Frequently Asked Questions

Below you can find the answers to frequently asked questions on the proposals for Lea Bridge Gasworks

If you have any further questions, please do not hesitate to get in contact with the team via the Contact page.

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We had hoped to start preparing the site for construction work in 2022 following the approved planning application for the project in December 2020. Since then we have been reviewing our plans for the site due to new fire safety measures and the changing costs of materials and labour.

We want to reassure our neighbours that we are still open to dialogue about our plans for land remediation and construction.

 

St William’s vision is to transform a 6.2-acre redundant utility site into a thriving addition to the existing Lea Bridge community. Our updated proposals will deliver:

  • Approximately 670 new homes
  • 35% of which will be affordable homes
  • Buildings between 4-21 storeys in height, with the additional height located away from the Clementina Estate
  • Additional play space, a new public art trail, and a new social and community use
  • A 50-place children’s nursery

St William is committed to developing the proposals.

The proposals will provide 652 homes with a mix of 1 beds (307 homes), 2 beds (268 homes) and 3 beds (77 homes).

The proposals will deliver approximately 670 new homes, 35% of which will be affordable homes.

This will be secured via a legally binding Section 106 Agreement.

 

It is estimated the development would have approximately 1,400 residents if fully occupied.

The affordable housing is to be spread  throughout the development and is proposed in blocks B, C, F, I and H.

 

In addition to delivering c. 670 much-needed new homes including 35% affordable, the updated proposals seek to provide a 50-space children’s nursery, create two new links through to Leyton Jubilee Park and over two acres of landscaped public realm and children’s play areas that will be accessible to all.

We are also cleaning up a former gasworks and opening it up for the first time.

 

Ten new buildings were proposed ranging in height from four storeys adjacent to existing properties, and 20 and 21 storeys adjacent to Leyton Jubilee Park.

This massing responds to the existing local context of the Clementina Estate and the opportunity to deliver buildings with greater height adjacent to the park. The planning submission will include a detailed technical assessment of the impact of the proposed massing in relation to existing context.

We have tested the new proposals in respect of overshadowing to surrounding gardens and this remains fully compliant which means there would be an imperceptible impact.

The placement of lower buildings adjacent to existing properties on Clementina Road and Perth Road has enabled us to ensure there will be no noticeable impact on daylight within existing homes.

A full daylight and sunlight impact assessment will be carried out ahead of the planning application.

Yes, there will be a buffer of planting against the rear boundary of properties on Clementina Road set against the existing rear boundary walls

 

A 2m high brick wall will be constructed around the PRS.

St William with carry out maintenance of the public spaces and this will form part of the service charge of the new homes.

No, the development will be open to all and provide a link through to Jubilee Park.

The play equipment has been chosen for each of the spaces proposed to create appropriately designed  play spaces.

 

Surveys have found that the existing biodiversity and ecological value of the site is low given its previous use. The remediation process will require the removal of shrubs and trees that have grown since activity on the gasworks site stopped, including the former tennis court area. All of the existing trees on the boundary with Leyton Jubilee Park will be kept and protected where possible. We are also planting over 150 new trees and will ensure the completed development delivers a net biodiversity gain compared to the current condition.

A sustainable drainage strategy is contained within the proposals to manage any surface water generated through the development and in addition the proposed buildings have been designed to prevent any additional risk of local flooding. Details of these strategies are included within the application along with an Energy Strategy detailing our approach to achieving the level of Carbon Reduction required by Planning Policy.

More information can be found in Ecological Assessment, Energy Strategy, Tree Survey and Flood Risk Assessment for the previous planning application.

More information can be found in Transport Assessment for the previous planning application.

Signage will be used to try and stop this type of activity occurring but this is a problem if public access is open which we want it to be.

Compared to some of the larger more complex sites, Lea Bridge Gasworks is relatively small, and the former infrastructure was predominantly related to gas storage only. Therefore, most of the contamination is generally restricted to a few specific shallow areas of the site. The site has previously been remediated by National Grid, removing a significant volume of contaminated material. This means it is practical for any remaining shallow soils that require remediation (i.e. not suitable for direct on-site re-use) to be removed from the site, and no active soil treatment needs to take place on the site. St William and its specialist remediation contracting and environmental consultancy supply chain has extensive experience in the remediation and redevelopment of gasworks sites, helping inform our approach and consideration to our stakeholders and local residents.

Extensive soil (site investigation) and air testing (baseline monitoring) has already taken place, to delineate and define how contaminated the soil and groundwater is, and to establish the background levels of air quality and odour.

During the proposed land remediation and enabling works phase, weekly reports will detail results from air quality monitors on the site boundary.

When more sensitive work is taking place (e.g. excavating known soil ‘hotpots’) there will be additional testing to monitor changes in real time. If significant increases are detected, investigations will take place and work paused whilst suitable mitigation and control measures are implemented in accordance with the Air Quality (VOC) and Odour Management Plan.

The contaminants detected at the site are generally typical of most brownfield sites proposed for redevelopment, such as railway sidings, industrial sites and former gas works.  The contamination comprises a mixture of organic (hydrocarbon based) and inorganic substances.

 

As with many brownfield sites and construction projects, there is a potential for odours to be generated during remediation and enabling works. Odour is defined as a construction nuisance, is highly subjective and not a risk to health. St William understands that anxiety around this issue can be a cause for concern to local residents. Any odour generated from site activities will be closely monitored in conjunction with the approved Air Quality (VOC) and Odour Management Plan. If odours are deemed to be generating an off-site nuisance, these will be investigated promptly and any mitigation measures and controls reviewed to prevent further nuisance issues.

No. Odour nuisance is highly subjective and not considered a risk to human health, however there are chemicals that contribute to poor air quality that also have an odour that can sometimes represent a risk to human health. An odour does not necessarily mean that the concentrations of contaminants present represent a toxicological health risk and conversely, there can be health risks from certain contaminants without there being a distinctive odour, such as vehicle emissions.

Our investigations have indicated that the groundwater under the site is already contaminated by the site’s previous use as a gasworks and gas storage. Our remediation work will reduce the contamination in the soils and groundwater, and provide environmental improvement to the surrounding area long term. Groundwater beneath the site could form part of the base flow to the River Lea.  The planned remediation of groundwater at the site has therefore been designed to be protective of the River Lea, and ultimately mitigate contaminant migration risk.

  • Extensive environmental monitoring (noise / dust / VOC / odour / vibration)
  • Temporary covers/sheeting over odorous materials
  • No excavation or disturbance of potentially odorous soils during out of hours work
  • Lorries avoiding schools and residential areas by using the new access from Orient Way
  • Water misting with odour suppressant at the site boundary and at source
  • Odour suppressant foam for short term odour control at the excavation face or stockpile
  • A selective and planned approach to the excavation of contaminated soils.

 

No, contaminated soil that does not meet the re-use criteria will be removed from the site via road haulage and treated at a specialist off-site facility (where possible) for beneficial re-use. This promotes best practice under the waste hierarchy and meets St William’s sustainability targets to reduce our environmental impact.

A new access to the site has been constructed from Orient Way. All construction traffic will use this access so the Clementina Estate will not be exposed to this construction disruption. Only in special circumstances will access from the Clementina Estate be required, and this will be publicised in advance if required.

The baseline ‘sniff tests’ recorded odours including exhaust fumes and background urban pollution at low/ medium intensities and were assumed to relate to off-site sources. From our sniff tests and air quality monitoring we concluded that odours and VOCs are present at low level background concentrations prior to any works starting on-site.

Yes. The monitoring we plan for dust and air quality, which will include VOCs, will be carried out by a specialist environmental consultant. Baseline monitoring at multiple locations around the site boundary and wider community network will be conducted prior to works commencing on-site. This process ensures that any changes from the baseline conditions during construction can be tracked, and where required controls implemented to mitigate any construction nuisances, such as dust and odour.

This is subject to achieving planning permission for the current scheme, but we would like to start at the end of 2024.

St William aim to carry out extensive baseline air quality monitoring. A detailed plan describing baseline monitoring techniques and associated testing locations will be presented and shared with Stakeholders and local residents to show our commitment to managing and monitoring construction nuisances during the regeneration of Lea Bridge Gasworks.

Monitoring equipment will be set up at locations around the boundary of the site, meaning that issues would be identified without needing to intrude into neighbours’ homes. VOCs and particulates can often be found inside people’s homes from common household objects and substances, therefore these could be picked by monitoring equipment in the home.

 

Monitoring for VOCs and odour will be carried out during the remediation and earthworks only. Dust monitoring will take place throughout the entire construction period.

We will be testing for PM 2.5. The following construction nuisances shall be tested for; Noise, Vibration, Odour / VOCs and Dust. We will be undertaking monitoring for PM10 dust and PM2.5, however the threshold is set by Local Planning Authorities at PM10 only.

The monitoring regime for Lea Bridge will include particulate monitoring for dust, and VOC monitoring based on two testing techniques. These are; live monitoring for Total VOCs, and passive monitoring via Tenax tubes to define multiple organic compounds at extremely low concentrations in the atmosphere.

Yes – The remediation strategy for Lea Bridge Gasworks will be delivered to a Residential end-use. This standard is more protective of the environment and human health than a commercial or industrial end-use.

Yes – a number of changes have been made since the Orient Way land, west of the Lea Bridge Site, was remediated in 2006. This includes the introduction of Land Contamination Risk Management (LC:RM), which is the updated (2020) Government Guidance for how a contaminated Site is assessed and any subsequent Remediation Strategy developed. The LCRM guidance also defines how the Site Remediation works are validated on completion by the Environment Agency, as the Statutory Consultee to the Local Planning Authority.

Yes – The Remediation works will be delivered by a specialist contractor, overseen by our Environmental Consultant team. The works are monitored throughout and the results are provided in a detailed Verification and Validation report under Land Contamination Risk Management Guidance. The report is subsequently submitted to the Council and Environment Agency (as the statutory consultee) for approval. The Validation report provides the required evidence that the works have met the agreed specification (Council- approved Remediation Strategy). No occupation of a building or phase is permitted until the associated Condition for contaminated land has ultimately been discharged through the planning regime.   This verification report will be published on the planning portal for access by the public once it has been through the above process.

No, we have built an access road from Orient Way – only in special circumstances will access from the Clementina Estate be required, and this will be publicised in advance if required.

The drainage strategy is a self sufficient strategy to deal with the application site.   If the Lea Bridge Station sites comes forward to construction we will liaise closely with them on the drainage strategy and any decontamination.

The approved Remediation Strategy takes into consideration the risk to groundwater contamination, and includes a form of groundwater treatment to facilitate environmental betterment of the current Site conditions. Our foundation works risk assessment outlines the chosen foundation solution based on the building typology and proposed heights. We do not anticipate any significant change from the previous assessment.  However, if there is a change this will be incorporated into a new risk assessment.  The piling methodology is based on the Environment Agency approved technique for working on brownfield contaminated Sites.

Yes, the team are aware of this.  As part of the consented scheme a full assessment of the drainage and flood risk was carried out.  This has been reviewed to assess the impact of the increased proposals. The consented and revised scheme would improve the flood protection for the area. The impact will be assessed within the application.

The water table will not change based on the proposed development. The proposed Remediation Strategy (which includes a form of groundwater treatment) and Foundation Works Risk Assessment are regulatory approved documents to facilitate long term betterment of the current groundwater conditions.

This is subject to planning permission but we would like to start at the end of 2024 to commence the remediation and enabling works for approximately one year. Construction would complete in five years.

Yes, as part of the planning process we are required to assess the cumulative impact of approved planning permissions in the vicinity to assess the impacts on transport, health and a whole host of other considerations.

The Health & Safety Executive regulate development around utility assets through various regulations including COMAH and PADHI. A Pressure Reduction Station (PRS) is low risk, and can be built around safely with measures contained within the compound. Pressure Reduction Statements are a common feature on St William sites given their historic use for gas infrastructure, and we have an established track record in delivering safe schemes that incorporate a PRS.

A nursery for 50 children, a small private gym for residents, and an additional community space which could be used in several different ways.

Our child play strategy is set out in Section 5.9 of the Design & Access Statement (page 90). Target groups are 0-5s and 5-11s, building on London Plan guidance set out in the Supplementary Planning Guidance on Play and Informal Recreation. It also builds on our assessment of existing provision in the area, which identified play and open space provision already within walking distance of the site. We have responded to this analysis by providing a children’s play area right by the entrance on Clementina Road where it is closest to existing properties, and a mixture of doorstep playable space, play on the way and two play areas.

Both Transport for London and Waltham Forest encourage new developments to prioritise walking, cycling and public transport use, as part of a shift away from a reliance on cars. We have assessed the potential impact of the additional trips on local transport as part of our Transport Assessment. Given the number of bus services as well as the increased number of train services now provided from Lea Bridge Station, the additional trips are not anticipated to have a noticeable impact on the capacity of the local public transport network.

These issues are being addressed in the Council’s current consultation on the Lea Bridge Area Framework, which will plan to address the infrastructure and public services improvements needed to manage the planned growth in the area. The development will deliver significant payments of Community Infrastructure Levy and Section 106 to the Council that will be set out in the planning application and agreed during the determination. The Council will be able to direct these payments to address the infrastructure and public service needs of the Lea Bridge area.

 

 

We understand the strong demand for a new primary heath care facility. We have started discussions with the local Clinical Commissioning Group about whether our site could be suitable for this facility. We are interested to know whether local people think this is the right location for a primary health care facility.

St William is committed to retaining the existing trees on the site boundaries with Leyton Jubilee Park, which are on council-owned land. We have been careful to ensure that their root areas are protected during the remediation, as well as taking care in the design and placement of the proposed buildings to avoid root protection areas.

Improving connectivity within Lea Bridge is at the heart of our proposals. Our understanding is that the footbridge is jointly controlled by Network Rail, Waltham Forest Council and the Secretary of State for Transport, spanning almost 100 metres across an operational railway sidings, the railway line itself and the Orient Way highway. Replacing or upgrading it would be a complex and significant project that St William is not in a position to lead. Our proposals will contribute in excess of £5m in Community Infrastructure Levy contributions towards social infrastructure projects led by the Council and Greater London Authority.

The cumulative impact will be assessed, and is subject to the confirmed start on site of other projects.

We will liaise with other projects in the local vicinity to coordinate with them, subject to the stage they are at with construction.

St William will complete comprehensive baseline monitoring prior to the commencement of our on-site construction activities. This initial monitoring will provide data on any other construction works that are on-going in the local area at that point in time.

Hoarding will be erected for the main building works as appropriate.  Noisy plant or equipment will be situated as far as possible from noise sensitive buildings and orientated in such a way that noise is directed away from sensitive areas wherever possible

If this becomes and issue we will look into possible controls being introduced to mitigate this.

An assessment of the existing utilities infrastructure will be carried out and works carried out if required.

The water supply was assessed as part of the previous consent and we will carry out water capacity modelling with Thames Water for the increased number of homes.

As above.

The details of the waste strategy are to be finalised.  All waste collection will take place from the designated service areas adjacent to blocks, and all servicing will take place from Orient Way.

The development will deliver significant payments of Community Infrastructure Levy and Section 106 to the Council that will be set out in the planning application and agreed during the determination. The Council will be able to direct these payments to address the infrastructure and public service needs of the Lea Bridge area.

Both Transport for London and Waltham Forest Council encourage new developments to prioritise walking, cycling and public transport use, as part of a shift away from a reliance on cars. We have assessed the potential impact of the additional trips on local transport as part of our Transport Assessment. Given the number of bus services as well as the increased number of train services now provided from Lea Bridge Station, the additional trips are not anticipated to have a noticeable impact on the capacity of the local public transport network.

Not on the site as the footfall would not sustain a mini supermarket.

Contributions to improve the transport network will be included as part of the new planning permission to potentially improve cycle lanes and provide a new bus stop along Orient Way.

We are unable to accommodate older children play as part of the scheme.  We will discuss the potential for improvements to the adventure playground at Jubilee Park with Waltham Forest Council during the application.

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