8.1.1 SOCIO-ECONOMIC AND COMMUNITY ASSESSMENT Socio-economic profile The site is located within the Stratford and New Town ward of the London Borough of Newham. Statistics from ONS 2001 Census data show the following indicators for the ward, in comparison to the rest of Newham, London and England as a whole: Higher proportion of economically active, aged people that are full-time employees than in Newham, but a lower proportion than in London and England as a whole Lower proportion of unemployed people than Newham, but a higher proportion than in London and England Higher proportion having achieved Level 4 or 5 educational qualifications compared to Newham or England as a whole but a lower proportion than London Lower proportion of people with no qualifications at all than Newham and England but higher proportion than in London Age profile for the ward is roughly similar to that of the borough as a whole and England Predominantly white British residents. However, the area also has significant proportions of African and Caribbean people. 8.1.2 These statistics indicate that the population in this area, although less deprived than the majority of the borough, is still well below the national averages in terms of employment. The ward is also ranked well below the national average in terms of income and health of the local population. Educational standards are, however, in line with the national average.
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8.2 8.2.1
Issues and impacts Given the proposed location of the engineering works for a main shaft site, the greatest impact on the local community is likely to be the almost total loss of the area of public open space. Loss of the green may disproportionately impact on young people a key equality group as they are likely to be one of the main user groups. Loss of the green is also likely to impact on the public right of way, a cycle route and a green chain path through the site, which may also play a role in community cohesion and the health and wellbeing of the local population. These routes may be difficult to divert, given the land requirements for a main shaft site and the fact that the green is surrounded by water. If the site is used as the location for a main shaft, there is also potential for disruption to the residential properties on Bisson Road and Riverside Road, which are located opposite the site to the north across Prescott Channel. The allotments to the east of the site across Prescott Channel are also likely to face disruption. Three Mills Studios to the south of the site and the business units and factories to the west may also be affected. Given the proposed location of the shaft and focus of works, Three Mills Studios appears most likely to be affected. If the site is selected as an intermediate site, the same sensitive receptors are likely to be affected but the severity of any impacts is likely to be less than that for a main shaft site, due to the reduced scope of works requiring only about half of the site. As only a proportion of the park will be lost due to the works, the potential impact on community cohesion is reduced and there may be potential to relocate the public right of way, a cycle route and a green chain path which currently run through the site. The location of the proposed intermediate shaft site works also suggests that the potential impact on the residential properties to the north and Three Mills Studio to the south is significantly reduced. PROPERTY ASSESSMENT Introduction The site is under consideration for main shaft and intermediate shaft site options. During the construction phase, the main shaft option will require effectively the whole of the identified site area, while the intermediate shaft option will require a much smaller area. It is evident that the land is used as public open space. A search of the planning history suggests the site may be used, on occasion, for outdoor theatre events or possibly by the nearby Three Mills Studios. Crown Land and Special Land comments While no land referencing data has been provided, the site is clearly utilised as public open space and may be held by the London Borough of Newham or the Lee Valley Regional Park Authority. It is, therefore, highly likely that the land would be classified as Special Land under the Acquisition of Land Act 1981. The land may be classified as Special Land under Section 17 of the 1981 Act. If this is the case, and if an acquisition cannot be agreed with the freeholder, a Ministerial procedure may be needed after the Order is confirmed. As the whole Order would be subject to the Ministerial procedure, not just this site, the project could be delayed by a minimum period of several months in the best case. In the worst case, the Order might be rejected by the Minister, in which case an Act of Parliament would be needed before the Order could come into effect. This could delay the project for a much longer period and even result in the Order failing. Until discussions have taken place with the freeholder, it is not known if it would agree to the acquisition. The alternative to an acquisition of green land would be an acquisition of developed land, which could be much more disruptive. There is a risk that if the freeholder would not co-operate, the whole project could be significantly delayed or even stopped by the special parliamentary procedure. It would therefore be advisable to discuss the acquisition with the freeholder at an early stage and seek agreement to the acquisition. If
8.2.2
8.2.3
8.2.4
8.2.5
9 9.1 9.1.1
9.1.2
9.2 9.2.1
9.2.2
Page 11
this is not possible, it would be advisable to include in the CPO a substitute site that is not Crown Land or Special Land. This could enable the Order to be confirmed in part, excluding the subject site, if necessary, but including the substitute site. 9.3 9.3.1 Land to be acquired The compensation assessment assumes that the worksite and access to it would be acquired temporarily, via the acquisition of new rights for the period of the works stated in the engineering section above. At the end of the works, a smaller area would need to be acquired permanently. It is worth noting that a small area of the site is currently occupied by contractors in connection with the construction of the new lock in Prescott Channel. The permanent area required for the operational phase would be in the south-eastern corner of the site, measuring approximately 40m by 50m. Rights would be required to construct and operate an overflow culvert from the shaft into the adjacent Prescott Channel. No rights of way or easements have been included in the assessment of this site acquisition cost. It is worth noting that access to this site could be difficult, as a significant part of the site boundary is defined by waterways. There is an access across at the northern tip of the site, via a bridge, to Bisson Road. It is unlikely that the bridge is capable of withstanding use by works traffic. A bridge serving the Three Mills Studios could provide access. This bridge appears to be under the control of Three Mills Studios and is unlikely to be a public highway. Property valuation comments Main shaft site 9.4.1 Compensation for the acquisition of new rights is normally based on the diminution in value to the land caused by the acquisition. Compensation for the permanent acquisition of land is normally based on market value. However, compensation for the permanent acquisition of unusual types of property, where there is no general market, can be assessed on the basis of the cost of equivalent reinstatement at a new site, but there must be a genuine intention to reinstate. If compensation is assessed on a diminution in value basis for the new rights (temporary occupation during works, access rights during works, access rights for operational purposes) and on a market value basis for the permanent acquisition, the costs are likely to be relatively low and therefore acceptable. If compensation is assessed on an equivalent reinstatement basis, then the acquisition costs would be significantly higher, but still acceptable Intermediate shaft site 9.4.4 Comments in relation to the intermediate shaft site are the same as for the main shaft site, except that as the site acquired would be smaller than a main shaft site, the acquisition cost would be lower and therefore still acceptable. Disturbance compensation comments During the construction period, for the main shaft site, all of the site would be occupied and there would not be disturbance to any remaining use. An intermediate shaft would, potentially, not require the whole site and part may remain open to public use, although the presence of an adjoining construction area may make the park less desirable to the public. It is unlikely that a compensation claim for disturbance would arise. Offsite statutory compensation comments It would be beneficial to hold discussions with the adjoining Three Mills Studios to gain a greater understanding of their operations. It is possible that their site may be affected
9.3.2
9.3.3
9.4
9.4.2
9.4.3
9.5 9.5.1
9.6 9.6.1
Page 12
during construction, giving rise to a claim under Section 10 of the Compulsory Purchase Act 1965. 9.6.2 There should also be limited potential for claims under Part 1 of the Land Compensation Act 1973, as the completed works are unlikely to emit physical factors such as noise, vibration, smell, fumes, smoke, artificial lighting, and discharge of solids or liquids, which may cause a diminution in value to property. Site acquisition cost assessment The site acquisition cost is likely to be acceptable and if the site is preferred (overall), it is recommended that land referencing be undertaken immediately, followed by dialogue with the owner at an early stage to establish if it would be prepared to agree to the acquisition and on what terms. SITE CONCLUSIONS BY DISCIPLINE Introduction
9.7 9.7.1
10 10.1
10.1.1 The conclusions presented in this section are drawn from each disciplines assessment, and are designed to inform the workshop where a final conclusion on whether the site moves forward as one of the preferred sites or not. 10.2 Engineering Main shaft site 10.2.1 This site is suitable for a main shaft site because it would be of sufficient size. The site has the potential for jetty/wharfage facilities, but there would likely be limitations in the use of river access as barge movements would be restricted. Intermediate shaft site 10.2.2 This site is suitable for an intermediate shaft site as it would be of sufficient size. Road access would be through a traffic calmed road approximately 7m wide, and there may be weight restrictions on the bridge crossing. 10.3 Planning
10.3.1 The site is considered less suitable for use as a main or intermediate shaft site. 10.3.2 The site is covered by a number of planning and environmental designations. Of these, open space and those relating to heritage and nature conservation are of most significance. Use of the site with mitigation may be considered acceptable, however the impact of the loss of open space and the requirement for replacement facilities by the LPA would require further investigation. 10.4 Environment
10.4.1 Overall, the site is considered to be suitable as either a main or an intermediate site, although mitigation would be required to enable the site to be used for either purpose. 10.4.2 Based on current information, the sites are both suitable from the perspective of transport, archaeology, built heritage, townscape, surface water, ecology, flood risk, air quality and noise. 10.4.3 Both sites are considered less suitable from the perspective of hydrogeology and land quality.
Page 13
10.4.4 Overall, the site is considered suitable, subject to further investigation of whether hydrogeology and land quality impacts can be adequately mitigated. Likely mitigation considerations would include: Hydrogeology further investigation to determine whether or not shaft construction can take place within the catchment area of a public water supply abstraction borehole from the Chalk, bearing in mind that the shaft would be constructed in the Chalk. Sensitive engineering design and construction techniques are likely to be required in order to prevent adverse effects on the major aquifer beneath the site. Land quality any required remediation of contamination (at this moderate risk site) and/or measures to ensure no mobilisation of contaminants retained in situ. 10.5 Socio-economic and community Main shaft site 10.5.1 From a community impacts perspective, this site is not suitable for use as a main shaft site. The use of the site appears likely to lead to the total loss of the Three Mills Green area of public open space, which is likely to have a significant effect on community cohesion and the health and wellbeing of the local population. There are also potential impacts to residents in properties to the north of the site and businesses located opposite, to the south and west. Of these businesses, Three Mills Studios is closest in proximity and is also likely to be the most difficult to mitigate for, given the nature of their work. Mitigation may involve discussion of more stringent noise reduction measures. 10.5.2 A set of allotments to the east of the site may also be impacted by noise, as could the Kingsland Further Education College located further to the east. Intermediate shaft site 10.5.3 From a community impacts perspective, this site is less suitable for use as an intermediate shaft site. The use of the site has the potential to affect the same receptors, but the impacts are likely to be less than for a main shaft site, due to the reduced scope of work. Opportunities for mitigation should also be increased. 10.5.4 The most significant difference in terms of potential impacts between the use of the site for a main or intermediate shaft site is that only around half of the Three Mills Green would be lost to the local community. This should significantly reduce the potential impact on local users. 10.6 Property
10.6.1 This site is considered overall as suitable for either an intermediate or main shaft site. 10.6.2 The advantages of the site are as follows: The acquisition costs should be acceptable. 10.6.3 The disadvantages of the site are as follows: Selection of this site is likely to raise a large number of objections.
Page 14
Site Suitability Report S85NM - Appendices
APPENDICES
Page 15
Site Suitability Report S85NM Appendix 1
APPENDIX 1 SOURCES OF INFORMATION
Engineering Traffic Management and Access Roads/Rail Scott Wilson Access River BMT Third Parties (Shafts/CSOs) Mott MacDonald and AECOM Geology Thames Water Utilities Thames Water and AECOM Construction and Operational Layout Template London Tideway Tunnels. Background Technical Paper London Tideway Tunnels Planning London Borough of Newham online planning applications database Saved policies in the London Borough of Newham Unitary Development Plan, adopted June 2001
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 Built heritage and townscape Newham List of Locally Listed Buildings National Monuments Record - for some additional information regarding registered historic parks and gardens Unitary development plans Local authority websites Bing maps Water resources hydrogeology and surface water Environment Agency abstraction licence details Environment Agency groundwater levels Local authority details of unlicensed abstractors Appendix 1 Page 1
Environment Agency Flood Map www.environment-agency.gov.uk Envirocheck Ecology Thames Estuary Partnership (2002) Tidal Thames Habitat Action Plan London Biodiversity Action Plan - www.lbp.org.uk 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/ londonmap.html 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 Envirocheck Air quality Local Authority websites www.londonair.org.uk/london/asp/default.asp?la_id=&showbulletins=&width=1680 http://www.airquality.co.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
Socio-economic and community Statistics from the Office of National Statistics 2001 Census data
Property Multimap/Live maps
Appendix 1 Page 2
APPENDIX 2 SITE LOCATION PLAN
Appendix 2 Page 1
FI D
EN
TI AL
AF T
&
Area of Main Map
Legend
Local Authority Boundary Short Listed Shaft Sites
NEWHAM
S85NM
0 37.5 75 150 Metres 225 300
Mapping reproduced by permission of Ordnance Survey on behalf of HMSO. (c) Crown copyright and database right 2009. 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.
TOWER HAMLETS
Map Ref : .......101PL-SS-00689 Date : .............2009/11/18 Projection : .....British National Grid
Thames Water Utilities

MAJOR PROJECTS
The Point, 7th Floor, 37 North Wharf Road, Paddington, London W2 1AF
Title:
APPENDIX 2 S85NM SITE SITE LOCATION PLAN
APPENDIX 3 PLANNING AND ENVIRONMENT PLANS
Appendix 3 Page 1
24
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30
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Three Mills Green
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15
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13
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75
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128
65
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13
5.2m
70
5.2m
18
Legend
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! ! Major Leisure Attraction Regeneration Areas Area of Main Map
!
2
!
Car Park
! ! ! !
! Areas of Opportunity ! !
Major Opportunity Zone ! !
!
Allotment Gardens
MILL MEADS
Legend
!
Allotment Gardens
Pontoon
Pontoon
!
0 10 20
e Pr sc t ot ne an Ch l
40
60
80
Metres
!
Three Mills Green
Mapping reproduced by permission of Ordnance Survey on behalf of HMSO. (c) Crown copyright and database right 2009. 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. This plan is a strategic and standardised overview based on an interpretation of GIS policy designation layers provided by affected London local authorities. Please refer to the text in the SSR's for the full planning and environment assessments.
Navigation Light FB
FB
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Lock Lock
!
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Three Mills Lock
Gantry
Prescott
FB
!
Bollard

MAJOR PROJECTS
C ha nnel
Bollard
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Title: ! ! ! ! ! ! !
APPENDIX 3A S85NM SITE PLANNING AND ENVIRONMENT PLAN
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! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
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! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! Three Mills Green ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
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Pontoon
Foot Bridge
! ! ! ! ! S85NM ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
Tank
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
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! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
Lock
! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! !
! ! ! ! !
! ! ! ! !
! ! ! ! !
! ! ! ! !
! ! ! ! !
! ! ! ! !
! ! ! ! !
! ! ! ! !
! ! ! ! !
! ! ! ! !
! ! ! ! !
! ! ! ! ! ! !
! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
18
Legend
! ! !
! Green ! ! ! Corridor/Chains ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
Deficiency ! District ! ! ! Park ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! ! !
Sites of Nature ! ! ! ! ! ! ! ! ! ! ! ! ! Conservation Importance ! ! ! ! ! ! ! ! ! ! ! ! ! Open Spaces ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! ! ! Green Space ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
Car ! Park !
Area of Main Map
! !! ! ! ! ! !! ! !! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
MILL MEADS ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
El Sub El ! Sub Sta
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
FB !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
FB
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
Lock
Legend
Allotment ! ! ! Gardens
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
Allotment Gardens
10
20
! Three ! ! Mills ! Green ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
e Pr
sc
t ot
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
40
60
80
ne an Ch
! ! Sta ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
Metres
Mapping reproduced by permission of Ordnance on behalf of HMSO. (c) Crown copyright ! and database right 2009. All rights reserved. Ordnance Survey Licence number 100019345 !
! ! Survey
Navigation Light FB !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
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.
! ! ! ! ! This !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
FB
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
plan is a strategic and standardised overview based on an interpretation of GIS policy designation layers provided by affected London local authorities. ! Please refer to the text in the SSR's for the full ! planning and environment assessments.
! ! !
Three ! ! Mills ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
Gantry
Lock
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
Map Ref : .......101PL-SS-00654 Date : .............2009/11/26 ! Projection : .....British National Grid

! ! ! ! ! ! !The Point, 7th Floor, !37 ! ! ! ! ! ! ! ! ! !
Prescott

MAJOR PROJECTS
C ha nnel
Bollard
Bollard ! !
! ! ! ! ! ! ! ! ! ! ! ! !
! ! ! ! ! ! ! ! ! ! ! ! !
Navigation Light
North Wharf Road, Paddington, London W2 1AF
Title:
APPENDIX 3B S85NM SITE PLANNING AND ENVIRONMENT PLAN
TI AL
FI D
Factory
FB
&
AF T
sc
ott
Ch an ne
El Sub Sta
26
Distillery
Three Mills Green
El
ta bS Su
30
NEWHAM
Pontoon
Foot Bridge
S85NM
Three Mills Green
Sluice
Rive r
ills
Wal l
Pontoon
Wal l
eM
Sh o
rt
Thr e
Island House
1 to 47
b Sta El Su
ESS MP
Tank
Sluice
WB
Custom House
Foot Bridge
4.1m
6.6m
16
Pr e
15
14
G SU
H AR
SE OU
LA
NE
13
Works
EN
RIV E
RS
FB
ID E
11
Jad
RO A
128
eH
ou
se
65
75
5.2m
70
Pontoon Pontoon
5.2m
18
Legend
Archaeological Areas Conservation Areas Area of Main Map
Car Park
MILL MEADS
Legend
Allotment Gardens

Allotment Gardens
10
20
e Pr
Three Mills Green
Navigation Light FB
sc t ot ne an Ch
El Sub Sta El Sub Sta FB
40
60
80
Metres
l
FB Lock Lock FB
Mapping reproduced by permission of Ordnance Survey on behalf of HMSO. (c) Crown copyright and database right 2009. 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. This plan is a strategic and standardised overview based on an interpretation of GIS policy designation layers provided by affected London local authorities. Please refer to the text in the SSR's for the full planning and environment assessments.
Three Mills Lock
Gantry
Prescott C ha nnel
Navigation Light Bollard

MAJOR PROJECTS
Bollard
Title:
APPENDIX 3C S85NM SITE PLANNING AND ENVIRONMENT HERITAGE PLAN
APPENDIX 4 PHOTOGRAPHS OF THE SITE AND SURROUNDINGS
Appendix 4 Page 1
FI D
EN
TI AL
&
Area of Main Map
AF T
Legend
NEWHAM S85NM
0 20 40 80 Metres
120
160
TOWER HAMLETS

MAJOR PROJECTS
Title:
APPENDIX 4 S85NM SITE AERIAL PLAN
View of the site looking south.
View looking east across the southern portion of the site towards Abbey Mills Pumping Stations.
Appendix 4
APPENDIX 5 TRANSPORT PLAN
Appendix 5 Page 1
FI D
EN
TI AL
U-turn required to access site from TLRN (A12)
&
Legend
Area of Main Map
AF T
Local Authority Boundary Short Listed Shaft Sites TfL Road Network Transport Access Routes Thames Path
On-street parking
London Cycle Routes
NEWHAM S85NM
Unknown weight limit on bridge
0 40 80 160
Meters
240
320
400
TOWER HAMLETS
Map Ref : ........... 101PL-SS-00806 Date : ................. 2009/11/19 Projection : ......... British National Grid

MAJOR PROJECTS
Title:
APPENDIX 5 S85NM SITE TRANSPORT PLAN
APPENDIX 6 SERVICES AND GEOLOGY PLAN
Appendix 6 Page 1
1
Business Centre
2
1401 1402 1403
Bol
4
8402
6
DO NOT SCALE - IF IN DOUBT ASK
L Twr
2215
TCB
3613 2409
4"WM 2401
VC
3406
1404
BLAKER ROAD SPS (PROPOSED) BLAKP0ZZ
AP
Groves
DB 3405
N
3404
GEOLOGY
Status:
5414 5413
3001
Tanks
2410 0402
Bol 1 to 132 The Lock Bol Building
WORK IN PROGRESS
Ground level 106(m OD + 100)
Keyplan:
WO 0401
L Twr N
3403 3597 AC 3402 3401 3002 AP
5411 5412
DRAWING
0402
LOCATION
PROPOSED CONTROL PANEL
FOR BLAKP0ZZ
2411
Works
VC 4410
L Twr
3612
MP
4407
Playground
8401 4406 4405 WO

Gas Holder
Base of Made Ground and Superficial 93(m OD + 100) 91(m OD + 100) Base of London Clay Formation
1405
4408 VC
5.6m
Factory
3306 3310 4306
4305
El Sub Sta
A
0301 3596
DBV910824
4304
LH 3003 5303
El Sub Sta
6311 6310 6326 DAM SE 6328 SE 6325 SE 6327 SE 6329 SE AV AV 6324 SE

7307 7309 7304 6303 6305 7312
8303 9307
LH
125mm PE
3309 3305 3304 1301 SU 3696 2366 6308 6309
CHAMBER
LH
MAPPING REPRODUCED BY PERMISSION OF ORDNANCE SURVEY ON BEHALF OF HMSO. ' CROWN COPYRIGHT AND DATABASE RIGHT 2008. ALL RIGHTS RESERVED ORDNANCE SURVEY LICENCE NUMBER 100019345 Base of Lambeth Group
8306 8305
OF
3611 DBV010806 0302

5.3m
73(m OD + 100)
8302
152
3303 5302 3004 LH 3302 5301 WO

Playground El Chy
2.3m
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.
9308
3006
FH
8304
0309 3595
6.4m
1302 1305 1304
DBV010826
7306 7308 7303 7305
3005
6306
0310 1303 SU 3301 1206 1207 NRV 0213 DBV910663 0214 0211 0216 0210
Shelter El Sub Sta
PS
4301
LB
NRV
4114
6307
FV FV
9304 The assets in this area are the subject of diversion and removal during the Olympic programme of NOTE: works DBV462191 PS 0301 3.9m 7310
9301 60m
(OD + 100) Base of Thanet
PS
3697 3202 FV 8240 CP 3204 3203
3.7m
8238 9217 NRV 2193
PS
Sand Formation
0212 3610 0215
1208
1. 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. 2. LIMITED FIBRE OPTIC AND BT COMMUNICATION CABLES SHOWN ON THIS DRAWING. DETAILS OF THESE CABLES AND OTHER SERVICES AND THIRD PARTY ASSETS TO BE CONFIRMED BY FURTHER STUDIES AND UTILITY SEARCHES. 3. A NUMBER OF TUNNELS WHICH FEED INTOABBEY MILLS PUMPING STATION MAY RUN THROUHGH THIS SITE. THIS MAY IMPACT ON SHAFT LOCATION.
5203
VC
PS FV FV
6202 LS 8245 LS ABBEY MILLS SPS A STN ABBEPAZZ 7206
Tank 8212 SE 8213 SE
8239
Suggested invert level of shaft

9218
0217 DBV910664 0201 0202 1205 0203 1204 1210 2202 VC LH 2201
3285
4109
4203
40.20(m OD + 100)
9201 0201
FV
UPSTREAM DELIVERY CHAMBER
FH LS 8248 LS WO AV AV Pumping ABBEY MILLS SPS B STN (ABANDONED) ABBEPBZZ

8234 PS SE Works PS LS LS LS
WEST HAM SPS (ABANDONED) DOWNSTREAM DELIVERY CHAMBER LOC CODE NK 8215 8282 8281 SE SE 8207 SE 8206 SE CON 319N
Mud
WO 0204 CP 1203 1202 3609 1201 2203
4202
4201
FV
HW 6204 SE
LS LS LS
3207 9212 9233 PS PS 9213 TB TB
3201 Factory 3145

Site Office
3698
PS 0202
7.0m
4.7m
WW
PS 0205 3208
Greenway Court
SU 3699
ABBEY MILLS SPS I STN ABBEPIZZ 7118 SE
8235 SE
2101
8253 8254 8252
8279 8280 SE SE 9228 9227 9229 8255 9230 SE 9226 SE
1 1/2"AP SV SV
0102
1103 CP El
Sub
3101 2102 4115 4104 2xFV
ABBEY MILLS SPS H STN ABBEPHZZ

400 PS PS PS IL2.43m
DBV459925 DBV459921
9.3m
IL2.11m
DBV459909
LEGEND
FOUL WATER
Hoist
ST PS PS IL-6.52m PS 4106 WO 3972 VC 1101 IL-6.5m 2104 WO DC DC ST DC DC IL-5.75m

Gardens
Car Park
6123 SE PS 7102 SE PS PS STEPS

2.8m
B
Warehouse
2103
PS 6139 IL-6.49m 6113 6114 6103
6126 SE
7112
7142 SE
ABBEY MILLS SPS C STN (ABANDONED) ABBEPCZZ

MLW 8.9m
SURFACE WATER
IL8.8m IL8.8m IL9.39m IL9.39m
Factory Warehouse 1102 4116 CP
4105
FV
FLOWMETER
CLEAN WATER
CP 0111 IL-0.14m
Chalk
VC
WO
GAS
DC
CL WW DC
6130
IL0.23m
TCB
FIBRE OPTICS
Gtec House
4103 SE
7135 SE
FV
IL-11.93m
ST
IL-6.77m
PS 6001 PS
IL-7.47m ABBEY MILLS SPS D STN (ABANDONED) ABBEPDZZ

VALVE
2002
El
BS 3003 SE
VT
Meesons
4117 2003 2004
FLOWMETER
TELECOMMUNICATIONS SYNTHETIC GEOLOGICAL PROFILE DERIVED FROM THE BGS LONDON LITHOFRAME50 MODEL, HISTORICAL BOREHOLES 5.0m LOW VOLTAGE CABLES AND BERRY (1979). PLEASE NOTE, GROUND CONDITIONS MAY VARY AND THIS DATA SHOULD NOT BE USED FOR DETAILED HIGH VOLTAGE CABLES ENGINEERING PURPOSES The assets in this area are the subject of diversion and removal du EXISTING TUNNELS
IL-5.77m
ABBEY MILLS SPS E STN ABBEPEZZ
ABBEY MILLS SPS F STN ABBEPFZZ 2007

Three Mills Green
UNDERGROUND UTILITIES
SCREEN PLANT AWAITING AS CONSTRUCTED DRAWINGS
5003
WATER
Tanks
- ALL TW ASSETS - ALL TW ASSETS
9001
STORM & FOUL SEWERS
OTHER SIGNIFICANT UTILITIES ARE DEFINED AS:

MP
S85NM
Works
MP
ST 4901 SE
Mills
TELECOMS ELECTRICITY
- ONLY FIBRE OPTIC CABLES - HIGH VOLTAGE CABLES - LARGE BANKS OF LOW VOLTAGE CABLES - LOW PRESSURE ABOVE 300mm DIAMETER - INTERMEDIATE, MEDIUM OR HIGH PRESSURE 200mm 0 50
Scale: Sheet Size: Rev:
4903 SE
IL-7.09m
Works
GAS
IL-6.98m
FB
C
MP
5.0m
The assets in this area are the subject of diversion and removal d
IL-6.97m
Lock
3901
Three Mills
SM
3342
SL
IL-5.76m
El Sub
Lock
10 m
0901
0 SCALE 1 : 1250
100 m
IL-6.87m IL-5.78m 9801 Tredegar

SL
Island House
ST
IL-5.79m IL-6.85m
Bollard
Bollard
3341
2.4m
3801 SE
MP
SITE BOUNDARY
3340
IL-6.34m IL-6.83m 0801 0830 6150

MP
3339 8802 IL-6.87m

MP
8801 WO
1802
WO IL-6.87m
WB Signal gantry
0826 0822
El Sub Sta
IL-5.75m
Foot Bridge
4.1m
AB
DRAFT - SECOND ISSUE
IL RS
Dsgnr
GT DS
Chkd
GT CH
Appd
18-12-09 24-07-09
Date
IL-6.76m 5544 0823 1718 3490 WO 2706 EV WO 0701

MLW
Clock Mill
AA DRAFT - FIRST ISSUE

Iss Description
0706
IL-6.63m 150mm 1722 0726 3489 1710
2702
0705 1711 0711 0712 8240
ST
225
2701 SE
IL-6.54m
Three Mills Studios
El Sub Sta
IL-3.1m
MLW
0718
Superstore
Tank
Location Code:
4.3m
OS Reference:
Security Reference:
Drawn By:
0713
N/A
Project Group:
UBR
Sub Process:
AP
LTTDT
4.1m
MLWS
WASTE LONDON N/A
0717 0786
IL-6.5m
Mud
SL
Location / Town: Site Name: Project Name:
1603 0609 DBV462396 0610

Gas Holder
THAMES TUNNEL
Contract Name:
3487
3486
WO IL-5.68m WO IL-6.47m 0639 0620

300
Sta
1604
SITE SUITABILITY REPORT

Drawing Title:
1605
RE
Sub
SERVICES AND GEOLOGY PLAN S85NM

1611 SE ST
Drawing No.:
MP
1606
100-DL-PNC-S85NM-100001
x:\project\371840\cad\design data\cad thames\drawings\planning-consents\routewide\100-DL-PNC-S85NM-100001.dgn
Gas Holder
1:1250
A1
AB
PLOTTED ON
15\12\09
BY
Andy.Purdy
LOCATION :
Thames Tideway Tunnel
c Thames Water Utilities Ltd 2008
LVHTCABGWF
SWF
100
1701 VMH
150
IL-5.78m
SW
WF
APPENDIX 7 CONSTRUCTION PHASE LAYOUT
Appendix 7 Page 1
APPENDIX 8 OPERATIONAL PHASE LAYOUT
Appendix 8 Page 1
1
FB
2
A T T R O
3
78
31 to 66
4
ABB
P
5
AN EY L E
6
L E G G
82 84
G
at h
re
en
ay
116
86
10
12
Works
El Sub Sta LB
IU
E
Playground
2.4m 3.9m
9
3
15
100
3.7m
A
11
RO AD
44
ID E
VE RS
RI
9
23
32
114
RO
6 5
59
Depot
Factory
13
Site Office
Works
NE E LA OUS AR H SUG
75
RI VE RS
FB
ID E
65
11
128
e ad
Ho
us
5.2m
RO AD
2.8m
El b Su Sta
Tk
SU
Factory
FB
Pa
th
lse a
an
Car Park
es
22
ha
nn
el
Allotment Gardens
24
El
Lo
Sub Sta
ng
Allotment Gardens
all
yC ree k
ea
ig
be
26
Ab
Distillery
Pontoon
Three Mills Green
30
El
Su
t bS
VENTILATION TOWER 15m x 5m x 5m HIGH

Pontoon
10m HIGH
Three Mills Green
VENTILATION BUILDING
Me
ud
an
Hi
Tank
gh
4.9m
ud
Wa
ter
at
er
Navigation Light
Mud
Sluice
Three Mills Green
FB
Riv e
Works
OVERFLOW CULVERT 25M I.D. BURIED SHAFT

FB
Abb ey
Cree
10 m
100 m
SCALE 1 : 1000
ll
Wa
10m x 20m TOP

Wall
STRUCTURE @ 107m (AOD + 100m)

Lock Lock
Pontoon
lls
Mi
ort
Sh
FENCE
at er W
Th ree
Mud
PERMAMENT ACCESS
FB
Gantry
Three Mills Lock
Me
an
Hig
SM
El Sub Sta
Weir
AC AB
DRAFT-THIRD ISSUE DRAFT-SECOND ISSUE
IL RS SS
Dsgnr
GT DS RS
Chkd
GT CH CH
Appd
18-12-09 24-07-09 03-07-09

Date
FB 1 to 47
AA DRAFT-FIRST ISSUE
Iss
Bollard
at er
Island House
ub El S
Sta
Description
Bollard
ud
M ea
H ig
R
Navigation Light
ud
MP
Tank ESS
h Ra nn iv er els ea
aP ath
The Point, 7th Floor,

at er
lse
MP
an ne
37 North Wharf Road, Paddington, London W2 1AF

Location Code:
OW O SR AD
Sluice
Ch
ig
ea
OS Reference:
Security Reference:
Drawn By:
WB
Custom House
4.8m
N/A
Project Group:
UBR
Sub Process:
AP
CR
LTTDT
4.1m
Foot Bridge
WASTE LONDON N/A 50

Location / Town: Site Name: Project Name:
6.6m
The
Clock Mill
MLW MLW
Tu
nn
el
THAMES TUNNEL
Contract Name:

-0.6m
Drawing Title:
M
ard W CR
at
Bd
OPERATIONAL PHASE LAYOUT S85NM

Drawing No.:
4.1m
PLOTTED ON
El
b 15\12\09 Su
St
BY
Andy.Purdy
LOCATION :
x:\project\371840\cad\design data\cad thames\drawings\planning-consents\routewide\100-DL-PNC-S85NM-100003.dgn
100-DL-PNC-S85NM-100003
1:1000
A1
AC
100
150
200mm
Foot Bridge
PERMAMENT HARDSTANDING FOR CRANE ACCESS
16
co
tt
ET
Me
Pr
MILL MEADS
an H ig
Ch
hW a
ne
ter
15
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MAPPING REPRODUCED BY PERMISSION OF ORDNANCE SURVEY ON BEHALF OF HMSO. ' CROWN COPYRIGHT AND DATABASE RIGHT 2008. ALL RIGHTS RESERVED ORDNANCE SURVEY LICENCE NUMBER 100019345
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MAPPING REPRODUCED BY PERMISSION OF ORDNANCE SURVEY ON BEHALF OF HMSO. ' CROWN COPYRIGHT AND DATABASE RIGHT 2008. ALL RIGHTS RESERVED ORDNANCE SURVEY LICENCE NUMBER 100019345
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)
5000
REMOVABLE COVERS ARE SPLIT UP INTO SECTIONS AND SUPPORTED BY BEAMS, WHICH ARE ALSO REMOVABLE
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DIAGRAMMATIC REPRESENTATION OF TOP STRUCTURE ABOVE MAIN AND INTERMEDIATE SHAFTS VENTILATION TOWER (SHAFTS)
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WASTE LONDON N/A 50

3m DIA
Project Name:
THAMES TUNNEL
Contract Name:

Drawing Title:
SCALE 1:50
GENERIC ELEVATION AND TOP STRUCTURE FOR OPERATIONAL PHASE LAYOUT - SHAFT SITES
Drawing No.:
PLOTTED ON
04\12\09
BY
Andy.Purdy
LOCATION :
x:\project\371840\cad\design data\cad thames\drawings\planning-consents\Routewide\100-DH-GEN-00000-000002.dgn
100-DH-GEN-00000-000002
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APPENDIX 9 ENVIRONMENTAL APPRAISAL TABLES
Transport Intermediate Site considerations Access to road network Comments Site accesses onto Three Mill Lane using an existing access to Three Mills Green park. It has been assumed that Three Mills Green park will be closed for the duration of the construction period. Three Mill Lane is a private road providing access into Abbey Mill Studios from Sugar House Lane. Three Mill Lane is street lit but the speed limit is unknown. It has a carriageway width of 5.7m which contains double yellow line parking restrictions on both sides and adequate passing places on both sides. Visibility is achievable 90m to the east from the site access and approximately 40m to the west across the bridge to the point where the road bends. Sugar House Lane is subject to a 30mph speed limit, is street lit and has a carriageway width of 8.0m. On street parking was noted Appendix 9 Page 1
Main Comments As for intermediate, see left Mitigation required and conclusions As for intermediate, see left
Mitigation required and conclusions Road access to the site is possible using the existing access to Three Mills Green park. Further investigation is required to identify the weight limit of the bridge across Three Mills Wall River on the route to the TLRN (A12). Parking restrictions along Sugar House Lane require amendment. No other visible constraints identified at this stage for accessing the TLRN (A12).
Transport Intermediate Site considerations Comments to occur on one side of Sugar House Lane despite single yellow line parking restrictions. These parking restrictions may require amending to prevent parking. Access to the A12 (TLRN strategic highway network) via Three Mill Lane across a river bridge (over Three Mills Wall River) onto Sugar House Lane then westbound along the A11 towards the junction with the A12. The weight limit of the river bridge is unknown and requires further investigation. On return to site from the TLRN (A12), the route requires turning onto Rick Roberts Way from the westbound A11 carriageway to U-turn using the roundabout back onto the eastbound A11 carriageway for accessing Sugar House Lane. Distance from the site to TLRN 1.0km and from the TLRN to the site 2.2km. Access to river Located directly adjacent to Prescott Channel. River access is not essential for an intermediate shaft site as River access not required. Excavated material will be transported away by road. Main shaft site adjacent to Prescott Channel leading to the River Lee for potential wharfage. A new lock is Potential to use Prescott Channel for accessing the River Lee, although investigation required into the Mitigation required and conclusions Comments Main Mitigation required and conclusions
Appendix 9 Page 2
Transport Intermediate Site considerations Comments road will be used to transport excavated material to main shaft site. See Transport Access Plan in Appendix 5. Access to rail Access to Angerstein Wharf existing rail facility uses the same route to the TLRN (A12) and follows along the TLRN to the Blackwall Tunnel. The Blackwall Tunnel is subject to a 156 height restriction southbound and 134 restriction northbound which may restrict access in addition to being narrow. The route then continues along Blackwall Tunnel Approach, John Harrison Way and West Parkside to Angerstein Wharf on Horn Link Way. Angerstein Wharf is an existing multi modal aggregates depot. Distance 7.0km to rail access point from shaft site and 8.2km from rail access point to shaft site. Parking Some parking could potentially be provided on site Some parking for workforce could potentially be provided As for intermediate, see left As for intermediate, see left Route to potential rail link at Angerstein Wharf is least suitable running under and over several bridges with no visible restrictions as well as a river bridge with an unknown weight limit. Route also passes through the Blackwall Tunnel which has height restrictions (differs depending on direction). Angerstein Wharf is an existing multi modal aggregates depot. Mitigation required and conclusions Comments currently being constructed on Prescott Channel as part of Three Mills Lock work which could pose a constraint for river transport. As for intermediate, see left Main Mitigation required and conclusions new lock being constructed on Prescott Channel which could pose a constraint for river transport.
As for intermediate, see left
Appendix 9 Page 3
Transport Intermediate Site considerations Comments for workforce. No additional parking available on surrounding roads. Public transport accessibility PTAL 3-4 (medium), as identified within Table 2.3. No traffic management identified at this stage. Amendment of parking restrictions along Sugar House Lane may be required. Summary Mitigation required and conclusions within site boundary. No parking available on surrounding roads. Possibility for workforce to use public transport to access site. No traffic management identified at this stage. Amendment of parking restrictions along Sugar House Lane may be required. As Intermediate, see left. For the main shaft site, there is also potential to use the River Lee from Prescott Channel to transfer material, although investigation is required into the new lock being constructed on Prescott Channel which could pose a constraint to river transport. As for intermediate, see left As for intermediate, see left Comments Main Mitigation required and conclusions
Traffic Management
The site is suitable for use as an intermediate shaft site as relatively few constraints to accessing the TLRN have been identified at this stage. The site would make use of an existing access to Three Mills Green park, which would potentially require the amendment of parking restrictions along Sugar House Lane to prevent informal on street parking. The only potential constraint identified along the access route to the TLRN is a potential weight limit on the bridge over Three Mills Wall River which would require further investigation. Route to rail at Angerstein Wharf is less suitable due to the height restrictions through the Blackwall Tunnel, which differ depending on direction, as well as the potential weight limit on the bridge over Three Mills Wall River. There is potential for the workforce to utilise public transport to access the site and on site parking could potentially be provided for some of the workforce. No alternative parking is available on surrounding roads.
Appendix 9 Page 4
Archaeology Intermediate Site considerations Designations, including Archaeological Priority Areas Summary of historical uses Comments The site is within the Newham Archaeological Priority Area The site is shown as open st land on the 1 ed O.S map (1868) and marked as allotment gardens in the early th 20 c. A monument is also shown in the south of the area which has been removed to make way for a sports centre in the mid1970s. No archaeological receptors are recorded within the area of the site. This does not preclude the possibility of unrecorded archaeological receptors of high value being present within the site. No archaeological receptors are recorded within the area of the site. This does not preclude the possibility of unrecorded archaeological receptors of medium value being present within the site. Mitigation required and conclusions N/A Comments As for intermediate, see left Main Mitigation required and conclusions As for intermediate, see left
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
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 medium value with the potential to be directly affected
Appendix 9 Page 5
Archaeology Intermediate Site considerations Other receptors with the potential to be directly affected Comments Dewatering of potential waterlogged deposits may be an issue considering the close proximity of the site to the Thames. The site does not appear to have undergone extensive development other than the sports centre. Any archaeological material which may be present is likely to have not been significantly disturbed. However, borehole data for the area indicates a significant localised depth of made ground at up to 9m. Potential issues Detailed design proposals, and an outline method statement will 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 methods could include: Desk based assessment (review of recent work) Production of deposits model Archaeological monitoring of geotechnical investigations Archaeological evaluation As for intermediate, see left As for intermediate, see left Mitigation required and conclusions 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. Comments As for intermediate, see left Main Mitigation required and conclusions As for intermediate, see left
Extent of existing disturbance (if known)
Appendix 9 Page 6
Archaeology Intermediate Site considerations Comments Mitigation required and conclusions Archaeological watching brief Archaeological excavation. Summary The site is potentially suitable for use as either an intermediate or a main shaft site, as no records of archaeological receptors within the site have presently been identified. However, due to a lack of previous investigations in the area, the nature and extent of archaeological receptors cannot be confidently predicted at this stage, and it is possible that archaeological receptors of high or medium value may be present at depth within the site. Investigations in adjacent sites also suggest potential for alluvial deposits containing archaeological material to be present. Comments Main Mitigation required and conclusions
Appendix 9 Page 7
Built Heritage and Townscape Intermediate Site considerations Designations including Conservation Areas, including trees Comments Listed Buildings Clock Mill and Drying Kilns, Three Mill Lane, Grade II: 90m Offices, opposite Clock Mill, Three Mill Lane, Grade II: 65m Paved walkway extending from west side of House Mill to wall and gate on east side of Clock Mill, Three Mill Lane, Grade II: 75m Tide Mill (known as the House Mill), Three Mill Lane, Grade I: 80m Gasholder, West Ham, Grade II: 240m Locally Listed Buildings The Still, Three Mills Distillery, Three Mill Lane: 150m Conservation Areas Three Mills Conservation Area: 0m (S85NM Intermediate is located within the designated area) Mitigation required and conclusions In the case of listed buildings, locally listed buildings and conservation areas, 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 will be required to further inform the likely impact of the development and to determine more detailed mitigation proposals. Comments As for intermediate, see left Main Mitigation required and conclusions As for intermediate, see left
Appendix 9 Page 8
Built Heritage and Townscape Intermediate Site considerations Comments Registered Historic Parks and Gardens There are no registered historic parks and gardens within 250m of S85NM Intermediate. Locally Listed Parks and Gardens There are no locally listed parks and gardens within 250m of S85NM Intermediate. Protected Views There are no protected views within 250m of S85NM Intermediate. Potential receptors of medium to very high importance with the potential to be directly affected There is the potential for one conservation area (the Three Mills Conservation Area) to be directly affected by the development of S85NM Intermediate. The development of S85NM has the potential to affect the character or appearance of the designated Three Mills Conservation area. Mitigation in the form of a high quality scheme design and/or screening is likely to be required to minimise any adverse impacts upon the conservation area. In addition, a more detailed assessment of the site is likely to be required in order Appendix 9 Page 9
Main Comments Mitigation required and conclusions
Mitigation required and conclusions
Built Heritage and Townscape Intermediate Site considerations Comments Mitigation required and conclusions to assess the potential of the development to affect the character or appearance of the conservation area and to establish suitable mitigation measures. Other receptors of lesser importance with the potential to be directly affected Potential receptors of medium to very high importance with the potential to be indirectly affected Not Applicable. Not Applicable. As for intermediate, see left As for intermediate, see left Comments Main Mitigation required and conclusions
There is the potential for 5 listed buildings (one Grade I and four Grade II listed) and one locally listed buildings to be indirectly affected by the development.
All of the 5 listed buildings (one Grade I and four Grade II) have the potential to share a visual relationship with S85NM Intermediate. Although some screening is provided by existing buildings around and within the site, there exists the potential for construction and operation of S85NM- Intermediate to affect the setting of these listed structures. Mitigation in the form of a high quality scheme design and/or screening is likely to be required to reduce any adverse impacts upon these structures. Particular attention would need to be paid to any impacts upon the setting of The Tide Mill because of its status as a
Appendix 9 Page 10
Built Heritage and Townscape Intermediate Site considerations Comments Mitigation required and conclusions Grade I listed building. The locally listed The Still, Three Mill Lane Distillery is also likely to share a visual relationship with the site. Consequently, mitigation in the form of a high quality scheme design and/or screening may be required to reduce any indirect impact upon this structure. Other receptors of lesser importance with the potential to be indirectly affected Not Applicable. Not Applicable. As for intermediate, see left As for intermediate, see left Comments Main Mitigation required and conclusions
Sensitive landscape character areas likely to be affected, including trees and TPOs
The site is in a Conservation Area, is designated as Green Open Space and a Green Chains and Links runs along the western and southern boundary of the site. Sensitive site on Three Mills Green open space. Three Mills Wall River to the west with industrial estates further west, industrial development to the south beyond the Channelsea River and the railway line, Prescott Channel to the east with the
Retention of trees where possible and protection in accordance with BS 5837. Introduction of landscape scheme to include appropriate surface treatments and planting to enhance the character of the site and relate to the water frontage. This site is only likely to be suitable with appropriate mitigation since there is likely to be an adverse impact on the character of the site and Appendix 9 Page 11
Built Heritage and Townscape Intermediate Site considerations Comments Abbey Mills Pumping Stations site further east, residential development to the north. Loss of grass and some scrub. Encroachment on Green Open Space. The presence and operation of machinery, materials stores and buildings would potentially result in temporary, severe adverse direct impacts on the character of the site and adjacent water frontages and temporary, adverse indirect impacts on neighbouring areas. The proposed potential wharfage would potentially result in an adverse impact on the water frontage. Permanent elements would potentially have an adverse impact on the character of the water frontage and site. Potential views likely to be affected Open views from the south. Partially interrupted views from the adjacent water frontages, from the residential properties to the north, from Abbey Mills During construction, the use of hoardings and appropriate lighting would minimise visual impact. Design of the top structure, As for intermediate, see left As for intermediate, see left Mitigation required and conclusions encroachment on Green Open Space, especially during construction. Comments Main Mitigation required and conclusions
Appendix 9 Page 12
Built Heritage and Townscape Intermediate Site considerations Comments Pumping Stations and the railway line. During construction, views of the cranes from surrounding properties, High Street (A118), and the railway line. Permanent elements mainly visible from within the site. Mitigation required and conclusions vent column, and electrical kiosk to be given careful consideration. Planting to screen permanent plant. Integrated landscape scheme to enhance visual amenity and reduce visual impact. This site is only likely to be suitable with appropriate mitigation since it is likely that the construction would have an adverse impact on the visual amenity, especially the construction of the Main Shaft site. Particular considerations on sites where new permanent structures are required Any permanent structures at the site have the potential to cause a direct impact upon one conservation area and an indirect impact upon 5 listed buildings, 1 locally listed building as well as an impact upon the local townscape character, in particular the character of the water frontage around the site. The design and location of any permanent structures within the site will need to be given careful consideration and some screening during Any permanent structures would need to be of a high quality design, sensitively located and/or screened in order that any physical and visual impacts upon the Three Mills Conservation Area, 5 listed buildings, one locally listed building and the local townscape character are minimised in accordance with planning policy and English Heritage guidance. As for intermediate, see left As for intermediate, see left Comments Main Mitigation required and conclusions
Appendix 9 Page 13
Built Heritage and Townscape Intermediate Site considerations Comments construction and operation may be required. Potential issues Construction and operation of the development could result in a direct impact upon one conservation area and an indirect impact upon 5 listed buildings, 1 locally listed building and the local townscape character. However, there is the potential to mitigate against any adverse impacts through a high quality scheme design and/or screening. More detailed assessment to fully consider potential impacts upon the built heritage receptors listed above and suitable mitigation measures is likely to be required. The scheme design would need to be of a sufficiently high quality and may need to incorporate some screening in order that potential direct and indirect impacts of the development upon one conservation area, 5 listed buildings, 1 locally listed building and the local townscape character are mitigated against. As for intermediate, see left As for intermediate, see left Mitigation required and conclusions Comments Main Mitigation required and conclusions
Summary
The site is suitable for use as either an intermediate or main shaft site as although it has the potential to directly affect the Three Mills Conservation Area and indirectly affect 5 listed buildings and one locally listed building, mitigation in the form of a high quality scheme design and/or screening would reduce adverse impacts. Further detailed assessment is likely to be required to more precisely define the likely impacts of the development upon the character or appearance of the Three Mills Conservation Area in accordance with planning policy and English Heritage guidance. In terms of the potential impact of the development upon the local townscape character, in particular the character of the water frontage around the site, appropriate mitigation in the form of a careful considered scheme design and landscaping would be required to reduce adverse impacts. The impact of the development upon the open space of the site would be a particular consideration.
Appendix 9 Page 14
Water Resources - Hydrogeology and Surface Water Intermediate Site considerations Hydrogeological 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 (13m) London Clay (2m) Lambeth Group (18m) Thanet sand (13m) Chalk (to beyond the depth of shaft) Hydrogeology Piezometric Level in Chalk Aquifer: ~ 17mAOD (~23 mbgl) from EA Jan 08 water level contouring Groundwater Monitoring Location EA Hydrometry Sites: No hydrometry site nearby Watercourses Adjacent to Three Mills Wall River and Prescott Channel. SPZs and groundwater users SPZ Not located in a Source Protection Zone defined by EA A simple volumetric approach has been used to calculate the 400 days travel times of the abstraction borehole. A As for intermediate, see left As for intermediate, see left Mitigation required and conclusions The shaft will be constructed to an invert level of approximately 65.80mbgl therefore the shaft will be founded in the Chalk. (1) Piezometric head in Chalk will be approximately 42.80m above the base of the construction. Therefore, dewatering would be required and should be considered as part of geotechnical design. Comments As for intermediate, see left Main Mitigation required and conclusions As for intermediate, see left
Appendix 9 Page 15
Water Resources - Hydrogeology and Surface Water Intermediate Site considerations Comments EA Licensed Groundwater Abstractions and Details 4 public water supply borehole within 2 km radius
Licence Numbers: 1. 29/38/09/0113 (1 borehole) 2. 29/38/09/0201 (2 boreholes) 3. 08/37/54/0062 (1 borehole) Location 1. 1.46 km northwest of the site 2. 1.76 km north of the site 3. 1.97 m northeast of the site Operator 1. Thames Water Utilities Ltd. 2. Thames Water Utilities Ltd. 3. Thames Water Utilities Ltd. Abstracted Aquifer 1. Chalk 2. Chalk 3. Chalk Abstraction Quantity (annual) 1. 1,642,500 m3 2. 2,920,000 m3 3. 6,570,000 m3
Mitigation required and conclusions conservative mean annual recharge of 100mm/year was used to calculate a radius for licensed abstraction boreholes as follows;
Public water supply abstraction boreholes 1. Defined by EA 2. 1524 m 3. 2286 m Licensed abstraction boreholes 1. 292 m 2. 154 m 3. 109 m 4. 154 m 5. 154 m
The shaft is located within the 400 day catchment zone of a public water supply abstraction (08/37/54/0062).
Appendix 9 Page 16
Water Resources - Hydrogeology and Surface Water Intermediate Site considerations Comments 7 licensed abstraction borehole within 2 km radius
Licence Numbers: 1. 29/38/09/0149 (2 boreholes) 2. 29/38/09/0162 (1 borehole) 3. 29/38/09/0168 (1 borehole) 4. 29/38/09/0177 (2 boreholes) 5. 29/38/09/0187 (1 borehole) Locations: 1. 402 m northeast of the site 2. 1.87 km southeast of the site 3. 1.08 km northwest of the site 4. 1.08 km northwest of the site 5. 1.77 km northwest of the site Operator: 1. Anjuman-E-Iscahul-Muslimeen of UK 2. Lee Valley Regional Park Authority 3. Hanson Quarry Products Europe Ltd 4. Aggregate Industries UK Ltd 5. Kedassia Poultry Limited 6. Abstracted Aquifer Unit: 1. Chalk
Appendix 9 Page 17
Water Resources - Hydrogeology and Surface Water Intermediate Site considerations Comments
2. River Gravel 3. Chalk 4. Chalk 5. Chalk Abstraction Purposes: 1. industrial, commercial and public services (non-evaporative cooling) 2. environmental (non-remedial river/wetland support - make-up or top up water) 3. industrial, commercial and public services (dust suppression) 4. industrial, commercial and public services (extractive- dust suppression and process water) 5. industrial, commercial and public services (slaughtering - process water) Abstraction Quantity (annual): 1. 107,000 m3 2. 30,000 m3 3. 15,000 m3 4. 30,000 m3 5. 30,000 m3
Local Authorities (LA) Unlicensed Groundwater Abstractions and Details No abstraction borehole within 1 km radius inside Appendix 9 Page 18
Water Resources - Hydrogeology and Surface Water Intermediate Site considerations Comments Tower Hamlet Council Boundary No abstraction borehole within 1 km radius inside Newham Council Boundary borehole locations and depths There are 20 historical records of water wells within 1 km radius. Depth range: 6.78 183.79m Potential impacts on surface water features The site is located adjacent to the Three Mills Wall River and Prescott Channel. The site is behind flood defences so the pollution risk is through drainage to the river channels. An impact on groundwater at depth is likely since the intermediate shaft is to be constructed in Chalk (major aquifer) which will need to be dewatered. At shallow depth, the shaft is located in Alluvium which is classified as a minor aquifer. Limited impact on shallow aquifer if water is excluded from the excavation by diaphragm wall or caissons. Work needs to be undertaken in consideration of Pollution Prevention Guidelines PPG1, PPG5 and PPS23. As for intermediate, see left As for intermediate, see left Not applicable As for intermediate, see left As for intermediate, see left Mitigation required and conclusions Comments Main Mitigation required and conclusions
Potential impacts on groundwater (resources and quality)
See below (likely types of mitigation measures that will be required)
Appendix 9 Page 19
Water Resources - Hydrogeology and Surface Water Intermediate Site considerations Likely types of mitigation measures that will be required Comments Mitigation may be required as construction of the intermediate shaft will take place within the 400 day capture zone of a public water supply abstraction, although this abstraction is approximately 2km away to the northeast. The intermediate shaft to be excavated in Chalk to below the piezometric head, therefore dewatering will be required during construction. Limited impact on flow in shallow aquifer. Mitigation required and conclusions Possible provision of alternative groundwater supply Comments As for intermediate, see left Main Mitigation required and conclusions As for intermediate, see left
Potential issues
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 will depend on construction design.
Summary
In terms of hydrogeology, the site is less suitable for use as either an intermediate or a main shaft site because the shaft is to be constructed in Chalk (major aquifer) and the site lies within the catchment area of a public water supply abstraction borehole from the Chalk. Dewatering would be necessary. The Chalk piezometric head is likely to be approximately 43m above the base of construction and should be taken into account in the engineering design. Superficial deposits at the site comprise Alluvium which is classified as a minor aquifer, and which is likely to be subject to a limited impact on flow due to diaphragm wall or caissons. In terms of surface water resources, the site is suitable as either an intermediate or a main shaft site because there is no direct pathway to the Three Mills Wall River and Prescott Channel for pollution, however standard mitigation would be required.
Appendix 9 Page 20
Ecology (terrestrial and aquatic) Intermediate Site considerations Statutory designations Comments Ackroyd Drive LNR and Tower Hamlets Cemetery Park LNR are within 2km of the site. Bow Back River BGI site of nature conservation importance is adjacent to the proposed development boundary. The Prescott Channel and River Lea form part of London BAP habitat Rivers and Streams. Majority of site comprises London BAP habitat Parks, Squares and Amenity Grassland. protected or otherwise notable species within the Study Area There is limited potential for suitable habitat for water vole to be present along the channels. Mitigation required and conclusions No likely impacts Comments As for intermediate, see left Main Mitigation required and conclusions As for intermediate, see left
Non-statutory designated wildlife sites
Care will need to be taken to avoid impacts (particularly contaminated runoff) into the river channel. Care will need to be taken to avoid impacts (including contaminated runoff) into the river. Loss of parkland habitat may require compensatory provision. If evidence of water vole is obtained, any constructions affecting the Lea or Prescott Channel would result in mitigation being required, which is likely to include offsite provision. Mitigation will be possible but may require off-site provision. If bat roosts were found to be present, mitigation would be
BAP priority habitats
Suitable reptile habitat appears to be present, though the site is isolated. There may be trees on site
Appendix 9 Page 21
Ecology (terrestrial and aquatic) Intermediate Site considerations Comments with potential for roosting bats. Mitigation required and conclusions required for any trees affected by works, possibly including off-site provision. Careful placement of lighting to minimise illumination of surrounding habitat is likely to be required. No other issues. As for intermediate, see left As for intermediate, see left Comments Main Mitigation required and conclusions
No direct impacts on aquatic receptors. Potential issues No other issues.
Summary
The site is suitable for use as either an intermediate or a main shaft site as, based on existing information, impacts to ecological receptors are likely to be limited. The site may require only basic ecological surveys, however if notable or protected species are found to be present, mitigation including off-site provision may be required. Some compensatory habitat provision may be required for loss of BAP habitat Parks, Squares and Amenity Grassland.
Appendix 9 Page 22
Flood Risk Assessment Intermediate Site considerations Flood Risk Zone Comments Flood Zone 3 (1 in 200 year flood extent) but defended to the 1 in 1000 year flood level there is a residual risk of a breach for which mitigation would need to be considered as part of the FRA. Sewage transmission infrastructure is considered to be water compatible according to table D.2 of PPS25 and hence suitable in this location. Assessment of conditions for SuDS There is space for SuDS and the site is existing green field. Further investigation is required to determine if the site is suitable for infiltration SuDS as a result of the superficial geology. Potential issues Summary No other issues. No other issues. As for intermediate, see left As for intermediate, see left N/A As for intermediate, see left As for intermediate, see left Mitigation required and conclusions An FRA would be required to assess the residual risk of flooding to the site. Comments As for intermediate, see left Main Mitigation required and conclusions As for intermediate, see left
The site is suitable for use as either an intermediate or main shaft site because it is defended from flooding from the River Thames and there is likely to be space for surface attenuation SuDS.
Appendix 9 Page 23
Air Quality Intermediate Site Considerations AQMA Comments The air quality objective for NO2 is exceeded on major roads in the vicinity of the site. There are residential properties along High Street (A118). The nearest residential properties are on Bisson Road, some distance from the site. Existing traffic issues The main traffic issue in this area is exhaust emissions from vehicles along the A118, A11 and A12 corridors. See existing traffic issues above. There is no data at likely access to the A118 and the nearest existing data indicates existing AQLV exceeded. The risk from additional exhaust emissions from construction HGVs is undefined at present. The risk from dust impacts is Mitigation required and Conclusions There is a need for more site specific data. Comments As for intermediate, see left Main Mitigation required and Conclusions As for intermediate, see left
Sensitive Receptors
There are relevant air quality sensitive receptors present along the route the construction traffic is likely to take.
There are residential properties along the High Street (A118) and along the access route. The nearest residential properties are within 75m of the site on Bisson Road. As for intermediate, see left
Additional vehicle emissions have a high potential to interfere with local air quality action plan policies. See existing traffic issues above. Collect minimum 6 months diffusion tube data at the nearest residential receptors to access to the A118 or other point of access to major road network. Minimise HGV movements on the local road network during the peak hours. Standard dust control measures will minimise the Appendix 9 Page 24
Existing sources of significant air pollutants Notable gaps in existing air quality monitoring
As for intermediate, see left As for intermediate, see left
As for intermediate, see left As for intermediate, see left
Potential issues
Air Quality Intermediate Site Considerations low. Summary Comments Mitigation required and Conclusions effect of fugitive dust on nearby sensitive receptors. Comments Main Mitigation required and Conclusions
The site is suitable for use as either an intermediate or main shaft site as the distance to potential dust sensitive receptors (including residences) means that there is a low risk of a perceptible impact provided that standard dust control measures are in place. There is potential for HGV movements on the local road network to cause localised air quality impacts, however this could be mitigated by minimising the movement of HGVs during peak hours.
Appendix 9 Page 25
Noise Intermediate Site considerations Noise band level (from Defra noise maps) Comments Information from Defra noise maps indicates daytime noise levels of less than 58 dB LAeq and night-time noise levels of less than 50 dB LAeq at residential locations within the area of the shaft. Noise levels from the Defra noise maps provide an indication of prevailing noise levels only, and will not be employed in any detailed assessments for chosen sites. Sensitive Receptors The area of the proposed site is currently in green field. To the north of the site are residential properties on Bisson Road. These properties are 2 storeys in height and are located approximately 80m from the temporary working area and 140m from the shaft location. To the west and south of the site are industrial areas. To the south west is Island House which consists of apartments of up to 7 storeys Appendix 9 Page 26
Main Comments As for intermediate, see left Mitigation required and conclusions As for intermediate, see left
Mitigation required and conclusions n/a
n/a
The area of the proposed site is currently in industrial use. To the north of the site are residential properties on Bisson Road. These properties are 2 storeys in height and are located approximately 50m from the temporary working area and 140m from the shaft location. To the west and south of the site area industrial areas. To the south west is Island House which consists of apartments of up to 7 storeys
Noise Intermediate Site considerations Comments in height. These are located approximately 160m from the temporary work area and 220m from the shaft location. To the east is the Abbey Mills Pumping Stations. Existing traffic issues Road traffic on the A12 to the west and the A11 to the north west will contribute to the existing noise climate in the area. Road traffic on the A12 to the west and the A11 to the north west will contribute to the existing noise climate in the area. A railway is located to the south of the site and this will also contribute to the noise climate in the area. Potential issues Construction: The construction period is estimated at 4 to 5 years and working hours will be 24 hours per day Monday to Saturday. This has the potential to result in adverse noise impacts to sensitive receptors to the north of the site. 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. Construction: The construction period is estimated at 6 to 7 years and working hours will be 24 hours per day Monday to Saturday. This has the potential to result in adverse noise impacts to sensitive receptors to the north of the site. As for intermediate, see left n/a Mitigation required and conclusions Comments in height. These are located approximately 110m from the temporary work area and 170m from the shaft location. To the east is the Abbey Mills Pumping Stations. As for intermediate, see left As for intermediate, see left Main Mitigation required and conclusions
Existing sources of significant noise emissions
n/a
Appendix 9 Page 27
Noise Intermediate Site considerations Comments HGV movements have the potential to adversely impact on residential receptors located at Island House to the south west. Situating the noisiest plant in the eastern area of the site would maximise the distance between that and the nearest sensitive receptors and minimise potential disturbance. Proposed 3m site boundary fencing will provide useful noise mitigation to some plant and construction activities. Vibration resulting from general construction works is not anticipated to result in an adverse impact. The nearest receptors to the proposed shaft location are at a distance of approximately 140m and it is unlikely that vibration levels will result in minor cosmetic damage or annoyance during shaft sinking. Vibration from tunnelling should be considered on a case by Mitigation required and conclusions Noisy construction activities, or activities which may cause vibration be undertaken during daytime hours only to reduce the noise impact during night-time construction. Comments HGV movements have the potential to adversely impact on residential receptors located at Island House to the south west. It is possible that proposed barge movements relating to the transport of concrete and excavated material would result in an adverse noise impact at sensitive receptors at Island House, particularly if operational during night-time periods. Situating the noisiest plant in the eastern area of the site would maximise the distance between that and the nearest sensitive receptors and minimise potential disturbance. Proposed 3m site boundary fencing will 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 nearest receptors to the proposed Main Mitigation required and conclusions
Appendix 9 Page 28
Noise Intermediate Site considerations Comments case basis at particularly sensitive locations. Operation: With appropriate attenuation (if necessary), there is no reason why noise from the ventilation column and top chamber should result in adverse noise impacts to nearby sensitive receptors. Mitigation required and conclusions Comments shaft location are at a distance of approximately 140m and it is unlikely that vibration levels will result in minor cosmetic damage or annoyance during shaft sinking. 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 result in adverse noise impacts to nearby sensitive receptors. Summary The site is suitable for use as either an intermediate or a main shaft site as, although existing noise levels in the immediate surrounding area are relatively low, the distances between the site and the residential properties to the south and north are relatively large. Furthermore, if the noisiest of plant can be located to the eastern area of the site, this would reduce potential for disturbance. The large number of HGV movements along Sugar House Lane is likely to impact on flats at Island House. In addition, should use of this site be pursued, it is recommended that noisy construction activities, or activities which may cause vibration, be undertaken during daytime hours only to reduce the noise impact during night-time construction. Main Mitigation required and conclusions
Appendix 9 Page 29
Land Quality Site considerations Site location Current site use Topography Field evidence of contamination (ie, visual/olfactory) Current surrounding land use (immediately adjacent to site) Intermediate Grid Reference: 538425, 182983 The area of the proposed site is currently in industrial use. Information obtained through Planning team site visits (e.g. whether the site is flat, terraced, sloped etc) To be obtained at the preferred site stage when site visits occur. To the north of the site are residential properties on Bisson Road. These properties are 2 storeys in height and are located approximately 80m from the temporary working area and 140m from the shaft location. To the west and south of the site are industrial areas. To the south west is Island House which consists of apartments of up to 7 storeys in height. These are located approximately 160m from the temporary work area and 220m from the shaft location. To the east is the Abbey Mills Pumping Stations. Geological and hydrogeological information Geological strata
1
Main As for intermediate, see left The area of the proposed site is currently green field. As for intermediate, see left As for intermediate, see left
Superficial Geology and Made Ground (13m) London Clay (2m) Lambeth Group (18m) Thanet sand (13m) Chalk (to beyond the depth of shaft)
Appendix 9 Page 30
Land Quality Site considerations Underlying aquifer classes Intermediate Non-Aquifer: London Clay Minor Aquifer: River Terrace Deposits, Lambeth Group, Thanet Sands Major Aquifer: Chalk Groundwater vulnerability/ Soil classification (High/Intermediate/Low/Not 2 applicable) Source protection zone details Surface water receptor Not located in a source protection zone as defined by the EA. Prescott Channel (directly adjacent to site, east) Three Mills Wall River (directly adjacent to site, west) Channelsea River (194m south) River Lea or Lee (143m southwest) Bow Creek (242m southwest) Relevant information within a 250m radius of the site Historical potentially contaminating activities (based on mapping data) Onsite Open land 1868 1896 Allotment gardens 1910 1979 Sports Centre 1976 1979 Three Mills Green present As for intermediate, see left As for intermediate, see left As for intermediate, see left River Terrace Deposits - Minor Aquifer High Leaching Potential of Soils (U)
2
Main As for intermediate, see left
Offsite Three Mills distillery (directly adjacent to south) 1896 1979
Appendix 9 Page 31
Land Quality Site considerations Intermediate Three Mills studios (directly adjacent to south) present Numerous electrical substations (closest located 6m south) 1950 1987 Numerous tanks contents unknown, potentially fuel related surrounding the site (closest located 13m south) 1893 1970 Plastic goods, all general manufacture (38m west) 1896 1950 Factory use not specified (46m west) 1899 present Blue works (47m west) 1896 1948 Distillery (55m west) 1976 present Wharf operations / transport support and cargo handling (63m northwest) 1948 Asphalt works (64m west) 1896 1954 Historical building plans listing paint based oils (107m east) 1958 Tar and printing works (108m northwest) 1868 Dyes and pigments manufacture (117m northwest) 1882 Depot (149m northwest) present Cork and carpet works (168m northwest) 1868 Chemical manufacturing, general (184m southeast) 1896 1951 Historical building plans listing gas storage (188m west) 1961 1970 Imperial works (188m southwest) 1868 Works use not specified (189 west) present Printing ink works (204m northwest) 1868 Tredeger Wharf (210m west) present Chemical works (216m west) 1868 Main
Appendix 9 Page 32
Land Quality Site considerations Intermediate London Tilbury and Southend railway (223m south) 1868 present Oil industry facilities (closest located 228m north) 1950 1961 Abbey Mills Pumping Stations (227m northeast) Pollution incidents to controlled waters Nine Oils unknown, minor incident (60m west) Miscellaneous unknown, minor incident (61m west)Unknown sewage, minor incident (100m southwest) Oils unknown, minor incident (109m south) Chemicals unknown, minor incident (160m south) Chemicals unknown, minor incident (160m west) Chemicals unknown, minor incident (161m west) Chemicals unknown, minor incident (177m southwest) Chemicals unknown, significant incident (178m northwest) Landfill sites Other waste sites None One Waste Treatment Site Scrapyard, very small (less than 10,000 tonnes per year). Status operational. (180m west) Registered radioactive substances Fuel stations/Depots Contemporary trade directory entries None None One Scrapyard, active (180m west) As for intermediate, see left As for intermediate, see left As for intermediate, see left As for intermediate, see left As for intermediate, see left As for intermediate, see left Main
Appendix 9 Page 33
Land Quality Site considerations 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 1) Distillery 2) Tanks contents unknown 3) Electrical substations 5) Plastic goods manufacture 6) Factory use not specified 7) Wharf operations (transport support and cargo handling) 8) Asphalt works Potential contamination pathways to site (Conceptual Site Model)
3
Intermediate
Main
Distance and direction to site 1) Onsite and directly adjacent to site
Contaminants 1) Metals, PAHs, TPH
Activity As for intermediate, see left
Distance and direction to site As for intermediate, see left
Contaminants As for intermediate, see left
Potential site contaminants derived from offsite sources and transported to site
1) directly adjacent to site 2) closest located 13m south 3) closest located 6m south 5) 38m west 6) 46m west 7) closest located 63m northwest 8) 64m west
1) Metals, Nitrogen compounds 2) Metals, PAHs, TPH, Solvents 3) PCBs 5) Metals, PAHs, TPH, Solvents 6) Metals, PAHs, TPH, Solvents 7) Metals, TPH, PAHs 8) TPH, PAHs, Phenols, Solvents
Source 1: A1, A2, A3, B4, C5 Source 2: D6, E1, F7 Category 2 Assessed as Medium Risk
Contamination category
Appendix 9 Page 34
Land Quality Site considerations Summary Intermediate Main
The site is considered less suitable for use as either an intermediate or main shaft site based on the moderate potential for contamination of the site to have occurred, specifically from distillery works, storage tanks, chemical works, asphalt works and wharf operations located 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 as well as ground gas risks. Additionally, the potential exists for contaminants to be drawn to the deeper aquifer if deep drilling/construction is undertaken on the site and for migration to surface water receptors to occur through groundwater transport. 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 source-pathway-receptors.
Notes
Appendix 9 Page 35
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

Site Suitability Report S85NM: Three Mills Green

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Spring 2010

Site Suitability Report S85NM

100-RG-PNC-S85NM-900001 | Spring 2010

Site Suitability Report S85NM

SITE SUITABILITY REPORT S85NM

SITE INFORMATION 2.1 2.2 Site and surroundings Type of site

9.3 9.4 9.5 9.6 9.7 10

Site Suitability Report S85NM

Site Suitability Report S85NM

2 2.1 2.1.1 2.1.2

Site Suitability Report S85NM

4 4.1 4.1.1 4.1.2

Site Suitability Report S85NM

Site Suitability Report S85NM

5.2 5.2.1 5.2.2

5.3 5.3.1 5.4 5.4.1

Site Suitability Report S85NM

Site Suitability Report S85NM

Site Suitability Report S85NM

Site Suitability Report S85NM

Site Suitability Report S85NM

Site Suitability Report S85NM

Site Suitability Report S85NM

Site Suitability Report S85NM

Site Suitability Report S85NM

Site Suitability Report S85NM - Appendices

Site Suitability Report S85NM Appendix 1

APPENDIX 1 SOURCES OF INFORMATION

Site Suitability Report S85NM Appendix 1

Property Multimap/Live maps

Site Suitability Report S85NM Appendix 2

APPENDIX 2 SITE LOCATION PLAN

Area of Main Map

0 37.5 75 150 Metres 225 300

Map Ref : .......101PL-SS-00689 Date : .............2009/11/18 Projection : .....British National Grid

Thames Water Utilities

APPENDIX 2 S85NM SITE SITE LOCATION PLAN

Site Suitability Report S85NM Appendix 3

APPENDIX 3 PLANNING AND ENVIRONMENT PLANS

Three Mills Green

! ! Major Leisure Attraction Regeneration Areas Area of Main Map

Major Opportunity Zone ! !

Three Mills Lock

Map Ref : .......101PL-SS-00653 Date : .............2009/11/26 Projection : .....British National Grid

Thames Water Utilities

APPENDIX 3A S85NM SITE PLANNING AND ENVIRONMENT PLAN

! ! ! ! ! Three Mills Green ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

Deficiency ! District ! ! ! Park ! ! ! ! ! ! ! !

Sites of Nature ! ! ! ! ! ! ! ! ! ! ! ! ! Conservation Importance ! ! ! ! ! ! ! ! ! ! ! ! ! Open Spaces ! ! ! ! ! !

Area of Main Map

! Three ! ! Mills ! Green ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

Map Ref : .......101PL-SS-00654 Date : .............2009/11/26 ! Projection : .....British National Grid

Thames Water Utilities

North Wharf Road, Paddington, London W2 1AF

APPENDIX 3B S85NM SITE PLANNING AND ENVIRONMENT PLAN

Three Mills Green

Local Authority Boundary Short Listed Shaft Sites