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CONSTRUCTION
SUPPLEMENTARY PLANNING GUIDANCE
APRIL 2014
COPYRIGHT
GREATER LONDON AUTHORITY
April 2014
Published by
Greater London Authority
City Hall
The Queen’s Walk
More London
London SE1 2AA
www.london.gov.uk
enquiries 020 7983 4100
minicom 020 7983 4458
Crown Copyright
All rights reserved. GLA 10032216 (2014)
Project team – Celeste Giusti, Jane Carlsen, Jorn Peters, Katie Watson, Andrew Barry-Purssell,
Jonathan Brooker, Alex Green, Peter Heath, Ross Hudson, Simon Wyke, Kizzian Owen, Elliot Treharne,
Pete Daw, Peter North, Peter Massini, Matthew Thomas, Jonathan Pauling, Kevin Reid, Alex Nickson,
Doug Simpson, David Solman, Nicola Whittle, Steve Walker, Stephen Moorcroft, Adam Clegg, Paola
Guzman, Gillian Morgan, Alison Ingleby and Jonathan Williams.
The Mayor would like to thank those who contributed to this document by sharing case studies,
photographs and responding to the consultation.
This guidance will form part of the over-arching Sustainable Design and Construction
Portfolio. It is currently envisaged that it will have 2 parts:
APRIL 2014
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
CONTENTSI
MAYOR’S FOREWORD vii
CHAPTER 1 INTRODUCTION 1
Background 2
Sustainable design and construction 3
The national and London context 6
This Supplementary Planning Guidance 7
APPENDICES 119
Appendix 1 London Plan policies 120
Appendix 2 Relevant legislation and national guidance 123
Appendix 3 Mayoral Strategies and Supplementary Planning Guidance 126
Appendix 4 Housing SPG Standards 128
v
INTRODUCTION
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
1.1 BACKGROUND
be essential to minimise the need for
further energy infrastructure to support
1.1.1 London’s size, density and the age of its London’s growing population and
infrastructure have led to the reliance on economy and their increasing demand
resources beyond its borders, incidence for energy to run equipment. London is
of pollution, and the inefficient use of progressing to ensure resilient energy
some resources. For example, on average infrastructure5, including low carbon
Londoners use approximately 167 litres energy infrastructure is provided.
of potable water per person per day1.
This is 14% more than the England and 1.1.4 Whilst carbon dioxide emissions in
Wales average, despite London already London are relatively low, the location,
being in one of the driest parts of the size and development patterns of London
country. When it rains heavily, the sewer make it susceptible to the impacts of
interceptors overflow 60 times a year, climate change. The predicted impacts
releasing 39 million cubic metres/tonnes of climate change, without measures
of diluted but untreated sewage into the taken to address the anticipated
Thames2. London continues to exceed effects, include increased flooding
EU limit values for nitrogen dioxide from rivers and due to the increased
(NOx) and remains at risk of exceeding number of intense storms, overheating
EU limit values for particulate matter within buildings, potentially poorer air
(PM10), which can cause serious health quality and greater pressure on building
problems and reduces the quality of life foundations and vegetation due to the
of Londoners3. shrinkage and swelling of the soil.
1.1.2 However, London’s characteristics have 1.1.5 With a growing population and economy,
also enabled the efficient use of land and it is essential London has sufficient
the provision of large scale infrastructure infrastructure and access to resources,
including low carbon public transport. whilst considering the potential
London’s carbon dioxide emissions at impacts of a changing climate and the
5.9 tonnes per person per year are the exposure of its residents, workers and
lowest in the country (on a regional visitors to pollution. In addition, these
basis), well below the UK average of 7.1 resources need to remain of a sufficient
tonnes (2008)4. This is, in part, due to standard for consumption to support a
high usage of public transport compared growing economy. To ensure a healthy
to the greater reliance on private cars environment, pollution and waste across
outside the capital. London needs to be prevented and
reduced.
1.1.3 The use of energy is changing, with
a significant growing demand for 1.1.6 London cannot tackle climate change
electricity, including from our homes alone, however it can lead on measures
but especially from large office to mitigate and adapt to climate change
developments. Reducing demand so that London becomes a world leader
through improving the energy efficiency in improving the environment, not only
of existing and new development will ensuring the resilience of London but
3
influence the amount of resources used between design figures and actual
during a development’s construction, readings.
occupation and management.
CLIMATE CHANGE ACT 2008
1.2.4 London imports most of the materials it
requires for development and to sustain The Climate Change Act sets legally binding
Londoners and business. However many greenhouse gas emission reductions targets of
resources are diminishing or becoming at least 80% by 2050 (with an interim target
more difficult to access and their use, of 26% by 2020) against a 1990 baseline,
such as combustion of fuels for energy, which are to be achieved through action taken
has led to local pollution such as poor in the UK and abroad.
air and water quality as well as global
concerns such as climate change. The BUILDING REGULATIONS
reduced use of materials has economic
benefits whilst addressing environmental The Building Regulations set out statutory
and health concerns. standards developments are to meet. These
standards cover measures including energy
1.2.5 It is generally acknowledged that efficiency, water efficiency, sanitation, fire
designing in sustainability measures safety, sound resistance and ventilation. Part
at the outset of a development’s L of the Building Regulations covers energy
design can minimise any additional efficiency and sets out the maximum carbon
perceived costs. Therefore it is essential dioxide occupied buildings are to emit. The
designers consider the guidance in this Government has stated that Part L of the
Supplementary Planning Guidance (SPG) Building Regulations will be tightened in
at the inception of their development 2013 and again in 2016 when it will set out
and during procurement and construction the requirement for ‘zero carbon’ residential
stages, setting clear targets from the properties.
outset. Part G of the Building Regulations seeks
to limit the domestic use of water. This is
1.2.6 Some assessment tools enable a building assessed using a water calculator, which is the
to be monitored once it has been same as that used for the Code for Sustainable
completed. Various studies9 have shown Homes11
that there is often a gap between the
predicted energy use (and therefore
carbon dioxide emissions) buildings
are designed to achieve and how they
perform once they are occupied. Various
organisations are carrying out research
into why there is this gap and whether
there are ways to address this. One
example of this research is CarbonBuzz10,
which provides a tool that collects
anonymous building energy consumption
data to highlight the performance gap
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
1.4.6 A list of the relevant Mayor’s strategies 1.4.9 Whilst the guidance in this SPG should be
and Supplementary Planning Guidance followed to ensure the design enables the
on this issue is provided in Appendix 3. fullest contribution to sustainable design
Whilst guidance in this SPG builds on and construction objectives it needs
published policies on the London Plan, to be tailored to cater for the specific
the Mayor welcomes innovative solutions characteristics of the development.
9
Greater London Authority Act 1999 (as Mayor’s priorities and best practice
amended) it is a material consideration approaches for sustainable design and
in drawing up local and neighbourhood construction:
plans and in taking planning decisions.
NATIONAL GUIDANCE
PLANNING POLICY STATEMENT
NATIONAL PLANNING
POLICY FRAMEWORK
Control of Dust
Sustainable Design
and Emissions
and Construction
From Construction
SPG
and Demolition SPG
LOCAL
DEVELOPMENT
FRAMEWORK (LDFs)
Core Strategy
DEVELOPMENT PLAN
DOCUMENTS (DPDs)
RESOURCE MANAGEMENT
LAND
Optimising the use of land
Mayor’s Priority London Plan policy
Through both their Local Plans and planning decisions, 1.1, 2.6, 2.7, 2.8, 2.9, 2.10,
boroughs should ensure development patterns reflect the 2.11, 2.12, 2.13, 2.14, 2.15,
strategic spatial vision for London’s growth as set out in 2.16, 2.17, 2.18, 3.3, 6.1
Chapter 2 of the London Plan.
Mayor’s Priority London Plan policy
Through both their Local Plans and planning decisions, 1.1, 3.3
boroughs should aim for 100% of development to be delivered
on previously developed land.
Mayor’s Priority London Plan policy
Developers should optimise the scale and density of their 3.4, 4.3, 7.6
development, considering the local context, to make efficient
use of London’s limited land.
Basements and lightwells
Mayor’s best practice London Plan policy
Where there is pressure for basement developments, boroughs 3.5, 5.12, 5.13, 5.14, 7.13,
should consider whether there are any particular local 7.19, 7.21
geological or hydrological issues that could particularly effect
their construction, and adopt appropriate policies to address
any local conditions.
Mayor’s Priority London Plan policy
When planning a basement development, developers should 5.12, 5.13, 7.13, 7.19
consider the geological and hydrological conditions of the site
and surrounding area, proportionate to the local conditions,
the size of the basement and lightwell and the sensitivity of
adjoining buildings and uses, including green infrastructure.
Mayor’s Priority London Plan policy
When planning and constructing a basement development, 5.3, 5.18, 6.3, 7.14, 7.15
developers should consider the amenity of neighbours.
Local food growing
Mayor’s Priority London Plan policy
To protect existing established food growing spaces. 2.18, 3.2, 5.3, 5.10, 5.11,
7.18, 7.22.
Mayor’s best practice London Plan policy
To provide space for individual or communal food growing, 2.18, 3.2, 5.3, 5.10, 5.11,
where possible and appropriate. 5.21, 7.18, 7.22.
Mayor’s best practice London Plan policy
To take advantage of existing spaces to grow food, including 2.18, 3.2, 5.3, 5.10, 5.11,
adapting temporary spaces for food growing. 5.21, 7.18, 7.22.
Residential buildings
Year Improvements beyond 2010
Building Regulations
1st October 2013 - 2016 40 per cent
2016 - 2031 Zero carbon
Non-domestic buildings
Year Improvements beyond 2010
Building Regulations
1st October 2013 - 2016 40 per cent
2016 - 2019 As per the Building Regulation
requirements
2019 - 2031 Zero carbon
Developers should assess the potential for their development 5.5, 5.6
to:
• connect to an existing district heating or cooling network;
• expand an existing district heating or cooling network, and
connect to it; or
• establish a site wide network, and enable the connection of
existing buildings in the vicinity of the development.
Mayor’s Priority London Plan policy
Where opportunities arise, developers generating energy or 5.5, 5.6
waste heat should maximise long term carbon dioxide savings
by feeding the decentralised energy network with low or zero
carbon hot, and where required, cold water.
Renewable energy
Mayor’s Priority London Plan policy
Boroughs and neighbourhoods should identify opportunities 5.4, 5.7
for the installation of renewable energy technologies in their
boroughs and neighbourhoods.
Mayor’s Priority London Plan policy
Major developments should incorporate renewable energy 5.7
technologies to minimise overall carbon dioxide emissions,
where feasible.
Carbon dioxide off-setting
Mayor’s Priority London Plan policy
Boroughs should establish a carbon off-set fund and identify 5.2, 5.4
suitable projects to be funded.
Where developments do not achieve the Mayor’s carbon 5.2, 5.4
dioxide reduction targets set out in London Plan policy 5.2, the
developer should make a contribution to the local borough’s
carbon dioxide off-setting fund.
Retrofitting
Mayor’s Priority London Plan policy
Boroughs should set out policies to encourage the retrofitting 5.4, 5.15
of carbon dioxide and water saving measures in their borough.
Mayor’s Priority London Plan policy
Where works to existing developments are proposed developers 5.4, 5.15
should retrofit carbon dioxide and water saving measures.
Monitoring energy use
Mayor’s best practice London Plan policy
Developers are encouraged to incorporate monitoring 5.2, 5.3
equipment, and systems where appropriate to enable occupiers
to monitor and reduce their energy use.
Supporting a resilient energy supply
Mayor’s best practice London Plan policy
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
POLLUTION MANAGEMENT
Land contamination
Mayor’s Priority London Plan policy
Developers should set out how existing land contamination 3.2, 5.3, 5.21
will be addressed prior to the commencement of their
development.
Mayor’s Priority London Plan policy
Potentially polluting uses are to incorporate suitable 3.2, 5.3, 5.21
mitigation measures.
Air quality
Mayor’s Priority London Plan policy
Developers are to design their schemes so that they are at 7.14
least ‘air quality neutral’.
Mayor’s Priority London Plan policy
Developments should be designed to minimise the 5.3, 7.14
generation of air pollution.
Mayor’s Priority London Plan policy
Developments should be designed to minimise and mitigate 3.2, 5.3, 7.14
against increased exposure to poor air quality.
Mayor’s Priority London Plan policy
Developers should select plant that meets the standards for 7.14
emissions from combined heat and power and biomass plants
set out in Appendix 7.
Mayor’s Priority London Plan policy
Developers and contractors should follow the guidance 5.3, 7.14
set out in the emerging The Control of Dust and Emissions
during Construction and Demolition SPG when constructing
their development.
Noise
Mayor’s Priority London Plan policy
Areas identified as having positive sound features or as 3.2, 7.15
being tranquil should be protected from noise.
Mayor’s Priority London Plan policy
Noise should be reduced at source, and then designed out of 3.2, 5.3, 7.6,.7 .15
a scheme to reduce the need for mitigation measures.
Light pollution
Mayor’s Priority London Plan policy
Developments and lighting schemes should be designed to 5.2, 5.3, 6.7
minimise light pollution.
Water pollution
Surface water runoff
Mayor’s Priority London Plan policy
21
In their aim to achieve a greenfield runoff rate developers 5.3, 5.13, 5.14
should incorporate sustainable urban drainage systems
(SuDS) into their schemes which also provide benefits for
water quality.
Mayor’s best practice London Plan policy
Encourage good environmental practice to help reduce 5.3, 5.13, 5.14
the risk from business activities on the London water
environment.
Mayor’s best practice London Plan policy
Encourage those working on demolition and construction 5.3, 5.14
sites to prevent pollution by incorporating prevention
measures and following best practice.
Wastewater treatment
Mayor’s Priority London Plan policy
Residential developments discharging domestic sewage 5.3, 5.14
should connect to the public foul sewer or combined sewer
network where it is reasonable to do so.
Mayor’s Priority London Plan policy
Commercial developments discharging trade effluent should 5.3, 5.14
connect to the public foul sewer or combined sewer network
where it is reasonable to do so subject to a trade effluent
consent from the relevant sewerage undertaker.
Mayor’s Priority London Plan policy
Developments should be properly connected and post- 5.3, 5.14
construction checks should be made by developers to ensure
that mis-connections do not occur.
PHOTO DESCRIPTION
SOLAR PANELS, CITY HALL
Chapter 2
RESOURC E
MANAGEMENT
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
2.1 INTRODUCTION
2.10, 2.11, 2.12, 2.13, 2.14, 2.15, 2.16,
2.17, 2.18, 3.3, 6.1
2.1.1 London is a growing city with a limited
supply of land for economic, residential, Through both their Local Plans and planning
recreational and natural land uses. decisions, boroughs should aim for 100% of
Therefore it is essential that developers development to be delivered on previously
make the most of the opportunities developed land.
provided by their site, based on its London Plan Policy 1.1, 3.3
specific circumstances. Buildings and
their surrounding should be designed Developers should optimise the scale and
and built to improve the local and wider density of their development, considering
environment and minimise their demand the local context, to make efficient use of
on wider resources including land, London’s limited land.
energy, water and materials. This also London Plan Policy 3.4, 4.3, 7.6
helps to minimise the need for expensive
physical infrastructure. 2.2.2 Chapters 2 and 6 of the London
Plan include a range of policies on
2.2 LAND development and transport that set out
a hierarchy for spatial growth across
KEY GUIDANCE AREAS London. This hierarchy for growth should
be reflected in boroughs’ Local Plans as
2.2.1 This section of the SPG provides well as neighbourhood plans. In addition,
guidance on the following key areas: London Plan policy 2.13 identifies the
most suitable areas for the intensification
• optimising the use of land, including of development based on the amount
through optimising density and design, of land available for regeneration and
considering the accessibility of the site improved local transport capacity. At
and its local context; a local level, boroughs should identify
• the excavation of basements and land suitable for intensification and the
lightwells, including giving consideration potential uses for these sites in their Site
to ground and surface water flooding, Allocation Documents, Area Action Plans
land stability, impact on neighbours and or Neighbourhood Plans.
the local environment; and
• local food growing. 2.2.3 Through careful design, developers
should ensure their schemes optimise
OPTIMISING THE USE OF LAND
density. The design should enable the
development to sit comfortably within
MAYOR’S PRIORITIES
the local context and provide a high
Through both their Local Plans and quality living or working environment,
planning decisions, boroughs should ensure including the provision of amenity and
development patterns reflect the strategic open space. The delivery of sufficient
spatial vision for London’s growth as set out housing, employment space and
in Chapter 2 of the London Plan. supporting infrastructure on existing sites
London Plan Policy 1.1, 2.6, 2.7, 2.8, 2.9, will result in less pressure to development
25
open spaces and other green or public buildings and uses, including green
spaces . Recommended housing densities infrastructure.
are provided in London Plan policy 3.4 – London Plan Policy 5.12, 5.13, 7.6, 7.13,
Optimising housing potential and further 7.19
guidance is provided in the Mayor’s
Housing SPG and his emerging Character When planning and constructing a basement
and Context SPG . development, developers should consider the
amenity of neighbours.
SIGNPOSTS London Plan Policy 5.3, 5.18, 6.3, 7.14,
7.15
Housing density study. Maccreanor
Lavington Architects, Emily Greeves 2.2.4 Basements have formed part of London’s
Architects, Graham Harrington Planning built form for centuries and contribute
Advice. 2011. to the efficient use of London’s limited
This report, using images of real and land. These older basements, some
hypothetical housing schemes, highlights how forming part of the original building,
design and management can help optimise have generally been single storey. As
density in different local contexts. technology has improved, large multi-
http://www.london.gov.uk/priorities/ storey basements have been excavated as
planning/research-reports/planning-for- part of large commercial developments.
housing-publications More recently basements and lightwells
are being excavated below existing
BASEMENT AND LIGHT WELLS residential properties in areas where more
visible extensions are not supported by
MAYOR’S BEST PRACTICE the local planning policies. Whilst new
and extended basements to residential
Where there is pressure for basement properties provide additional living space,
developments, boroughs should consider they generally do not result in additional
whether there are any particular local residential units.
geological or hydrological issues that could
particularly effect their construction, and 2.2.5 Within certain limits the excavation of
adopt appropriate policies to address any local basements below the footprint of a
conditions. dwellinghouse may not need planning
London Plan Policy 3.5, 5.12, 5.13, 5.14, permission and therefore the planning
7.6, 7.13, 7.19, 7.21 system has limited control over these
excavations. These basements are
MAYOR’S PRIORITIES allowed by national regulations, the
General Permitted Development Order
When planning a basement development, (as amended)14. Lightwells are considered
developers should consider the geological an engineering operation and therefore
and hydrological conditions of the site and do require planning permission.
surrounding area, proportionate to the local
conditions, the size of the basement and 2.2.6 Where planning permission is not
lightwell and the sensitivity of adjoining required there is other legislation that
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
may provide some control over the • areas subject to tidal and/or fluvial
excavation of a basement. These include: flooding.
enclosed in pipes. Their path can still be capacity of the ground and could
traced through the lower ground level or therefore result in additional surface
local geology. water runoff from a site as well as
reduced capacity of the ground to act as
2.2.12 In areas where groundwater is close to a store for rain water. The latter principle
the surface, or where there is perched also applies to the soil beneath existing
water close to the surface a basement structures.
could potentially displace the water
or affect its flow. The displacement 2.2.16 To construct the basement, ground and
or change in flow could affect nearby surface water may need to be diverted
properties, especially if water is forced to keep the excavation and construction
to the surface. This effect can be area dry. The measures implemented to
exacerbated by cumulative basement protect the excavation must also prevent
developments as more water is diverted detrimental impacts on surrounding or
and diverted longer distances around downstream properties.
basements, potentially backing up
upstream from the basement and rising 2.2.17 Basements are vulnerable to all forms
to the surface, resulting in flooding. of flooding due to their subterranean
location. Where there is a known risk
2.2.13 The interruption or diversion of the flow of flooding boroughs may consider
of groundwater can have a detrimental restricting the use of basement for non-
impact on green infrastructure by habitable uses. The design of plumbing
reducing or removing its supply of water. within a basement should consider the
This effect has be found some distance potential for sewer flooding in the event
from the development. For example, the local drainage system becomes
basement developments upstream from overwhelmed. Section 3.4 provides
the springs around Hampstead Heath can further guidance for basements proposed
affect their flow and ultimately the flow in flood risk areas.
of water into the ponds on the Heath16.
2.2.18 Mitigation measures could include:
2.2.14 Mitigation measures could include:
• sustainable urban drainage systems,
• designing a basement so that a natural including soft landscaping;
or highly permeable drainage route is • careful design for flooding, including of
left around the basement. However the proposed plumbing system;
setting a basement in from the main • adequate drainage, preferably a system
walls of building can have technical that does not require pumping; and
engineering implications; and • sufficient escape routes or limiting the
• appropriate drainage, preferably a land use of basements.
system that does not require pumping.
2.2.19 Further guidance on preventing a
Surface water flow and flooding
development’s contribution to flooding
2.2.15 The construction of a basement under and flood resilient design can be found in
a garden will reduce the infiltration section 3.4 of this SPG .
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
Land stability
adjacent to a listed building, additional
2.2.20 The soil in steep areas or where soil has
17
protection applies to these buildings. In
been disturbed in the past can be less relation to listed buildings, an applicant
stable and therefore needs additional will need to consider carefully the
considerations when excavating a potential impact on the significance of
basement. Areas where there is a a heritage building as part of a listed
change in geological layers can also building consent application. Boroughs
have vulnerable land stability, due to may seek a management plan for
the different way the soils respond demolition and excavation works to, or
under different conditions. However, adjacent to a heritage asset.
even a basic excavation will result in
some movement of the surrounding soil. Archaeology
Therefore, careful consideration needs to
be given to how the existing foundations 2.2.24 The Greater London Archaeological
of both the development and adjoining Advisory Service (GLAAS), which is
properties are supported by the soil as effectively the County Archaeological
well as how the excavation works are Advisory Service for London housed at
supported. Boroughs may seek evidence English Heritage, requests that in sites
of this from the developer prior to the with known archaeological potential, a
commencement of construction works. desk based archaeological assessment,
prepared by an accredited archaeological
2.2.21 In addition to the movement of soil consultant is expected as part of any
around the excavation area, developers planning application. The applicant’s
need to carefully consider the interaction archaeologist will need to consult the
between of any adjoining buildings and Greater London Historic Environment
the development site. Carrying out works Record (GLHER) and other sources to
to the foundations of the development establish the archaeological interest
property could result in long term of the area, its topographical and
differential movement of this property geological context, and its land use and
and its attached neighbours. building history in order to establish the
archaeological potential of the site and
2.2.22 Mitigation measures could include: its environs.
The Town and Country Planning (General maintenance herbs and other edible
Permitted Development) (Amendment) plants have been incorporated into roof
(No. 2) (England) Order 2008 gardens or landscaping schemes.
http://www.legislation.gov.uk/
uksi/2008/2362/pdfs/uksi_20082362_ 2.2.30 In certain circumstance the non-active
en.pdf parts of large construction sites have
been used for food growing with
temporary growing containers and
LOCAL FOOD GROWING skips brought on-site. It is essential
that growers are certain the land used
MAYOR’S PRIORITIES
for growing is not contaminated. See
To protect existing established food growing section 4.2 for further details on land
spaces. contamination.
London Plan Policy 2.18, 3.2, 5.3, 5.10,
5.11, 7.18, 7.22. 2.2.31 Prior to designing a scheme’s landscape
or green infrastructure plan developers
MAYOR’S BEST PRACTICE should investigate the demand and
opportunities for providing food growing
To provide space for individual or communal space on their site. Developers should
food growing, where possible and appropriate. contact the relevant borough and Capital
London Plan Policy 2.18, 3.2, 5.3, 5.10, Growth to determine whether there is
5.11, 5.21, 7.18, 7.22. demand for food growing space in the
vicinity of the application site. Where
To take advantage of existing spaces to grow opportunities arise, especially where
food, including adapting temporary spaces for there is an organisation willing to manage
food growing. and maintain the space, food growing
London Plan Policy 2.18, 3.2, 5.3, 5.10, space should be secured through the
5.11, 5.21, 7.18, 7.22. planning application process. For phased
schemes this can be temporary growing
2.2.28 The Mayor’s Capital Growth programme18 space until that area of the site is
has shown the potential for growing food developed or permanent space provided
locally in London with the associated on the final developed site.
health and community benefits that
it can bring. Local food growing can 2.2.32 Where boroughs are aware of a demand
encompass a range of activities including for food growing space they can secure
back garden food growing, roof top landscape designs within developments
gardening, education and health gardens, that provide flexible open spaces which
allotment cultivation, community may be adapted for food growing to be
gardening projects, bee keeping, planting undertaken in the future, should there
orchards and fruit trees on public land, be demand from the local community.
city farms, urban fringe farms and market Consideration at the design stage will
gardens. include:
2.3.2 The key role of planning is to ensure 2.3.4 The design of new developments should
appropriate land use and that developers take into account the existing landform
optimise the layout and design of their and take advantage of any opportunities
schemes. Prior to the redevelopment the landform presents to contribute to
of any site, developers should consider the sustainability of the development.
the existing features and constraints. For example dips in the topography
Constraints include legally protected could be used to incorporate a natural
biodiversity and nature conservation, risk sustainable drainage system.
of flooding and land contamination. For
further details on nature conservation Mix of land uses
and biodiversity see section 2.7, for
flooding see section 3.4 and for land 2.3.5 Where appropriate boroughs should
contamination see section 4.2 of this encourage a mix of land uses to reduce
33
the need for local residents and visitors Comfort Criteria. This tool sets out a
to travel. A range of complementary uses scale for assessing the suitability of wind
will promote vibrant communities. A mix conditions in the urban environment
of uses with varying energy demands based upon threshold values of wind
can also support decentralised energy speed and frequency of occurrence. It
generation and networks. sets out a range of pedestrian activities
from sitting through to crossing the
Site layout road and for each activity defines a wind
speed and frequency of occurrence.
2.3.6 The location of uses across a site and Where a proposed development is
the orientation and design of individual significantly taller that it’s surrounding
buildings have an important role in environment, developers should carry
minimising energy demand. Measures out an assessment of its potential impact
to minimise carbon dioxide emissions on the conditions at ground level,
include enabling access to daylight and and ensure the resulting design of the
sunlight for uses that require heat and development provides suitable conditions
light. Site planning can minimise the for the intended uses.
impact of the shadow created by the
new buildings to protect existing features 2.3.8 Other effects buildings can have on the
such as open space and renewable local climate include:
solar technologies on roofs. Developers
should ensure the layout of their site and • overshadowing and reducing access to
buildings maximises the opportunities sunlight;
provided by natural systems, such • making it warmer, either through the
as light and wind and the potential heat released from any operating plant
for sustainable drainage systems. On or from the materials forming the
large sites developers should ensure building as they cool down at night.
permeability and improved connectivity, This contributes to the urban heat
where required to encourage walking. island effect which is a particular issue
in central London. Sections 3.2 and
Micro-climate 3.3 provide some guidance on how to
minimise the urban heat island effect;
2.3.7 Large buildings have the ability to alter and
their local environment and affect the • making it cooler through the effects of
micro-climate. For example, not only including vegetation or water.
can particularly tall buildings cast a long
shadow effecting buildings several streets 2.3.9 These effects should be considered
away, they can influence how wind during the design of a development and
travels across a site, potentially making assessed once the designed is finalised.
it unpleasant at ground level or limiting
the potential to naturally ventilate
buildings. One way to assess the impact
of a large building on the comfort of
the street environment is the Lawson
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
This approach introduces some use of the building and secure the overall
inequalities between building types energy strategy, by condition or s106
which the differentiated Part L 2013 agreement, to ensure the identified
target approach is designed to reduce. carbon dioxide savings are achieved.
Therefore, when reviewing planning
applications, the Mayor will recognise 2.4.5 Where schemes will be delivered over
that some building types will find it a long period of time, the Mayor may
harder to achieve the 35% target without seek the later phases of a development
a contribution to a local off-set fund. to comply with the carbon dioxide
Developers will continue to need to targets that will be in place at the time.
undertake sufficient calculations to Boroughs may ask developers to review
demonstrate compliance with London their strategy to determine whether
Plan policy 5.2. Should particular building technological improvements will enable
types struggle to meet the target on- them to achieve their targets more easily.
site, developers will need to provide These measures can be secured through
the Mayor with sufficient evidence to s106 agreements. Any substantial
demonstrate that this is the case. Please changes to the energy strategy of
see the Mayor’s Guidance for developers schemes referable to the Mayor are to be
on preparing Energy Assessments for agreed by the GLA .
more detailed information, including
transitional arrangements for the 2.4.6 Where a planning application includes
introduction of Part L 2013. refurbishment or retrofitting works for
a major development, applicants should
For housing development please see summit energy strategies which follow
paragraph 1.3.5 for details on the the energy hierarchy and demonstrate
Government’s Housing Standards Review. appropriate reductions in carbon dioxide
emissions. Whilst the targets in policy
2.4.4 The document Guidance for 5.2 apply to major developments, it is
developers on preparing Energy acknowledged that for many schemes
Assessments provides detailed guidance involving existing buildings it will
on what information regarding design be a challenge to meet these target,
and energy is required to support a except perhaps where a development
planning application referred to the can connect to a low or zero carbon
Mayor and how carbon dioxide emissions energy source. Where boroughs receive
are to be calculated. Boroughs may a large number of applications for
use this guidance to support borough refurbishments or changes of use they
planning applications. This document is are encouraged to develop local policies
available on the Mayor’s web-site23 and to maximise the reduction in carbon
is regularly updated to take into account dioxide emissions from these schemes.
the changes in the above carbon dioxide See paragraphs 2.4.12 to 2.4.30 for more
targets and changes to Part L of the details on connecting to an efficient
Building Regulations. Boroughs should energy supply and paragraphs 2.5.26 to
be satisfied that the proposed energy 2.5.29 for further details on retrofitting.
strategy is satisfactory for the intended
37
2.4.7 The specific implementation dates for 2.4.9 Designing carbon dioxide saving
the later targets will be dependent on measures into a development from the
the Government’s timetable for the start is the most cost effective way
changes to the Building Regulations and to ensure developers can minimise
its implementation of the ‘zero carbon’ these emissions. To facilitate this early
target. This issue will be addressed in consideration, developers should set
further alterations to the London Plan clear carbon dioxide targets (based on
or through Supplementary Planning the London Plan and this SPG) for their
Guidance. scheme from the outset and employ
a multidisciplinary team to ensure the
USE LESS ENERGY design and mechanical services can
together achieve the set target, both at
MAYOR’S PRIORITY the design stage and whilst occupied.
The design of developments should prioritise 2.4.10 Following are some of the easiest
passive measures. and most cost-effective measures
London Plan Policy 5.2, 5.3, 5.9 developments can incorporate to help
them reach the London Plan carbon
MAYOR’S BEST PRACTICE dioxide targets. Some measures can be
directly influenced through design and
Developers should aim to achieve Part L 2013 therefore are direct planning matters.
Building Regulations requirements through Other internal design features and
design and energy efficiency alone, as far as is mechanical systems are influenced by
practical. the Building Regulations. Both types of
London Plan Policy 5.2, 5.3 measures will need to be implemented
to help developments reach the London
Plan carbon dioxide targets. In their
2.4.8 London Plan policy 5.2 sets out an energy assessment developers should
energy hierarchy that developers are to demonstrate how they have considered,
followed when designing their scheme and where practical included the
and its building services. Whilst the following measures:
constraints of some sites limit the
potential to alter a building’s orientation, Passive and design measures:
careful design, including the location,
size and depth of windows and choice • optimise natural daylight – including
of materials can all influence the carbon through dual aspect, optimal window
dioxide emissions from a development. size, higher floor to ceiling heights,
The design of the building envelope shallow floorplates, the use of lightwells
can have the greatest influence in the and rooflights;
energy demands of a building. Further • optimise solar gain - depending
information can be found in the GLA whether heat is required – by altering
report on Meeting the Carbon Reduction the size and depth of windows on the
Targets through Design and Fabric. north and south elevations. To retain
heat, providing a thermal buffer will
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
provide a transition area between entry/ ‘stack effect’ system where pressure
exit areas. If heat is not required include differences are used to draw air through
shading devises, low g-value glazing; a building and double façade where the
• limit overshadowing - of windows inner façade has openings to release
to areas that require daylight or could heat without occupants being exposed
benefit from solar gain; or of the roof to external wind and noise.
if solar renewable technologies are
planned; cold bridging - occurs on a surface
• optimise insulation - particularly in where one material losses heat faster than
non-residential development, the level another
will vary to limit overheating, depending air tightness - the control of air leakage
on solar gain and internal heat gains from a building measured in m3/ m2/ h
as well as air tightness. In residential thermal mass - the ability of a material to
developments insulation should store heat
generally be maximised with appropriate g-value - the extent that glazing blocks
design measures used to minimise the heat from sunlight. The lower a
overheating; glazing’s G-value, the less solar heat is
• minimise cold bridging – to prevent transmitted through it.
the loss of heat and to prevent the
development of cold spots which can Active measures
lead to mould; • include carbon dioxide efficient
• optimise air tightness - based on heating systems25 – such as efficient
heating or cooling requirements; ultra-low NOx gas boilers for small
• maximise insulation of heating schemes, low temperature heating eg
infrastructure including hot water pipes underfloor, community heating systems,
and hot water storage units24; combined heat and power plants for
• minimise the length of hot water pipe large schemes (to be considered as
runs; the second element of the energy
• optimise thermal mass – which can hierarchy). Boilers fed with a renewable
help retain heat, or if exposed, lose heat fuel, solar thermal for small schemes or
to the cooler external environment; other renewable heat technology (to be
• use light coloured materials - to avoid considered as part of the third element
the absorption of heat resulting in of the energy hierarchy). Careful
overheating; consideration needs to be given to the
• incorporate green roofs, green walls air quality implications of heating plant,
and other green infrastructure which especially those burning solid or liquid
can keep buildings warm or cool and fuel. See section 4.3 and Appendix 7
improve biodiversity and contribute to for emissions standards for CHP and
sustainable urban drainage; and biomass;
• maximise the potential for natural • include heat recovery – collecting
ventilation – including through waste heat from domestic and
openable windows, shallow floorplates, commercial activities to pre-heat air or
dual aspect units, passive ventilation water for heating or hot water systems.
with heat recovery, designing in the Basic systems include plumbing that
39
enables the warm waste water from to meet the needs of the building so
showering to pre-heat the water for the that plant can run efficiently. Oversized
remainder of that shower. plant can lead to the inefficient use
• maximise natural cooling and efficient or unnecessary use of the equipment.
cooling systems, where required – Boroughs should be satisfied that the
including chilled beams, evaporation proposed design and energy strategy
cooling; is satisfactory for the intended use of
• select efficient ventilation systems, the building and should secure the
where required – including ventilation appropriate design and technological
with heat recovery, which is a growing measures as part of a development’s
requirement due to the increased energy strategy.
air tightness of buildings. Passive
ventilation with heat recovery units, SIGNPOSTS
that do not require electricity, are
preferred ; AECB Energy standards – provide reaching
• incorporate low energy mechanical performance standards for various building
services; elements and a commentary on how to
• maximise energy efficient lighting achieve them
systems, such as using LEDs and http://www.aecb.net/standards_and_
occupancy and daylight sensors. The guidance.php
latter measures can reduce electricity
use by 30% and 40% respectively26; and Meeting the Carbon Reduction Targets
• incorporate other energy efficient and through Design and Fabric. AECOM. 2013.
saving equipment such as heating www.london.gov.uk
controls, individual controls, zoning,
movement sensors, photo sensors, The Carbon Trust – provides guidance on
timers, metering, building management numerous energy saving measures.
and monitoring systems. Energy http://www.carbontrust.com/home
efficient appliances generally generate
less heat and can help minimise the BEST PRACTICE EXAMPLE
build up of heat within buildings.
Low energy building database
2.4.11 Careful consideration needs to be given http://retrofitforthefuture.org/
to what areas of the building are likely to projectbrowser.php
need light, need to be warm or cool and
the activities that will generate their own Nash Terrace
heat such as the use of IT equipment. http://www.passivhaus.org.uk/page.
The design should also include jsp?id=94
measures to prevent the development
from overheating in the future, ideally
without the need for active measures.
Further details on measures to prevent
overheating are provided in section 3.2.
Active measures should be designed
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
target for local energy generation 8.2.2 of the Mayor’s District Heating
across London and the potential wider Manual for London sets out the three
contribution the scheme would make most likely scenarios where development
to this target. The viability should precedes the expansion of a district
be compared with the case where an heating network and the preferred design
energy centre and decentralised energy responses for each. In summary these are
network is not installed. Developers as follows:
should discuss with the relevant borough
the appropriate considerations prior to 2.4.22 1. Where an Energy Master Plan or similar
submitting their planning application, studies identify the feasibility of an area-
and their feasibility assessment wide heat network but no firm plans exist
should form part of the energy as to who will build the network or by
strategy submitted with the planning when. Design responses should include:
application. Please see the Mayor’s
Guidance for developers on preparing • be ‘future proofed’ to enable
Energy Assessments for more detailed connection - provision of a single plant
information. room producing all hot water, including
engineering measures to facilitate
2.4.20 Where the heating plant proposed is CHP the connection of an interfacing heat
and a development proposal consists of a exchanger;
number of buildings or where a borough • space identified for the heat exchanger;
is considering which site should house • provisions made in the building fabric
the plant, consideration should be given such as soft-points in the building walls
to making the best financial use of the to allow pipes to be routed through
electricity generated. For example, if a from the outside to a later date; and
building has a high electrical demand • external pipework routes identified and
then placing the CHP plant within this safeguarded.
building will enable that scheme to
make the greatest financial savings from 2.4.23 2. Where there is a district heating
the use of the electricity as opposed to network being delivered but there is no
exporting the electricity to the national programme to connect the development
distribution network for a nominal price. as it would not be viable to connect.
An alternative solution could be to sell Design responses should include:
the electricity output under a Licence
Lite arrangement31. • the development should be designed
on the basis of its own efficient heating
Timing of connection plant, such as CHP, where appropriate,
and ‘future-proofed’, as above;
2.4.21 One of the key challenges of developing • where it has been identified in the
a new district heating network is the district heating master plan that there
timing between the delivery of the is potential for the district heating
new network and the completion of network to be extended towards the
new developments which are to be development, allowance could be made
connected to the network. Paragraph to defer investment (installation) in
43
2.4.29 The Mayor has produced the report Community Energy: Planning,
Designing Communal Heating Systems in development and delivery. TCPA, CHPA,
Residential Developments which sets out LDA Design. 2010
measures that should be implemented http://www.tcpa.org.uk/pages/community-
to prevent overheating by communal energy-urban-planning-for-a-low-carbon-
systems. Section 3.2 provide further future-.html
guidance on how to limit overheating
within buildings.
BEST PRACTICE EXAMPLE
Energy from waste and heat sources
London Olympic Park Energy Centre
2.4.30 Every opportunity should be taken to https://www.cibseknowledgeportal.co.uk/
utilise waste heat, including from heat london-olympic-park-energy-centre
rejection equipment or to generate p://www.cofely-gdfsuez.co.uk/media/focus/
energy and heat from waste. For some a-green-legacy-for-the-queen-elizabeth-
types of heat generation mitigation olympic-park/
measures may be required to ensure the
scheme minimises any harmful effects of 7 More London
emissions into the air. See chapter 4 for http://www.building4change.com/page.
more details on protecting air quality. jsp?id=506
http://www.dresser-rand.com/literature/
SIGNPOSTS CHP/2259_CHP_CS12.pdf
http://www.code-project.eu/wp-content/
The Mayor’s Energy Supply web page uploads/2011/04/CODE_CS_Handbook_
provides information on delivering low carbon Final.pdf
energy for London and the decentralised
energy for London programme.
http://www.london.gov.uk/priorities/
environment/tackling-climate-change/
45
BEST PRACTICE EXAMPLES 2.5.6 London Plan policy 5.2 sets out
that where the target percentage
7 More London – Biodiesel CHP, fed with improvements beyond Part L of the
waste cooking oil sourced within the M25. Bi- Building Regulations, also set in this
product used to create soap and used within policy, cannot be met on-site, any
the building. short fall should be provided off-site
or through a cash in lieu contribution
Grosvenor Estate – ground source heat to the relevant borough. This is to
pump installed in Eaton Square Gardens be ring fenced to secure delivery of
to providing heating and cooling to three carbon dioxide savings elsewhere.
buildings on the square The Government has consulted on its
approach to Allowable Solutions33 in
Buckingham Palace – borehole cooling relation to ‘zero carbon homes’. However,
http://www.royal.gov. there is still uncertainty over the
uk/TheRoyalHousehold/ requirements to meet the ‘zero carbon’
TheRoyalHouseholdandtheEnvironment/ definition and in the interim boroughs
TheBuckinghamPalaceborehole.aspx are encouraged to set up their own funds
in accordance with the guidance below
Muswell Hill Sustainability Group and which would apply to both residential
social enterprise EN10ERGY promote and non-residential development.
and invest in local renewable energy and
encourage and facilitate the reduction in Off-site provisions
carbon emissions and waste by households,
businesses and community buildings in 2.5.7 Boroughs may agree with a developer
Muswell Hill and surrounding areas. for the developer to directly off-
http://mhsgroup.org/ set any shortfall in carbon dioxide
http://en10ergy.co.uk/ reductions from a scheme by installing
a carbon dioxide saving project off-
47
site. Measures could include directly • the cost of reducing off-setting carbon
funding or installing community energy dioxide emissions across the borough.
and retrofitting projects. For example, a
developer could install photovoltaics on a 2.5.11 The price set should not put an
nearby school. The CIL regulations need unreasonable burden on development
to be taken into account when securing and must enable schemes to remain
these arrangements. The borough should viable.
ensure that the off-setting measure
provides added value - that is, the Nationally recognised price for carbon
measure would be unlikely to be funded dioxide
through another means. Boroughs should
secure off-setting measures through 2.5.12 Nationally recognised prices for carbon
s106 agreements. dioxide include:
2.5.8 An assessment should be made by the • the Zero Carbon Hub price, currently
Council or beneficiary of the off-setting £60 per tonne34, and
measure so that the off-setting measures • the non-trading price of carbon.
either have carbon dioxide or financial
equivalence to the carbon dioxide saving 2.5.13 The overall contribution should be
that would otherwise be required on the calculated over 30 years35. For example,
development site. using the Zero Carbon Hub price equates
to £60 x 30 years = £1,800 per tonne of
Cash in-lieu payment carbon dioxide to be off-set.
2.5.9 To maximise the reduction in carbon The cost of off-setting carbon dioxide
dioxide emissions across London emissions
boroughs should establish a planning
related carbon dioxide reduction fund 2.5.14 This approach could include an
and set a price at which the carbon assessment of the carbon dioxide off-
dioxide short fall will be calculated. setting measures possible in the borough
Boroughs can use the guidence in this and dividing it by the anticipated amount
SPG, including the suggested nationally of development coming forward over
recognised price to form the basis of their the next 30 years. The price for a locally
carbon off-setting fund or develop a specific fund should be published in a
locally specif fund. Contributions should Supplementary Planning Document.
be secured by a s106 agreement.
2.5.15 When assessing which off-setting
1. Calculating the price of carbon measures are possible in the borough
consideration needs to be given to the
2.5.10 Boroughs should develop and publish a real potential to deliver these measures,
price for carbon dioxide based on either: once adequate funding is available. For
example, measures in conservation areas
• a nationally recognised carbon dioxide on listed buildings may have to be limited
pricing mechanism; or or there may be other barriers to delivery
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
other than finance. Consideration also should take into consideration the
needs to be given to the CIL regulations lifespan of the retro-fit measures that
to ensure that measures that cannot are being funded . Consideration needs
be secured through a s106 agreement to be given to the CIL regulations
are not included in the price and that regarding the funding of infrastructure
measures covered in the CIL Regulation and the restriction on the use of s106
123 list are not double counted. agreements.
2. The off-setting fund and projects 2.5.19 Preference should be given to retrofitting
Spending the fund publicly owned property as this would
provide wider community benefit.
2.5.16 Unless the price set for carbon dioxide Initial discussions suggest that schools,
fully reflects the delivery of the identified council buildings and social housing
carbon dioxide reduction projects, it is are the buildings that could be retrofit
not considered necessary that the ratio of most readily. Another option could be
carbon dioxide saving to the off-setting establishing a borough wide revolving
price has to be 1:1. That is, the cost of energy fund, where a loan is provided
the measure to save one tonne of carbon to local residents or businesses wanting
dioxide does not have to be equal to the to retrofit energy and water saving
off-set price per one tonne of carbon measures.
dioxide. This is because the off-set price
set generally does not fully cover the 2.5.20 For more costly measures boroughs may
cost of saving carbon dioxide in order to wish to seek additional funding from
ensure the price is viable for development other sources, including:
to proceed.
• SALIX
2.5.17 The benefit of the fund is in unlocking • Green Deal
carbon dioxide saving measures. If a 1:1 • Energy Company Obligations (ECO)
ratio is set, only the simplest retrofitting • London Energy Efficiency Fund
measures are likely to be carried out. This (LEEF).
would potentially still leave the more
3. Delivery
complicated measures without adequate
funding and could result in a property 2.5.21 It may be possible to use the Mayor’s
requiring further retrofitting works in the RE:FIT36 and RE:NEW37 procurement
future, resulting in further disturbance to programmes to secure contractors to
the occupier. carry out the carbon dioxide saving
projects.
The projects
4. Monitoring
2.5.18 It is essential that boroughs identify a
suitable range of projects that can be 2.5.22 Where a nationally recognised price
funded through the carbon dioxide off- of carbon dioxide has been used as
set fund. Where the overall contribution the local off-setting price, the carbon
is calculated over 30 year boroughs dioxide savings of each identified off-
49
RETROFITTING
solid wall insulation is an ‘alteration’ for
the purposes of the General Permitted
MAYOR’S PRIORITIES Development Order 1995, as amended.
Therefore where it is proposed to be
Boroughs should set out policies to encourage applied to a dwellinghouse, outside
the retrofitting of carbon dioxide and water a conservation area it will constitute
saving measures in their borough permitted development subject to it
London Plan policy 5.4, 5.15 meeting specific height and floorspace
requirements and that the finish is of
Where works to existing developments are a similar appearance to the existing
proposed developers should retrofit carbon external appearance41.
dioxide and water saving measures.
London Plan policy 5.4, 5.15 SIGNPOSTS
2.5.26 The majority of the buildings existing in Existing buildings survival strategies.
London today will still be in use in 2050, ARUP. 2009.
therefore it is essential that the carbon A guide, with case studies which sets out the
dioxide emissions resulting from the challenges for non-domestic existing buildings
use of these buildings is also addressed. and opportunities for their upgrade giving
In the home 17% of carbon dioxide consideration to cost, level of refurbishment,
emissions arise from hot water use38, so value to the owners and benefit to the
it is important to ensure water is used occupants and environment
efficiently. The Government’s Green An introduction to low carbon domestic
Deal has set up a mechanism to fund refurbishment. Construction Products
the retrofit of energy saving measures. Association. 2010
Upgrading works may be compulsory for A guide with case studies, which sets out how
those wishing to lease poor performing to refurbish in a way that improves the energy
properties from 201839. efficiency of buildings.
2.5.29 The Government has clarified40 that Low energy building database, including
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
2.5.36 When negotiating with developers Automated Energy (& CO2) Monitoring
on planning applications, boroughs Platform [AEMP] - Ealing Council requires
should encourage them to install smart the post-construction monitoring of major
metering in their scheme. Comprehensive developments to demonstrate compliance
metering, including of low and zero with the energy policies of the Local Plan.
carbon technologies will assist occupiers To assist developers in satisfying this
and future proof the scheme for changes requirement, the council has procured an on-
in the energy and water market in the line monitoring tool.
future, including enabling occupiers and http://www.ealing.gov.uk/info/1004/
landlords to take advantage of demand planning_policy/600/complying_with_
side response. See paragraphs 2.5.37 -
2.5.40 below for more information on Islington Development Management
demand side response. Policy DM7.1 and Environmental Design
Planning Guidance 2012. Islington Council
– requires major development to submit
a green performance plan to monitor the
environmental performance of the building
against key sustainability indicators.
http://www.islington.gov.uk/services/
planning/planningpol/pol_supplement/
Pages/default.aspx?extra=6
55
RETROFITTING MEASURES
event that the sustainable urban drainage
system is to cater for. 2.6.17 Where buildings are to be retained, water
efficiency and saving measures can be
Abstraction of groundwater retrofitted. Simple measures include:
2.7.4 The fabrication of elements of a building 2.7.7 Developers can limit the environmental
off-site can reduce the generation impact of their developments by
of waste due to the controlled selecting construction materials that are
manufacturing process. For example, the least resource intensive, in both their
most bathrooms for student housing and composition and manufacturing process.
for some hotels are constructed off-site This can be achieved through the
and simply installed in their entirety sustainable (re)use of existing materials
within the development. as far as possible before considering
introducing new materials. Following are
2.7.5 Most elements, at varying proportions, six key ways to achieve these objectives:
of a development can be manufactured
off-site. The manufacture and pre- 1. Managing existing resources;
assembly in controlled conditions and 2. Specifying materials using the Building
improved accuracy of building elements Research Establishment’s Green Guide to
can significantly reduce the time required Specification;
to construct a development as well as 3. Ensuring that materials are responsibly
improve a building’s environmental sourced;
performance. Developers are encouraged 4. Sourcing materials from local sources;
to design their schemes to incorporate as 5. Minimising the harmful effects of some
many pre-fabricated buildings elements materials on human health; and
as possible. 6. Ensuring that specified materials are
robust and sensitive to the building type
Deconstruction and age.
2.7.10 Developers and designers are encouraged 4. Sourcing materials from local
to use the BRE Green Guide which sources
provides guidance on how to make 2.7.13 Where appropriate developers should
the best environmental choices when choose materials are grown or made
selecting construction materials and locally. Many natural products such as
building components. The Green Guide timber, wool insulation, paper insulation
ranks materials and components on an A+ can be sourced in or close to London.
to E rating scale – where A+ represents
the best environmental performance / 5. ‘Healthy’ materials
least environmental impact, and E the 2.7.14 Internally it is recommended that
worst environmental performance / most environmentally sensitive (non-toxic)
environmental impact. building materials are used and the use
of materials or products that produce
3. Ensuring that materials are VOC (volatile organic compounds and
responsibly sourced; formaldehyde) which can affect human
2.7.11 Developers and designers should specify health are avoided. The use of ‘healthy’
materials from suppliers who participate material options can contribute towards
in responsible sourcing schemes such attaining the BREEAM/Code credits but
as the BRE BES 6001:2008 Responsible a clear audit trail will need to be provided
Sourcing Standard. All timber specified to gain these credits.
should be sourced from schemes
supported by the Central Point of
Expertise for Timber Procurement such 6. Robust materials
as Forest Stewardship Council (FSC) 2.7.15 Materials chosen should be robust, low
accreditation (which ensures that the maintenance and long lasting to suit the
harvest of timber and non-timber location and intended use.
products maintains the forest’s ecology
and its long-term viability). The Timber 2.7.16 When negotiating the design of schemes,
Supply Panel set up to facilitate the boroughs and developers should consider
use of only sustainable timber during the above objectives and not specify
the delivery of the Olympic and para unsustainable materials. Where less
Olympic Games provides an exemplar. sustainable materials are required, for
http://learninglegacy.london2012.com/ example for listed buildings or in historic
documents/pdfs/sustainability/425009- areas, attempts should be made to
188-timber-aw.pdf use reclaimed materials first. Boroughs
can secure appropriate materials from
2.7.12 The use of responsible sourcing can developments through BREEAM or Code
contribute towards attaining the assessments, where they are required and
BREEAM/Code for Sustainable Homes by referring to the BRE’s Green Guide.
credits but a clear audit trail will need
to be provided to gain these credits. For
further guidance on responsible sourcing
63
CONSTRUCTION PHASE
used and waste generated. Developers
MAYOR’S PRIORITY should maximise the (re)use of existing
resources and materials and minimise
Developers should maximise the use of waste generated during the demolition
existing resources and materials and minimise and construction process through the
waste generated during the demolition implementation the following waste
and construction process through the hierarchy:
implementation the waste hierarchy.
i Reduce;
LONDON PLAN POLICY 5.3, 520
ii Reuse (prioritise on-site reuse of
2.7.17 The section above sets out how careful demolition materials, followed by off-
consideration to design can reduce the site reuse);
need for large scale demolition. This
section sets out how to minimise waste iii Recycle (prioritise on-site recycling,
by maximising the use of the existing then off-site recycling);
materials on-site and through good
site management during construction. iv Resource recovery (for energy
Boroughs may want to secure appropriate generation processes – fuels, heat and
waste minimisation measures through power); and
construction management or site waste
management (see below) plans. v Disposal.
• using the BRE Smart Waste www. 2.7.26 In projects that involve the refurbishment
smartwaste.co.uk mentioned above; of heritage assets, materials should
• considering ‘take-back’ schemes with be specified in line with the following
suppliers for materials and packaging. principles:
This where suppliers take back any
materials not used as well as any • reclaimed materials should be matching
packaging the materials are delivered in; and appropriate to the building type/
and area (original construction time/
• making materials not reused on- period) and sufficiently robust in
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
Protected species
priority in London such as, for example valuable habitat, vegetation, species
swifts and stag beetles . populations or ecological features;
• provide connectivity to existing green
Development proposals and nature conservation spaces by
contributing to ‘buffer habitat’,
2.8.9 In accordance with London Plan Policy ‘stepping stones’ and ‘corridors; and
7.19 developers should adhere to the • provide new habitat within the
following hierarchy when considering development of equal or greater
biodiversity on their development site: biodiversity value. See paragraph 2.8.11
for examples of habitat creation.
1. avoid adverse impact to the
biodiversity interest by: 3. only in exceptional cases where
the benefits of the proposal clearly
• identifying the biodiversity interest outweigh the biodiversity impacts,
within the site seek appropriate compensation which
• considering the particular structure of could include:
landscape or vegetation required by any
important plant or animal species; • provision of off-site replacement
• carefully considering the location, habitat; and
design, form and foundation • provision of a financial contribution or
requirements for the development other resources to enable adjacent land
to protect existing biodiversity as managers to improve the quality of their
well as the length and timing of the ecological resource.
construction phase and the specific
processes involved ; and 2.8.10 Where required, an assessment needs
• considering the implications of the to be submitted alongside a planning
development on changes to the local application. It should be noted that
natural environment over time, for for important species or habitat,
example space required for maturing knowledge of seasonal fluctuations
trees, the impact of additional lighting56 and dependencies may be necessary,
and noise. requiring surveying effort that
adequately captures a full annual cycle
2. minimise impact and seek . Also any mitigation or compensation
mitigation, biodiversity impacts should measures need to be identified at
be reduced as far as reasonably possible. planning application stage and secured
This can be achieved by undertaking by condition or s106 agreement.
appropriate ecological surveys in advance All compensation habitat must be
of any planning application to guide and maintained to ensure its establishment
inform the design of the development (as and long term survival. Details of
set out in paragrapgh 2.8.4. These steps management and maintenance measures
should be followed and an explanation to be put in place are to be set out in
provided with planning applications: a management plan. All biodiversity
assessments and proposal for protection,
• give priority to retaining any existing mitigation and replacement should be
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
http://www.gigl.org.uk/
ADAPTING TO
CLIMATE CHANGE AND
GREENING THE CITY
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
3.1 INTRODUCTION
This will disproportionately affect those
already experiencing health inequalities.
3.1.1 This section provides further guidance
on how developers should incorporate 3.1.5 Climate change adaptation measures
climate change adaptation and greening will improve the resilience to changing
priorities outlined in the London Plan. climate already in the system as well
Successful delivery of measures to meet as improve the quality of Londoners’
these priorities will help ensure that lives, reduce carbon dioxide emissions,
London is resilient to current and future improve water and energy security, tackle
climate and also that the capital remains social inequality and boost the ‘green’
an inviting environment in which to economy.
invest, work and live.
3.1.6 It is important that the buildings and
3.1.2 The London Plan sets out the latest
57
spaces built today are suitable for
projections of what the climate is likely occupation and use for their anticipated
to be in the future due to the effects of lifetime. Potential responses can include:
climate change. In summary, on average
it is anticipated that in the future58 Potential Potential SPG
London will experience: impact adaptation guidance
measure
• hotter summers; hotter design to prevent Section 2.4
• milder winters; summers overheating Section 3.2
• increased periods without rain; design for Section 2.5
• increased intensity in rainfall; and heat resistant Section 3.2
landscaping
• more extreme weather events.
milder
winters
3.1.3 Some climate change is now
increased design more Section 3.2
inevitable. We are already committed periods resilient
to experiencing some changes to without foundations
our climate due to the legacy of past rain water efficiency Section 2.5
greenhouse gas emissions and the length
drought resistant Section 3.2
of time they persist in the atmosphere. planting
It will take time for the actions we are increased designing for Section 3.4
currently taking to reduce emissions to intensity flooding
have an effect. We therefore need to in rainfall
prepare for the changes to our climate more generally Section 2.6
that are being anticipated. extreme resilient Section 3.2
weather buildings and
events spaces(general
3.1.4 Climate change will affect the quality design and
of life of all Londoners both positively robust materials)
and negatively. Climate change is more
likely to affect vulnerable people with
poor health, which is also the group least
able to implement adaptation measures.
75
3.1.7 This section heavily cross references 3.2.2 Section 2.3 sets out how larger
other sections in this SPG as issues developments can influence their local
relating to adaptation overlap with issues environment and contribute to the urban
of resource management. heat island effect. Overheating within
buildings can result from either too
3.1.8 Developers need to consider how their much heat entering a building and not
developments will function in the future being released or too much heat being
in the context of a changing climate. generated within a building and not
There is no set standard for how long a being released. Just like being too cold,
building will last, however history has overheating can result in discomfort for
shown us buildings can last well over 100 occupiers, poor productivity and health
years. Much of London’s housing stock concerns. Therefore, if the internal
was built between 1880s and 1970s and environment becomes too hot it is likely
at current replacement rates, 80% of occupiers will try to find a way to cool
London’s current stock will still be here in their environment. In order to continue
2050. minimising carbon dioxide emissions it is
important designers consider the internal
3.2 TACKLING INCREASED comfort required by occupiers at the
TEMPERATURE AND DROUGHT design stage and that this comfort level
is met through implementing the cooling
KEY GUIDANCE AREAS hierarchy set out in London Plan Policy
5.9.
3.2.1 This section of the SPG provides
guidance on the following key areas: 3.2.3 Overheating is not fully assessed
by carbon dioxide emission models,
• preventing developments from therefore developers are encouraged to
overheating in the future; undertake dynamic thermal modelling to
• promoting heat and drought resistant ensure that their development does not
planting; and overheat. This is particularly important
• designing resilient foundations. for small south facing and top floor
living accommodation. As outlined in
OVERHEATING
the London Plan59 the GLA is developing
with the Chartered Institute of Building
MAYOR’S PRIORITIES Services Engineers (CIBSE) guidance
Developers should include measures, in the for developers to address the risk of
design of their schemes, in line with the overheating in buildings. This document
cooling hierarchy set out in London Plan will be titled ‘TM49: Probabilistic design
policy 5.9 to prevent overheating over the summer years for London ’. Modelling
scheme’s lifetime.
should address what the temperature
London Plan policy 5.3, 5.9
is likely to be over the lifetime of the
development .
can minimise carbon dioxide emissions. • follow the Mayor’s Low Carbon
To prevent overheating developers should Cooling Guide to select the most
incorporate the following measures, as efficient ventilation and cooling
appropriate, into their schemes: systems.
Active measures:
• energy efficient lighting and equipment
to minimise internal heat generation;
and
77
3.2.9 Trees and vegetation can either remove 3.3.2 Urban greening has been identified
more water from the soil or retain as a measure to help adapt the city to
moisture to help keep ground conditions future climates. Green infrastructure is a
moist. Careful consideration should be network of mainly vegetated spaces and
given to the proposed landscaping based other environmental features, including
on the proposed foundations and local water features with multifunctional
soil. Developers may need to increase and connectivity benefits. Green
foundation depths on new buildings in infrastructure can have numerous
order to allow for the growth of new or benefits including:
existing trees.
• urban cooling, through shading and
evapotranspiration;
• reduced runoff, through the absorption
of rainfall;
• reduced energy demand, through
insulation of the property;
• improved air quality;
• improved biodiversity;
• enhanced amenity and visual interest,
79
timber and related products. Carefully Standards and the guidance produced
selected trees can reduce air pollution65. by the Trees and Design Action Group,
Boroughs should use their powers under including The Canopy, Trees in the
section 197 of the Planning Act 1990 to Townscape and the forthcoming Trees in
make Tree Preservation Orders to protect Hard landscapes66.
trees, and require the planting of trees,
where appropriate .
SIGNPOSTS
3.3.12 In line with the Mayor’s Preparing Trees
and Woodland Strategy SPG, trees and The Mayor’s Tree and Woodland Strategies
woodland across London should be Supplementary Planning Guidance - provides
guidance on how to value and manage trees
considered as a whole, as an urban forest.
as an asset and how to develop a borough
This means that boroughs should not wide tree and woodland strategy.
manage trees in a fragmented and ad hoc http://www.london.gov.uk/priorities/
manner but be planned, cared for and planning/publications/preparing-borough-
protected in a truly co-ordinated way, for tree-and-woodland-strategies-spg
the benefit of all.
The Canopy: A guide for designers, planners
and developers – A publication jointly
3.3.13 It is essential that the design of produced by the Trees and Design Action
development considers existing trees as Group and the Mayor of London to highlight
well as the space trees require for growth. the importance of urban trees
Where possible, boroughs and developers http://www.tdag.org.uk/
should retain existing trees as part of uploads/4/2/8/0/4280686/tdag_
new development proposals. Where it canopyweb.pdf
is necessary to remove an existing tree
Trees in the Townscape. A guide for decision
there should be adequate replacement makers 2012 - This Trees and Design Action
planting to compensate for the loss of Group document provides guidance and case
the canopy cover. Where required, the studies on how to incorporate the planning
replacement of trees should be secure by for trees into policy as well as detailed design
condition. guidance on how to make space for and
incorporate trees into development.
http://www.tdag.org.uk/trees-in-the-
3.3.14 The Capital Asset Value for Amenity townscape.html
Trees (CAVAT) or a similar methodology
can be used by boroughs to assess and The benefits of large species trees in
calculate the benefits of the existing tree urban landscapes: a costing, design and
compared to those proposed within the management guide (C712) 2012 - This
development and therefore compensatory CIRIA document aims to highlight the vital
importance of large species trees, including
planting required if existing trees are
the retention and enhancement of existing
removed. trees and carrying out of new plantings
in streets, squares and parks for new and
3.3.15 Tree protection, planting and existing developments.
maintenance should follow current
arboricultural best practice, such as CAVAT - provides a method for managing
that produced in the relevant British trees as public assets. It is a tool for decision-
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
making which can be applied to the tree in London Plan policy 5.13
sock as a whole, or to individual trees, when London Plan policy 5.13
replacement value needs to be expressed in
monetary terms Developers should design Sustainable
http://www.ltoa.org.uk/index. Drainage Systems (SuDS) into their schemes
php?option=com_content&view=article&id= that incorporate attenuation for surface
120&Itemid=69 water runoff as well as habitat, water quality
and amenity benefits.
British Standards: British Standards BS5837, London Plan policy 5.3, 5.13, 5.14
3998 and forthcoming 8545 120&Itemid=69
3.4.2 It is important to incorporate sustainable
3.4 FLOODING
drainage in all developments to prevent
the increasing volume of surface water
KEY GUIDANCE AREAS
runoff during heavy rainfall. Surface
water flooding is the most likely form
3.4.1 This section of the SPG provides of flooding that development may be
guidance on the following key areas: exposed to. Surface water flooding is
likely to increase due to the anticipated
• surface water flooding; increased intensity in rainfall events
• sustainable drainage; as well as the continuing urbanisation
• flooding and the resilience and of London. For small developments,
resistance of buildings; including those that do not require
• safety; planning permissions, simple measures
• flooding and basement developments; can include draining impervious surfaces
• flood defences; to a landscaped area of the garden or
• flood risk management from tidal and to a soak away or installing a water
fluvial flooding; and butt to collect water from an existing or
• other sources of flooding. new impervious roof. More options are
provided in Table 3.1 below. It is essential
SURFACE WATER FLOODING AND
SUSTAINABLE DRAINAGE to consider how SuDS measures will be
incorporated at the initial design stage,
MAYOR’S PRIORITIES especially when the National Standards67
for SuDS is introduced. Guidance on how
Through their Local Flood Risk Management
to design to limit the impact of other
Strategies boroughs should identify areas
where there are particular surface water forms of flooding can be found later in
management issues and develop policies and this section (paragraph 3.4.45-3.4.48).
actions to address these risks.
London Plan policy 5.3, 5.12 Surface water management plans
2. Balancing ponds
3. Detention basins
4. Retention ponds
Filter strips and
swales
Infiltration devices
5. Soakaways
6. Infiltration
trenches and
basins
Permeable surfaces
and filter drains
7. Gravelled areas
8. Solid paving
blocks
9. Porous paviors
Least Tanked systems
sustainable 10. Over-sized pipes/
tanks
BEST PRACTICE EXAMPLES flood water may enter the building, its
impact is reduced. Measures should
Susdrain case studies - a web-page
providing a variety of SuDS case studies aim to ensure no permanent damage is
http://www.susdrain.org/case-studies/ caused, structural integrity is maintained
and drying and cleaning are facilitated.
Thames Water Counters Creek scheme This may also include ensuring that, if
http://www.thameswater.co.uk/about- damaged, elements can be easily repaired
us/9344.htm or replaced.
Improving the flood performance of new 3.4.26 An appropriate design life should be
buildings – flood resilient construction. set for each development in order to
DCLG. 2007 inform the climate change allowances
to be applied in flood risk assessments
Your home in a changing climate –
retrofitting existing homes for climate (FRAs). For residential developments the
change impacts. London Climate Change design life should be at least 100 years
Partnership. 2008 and at least 60 years for commercial
developments.
FLOOD RISK MANAGEMENT
3.4.27 The Technical Guidance to the National
3.4.25 This section seeks to address the Planning Policy Framework sets out
potential impacts from tidal and fluvial the required allowances to be included
flood risk and primarily applies to in FRAs to account for climate change.
development proposed in Flood Zones The standards for design life set out
2 or 3. The potential impacts from other above indicate which allowance should
forms of flooding are outlined at the end be applied for a development. There
of this section. may be exceptions to these standards,
for example time-limited planning
MAYOR’S PRIORITIES permissions. In these cases, design life
should be agreed with the local planning
Developments are designed to be flexible
and capable of being adapted to and authority and justification included
mitigating the potential increase in flood risk within the FRA.
as a result of climate change.
London Plan policy 5.3, 5.12 Safety
3.4.35 Liaison with the Environment Agency appropriate and consider all forms of
should be undertaken prior to designing flooding.
a development behind tidal flood
defences as breach analysis may be Basements to ‘more vulnerable’
required to ensure development can development
satisfactorily address safety issues • In areas where defences are below the
associated with breach of the flood design standard finished floor, threshold
defences. This may influence the design and aperture levels should be set at
and feasibility of a scheme. least 300mm above the design event.
• In areas of tidal residual risk finished
Basements floor and/or threshold levels and safe
refuge should where possible be set
3.4.36 This section should be read in above the design event.
conjunction with section 2.2 which
provides detailed guidance on the Basements to less vulnerable, water
planning for and construction of compatible and essential infrastructure
basements and lightwells. This section • In areas where defences are below the
only focuses on the safety aspects, if a design standard finished floor, threshold
basement should be occupied in areas and aperture levels should where
vulnerable to flooding. possible be set at least 300mm above
the design event.
3.4.37 Developers and occupiers should • In areas of tidal residual risk basements
adhere to the following guidance when should be managed in line with the
designing and occupying basements. requirements of the local planning
authority, including incorporating
Self-contained basement dwellings74 access/egress routes, safe refuge and/
(‘highly vulnerable’75 development) or emergency planning measures as
• Where defences are below the design appropriate and consider all forms of
standard76 or within the area of flooding.
tidal residual risk77 in Flood Zone 3,
developments pose a significant risk to 3.4.38 All basement development proposals in
life and in accordance with the National London should incorporate appropriate
Planning Policy Framework (NPPF) mitigation measures and be sufficiently
Technical Guidance (or any subsequent resistant and resilient to flooding from all
guidance on flood risk issued in support sources (see section 2.2 and paragraphs
of the NPPF) self-contained dwellings 3.4.20 -3.4.24 on resistance and
in basements should not be permitted. resilience and paragraphs 3.4.39 - 3.4.44
• Outside the area of tidal residual risk on flood defences and watercourses).
self-contained basement dwellings Basements exits should be clearly
should be managed in line with the signposted to enable escape and should
requirements of the local planning contain sump areas to enable effective
authority, including incorporating post-flood clean-up.
access/egress routes, safe refuge and/
or emergency planning measures as
91
POLLUTION
MANAGEMENT -
LAND, AIR, NOISE,
LIGHT AND WATER
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
4.1 INTRODUCTION
The Environment Agency reviews
environmental permits from time to time
4.1.1 The density of activity across London can to ensure they continue to protect people
lead to various forms of disturbance to and the environment. The Environment
nearby occupiers and can result in legally Agency has produced a useful guide for
recognised levels of pollution. These developers requiring planning permission
forms of pollution include air, noise and and an environmental permit which can
light. Activities can also create incidents be found on their web-site80.
of pollution further away, where it
may not be noticed by the polluter. 4.1.4 The NPPF81 states that ‘local planning
For example, polluting activities could authorities should focus on whether
affect water bodies through runoff and the development itself is an acceptable
pollutants entering the sewer. Historic use of the land, and the impact of the
polluting land uses have resulted in land use, rather than the control of processes
contamination. Potentially polluting uses or emissions themselves, where these
need to incorporate mitigation measures are subject to approval under pollution
to prevent further pollution. control regimes’. In London there are
limited alternative sites to provide
4.1.2 Separate to the planning process, the for the growing demand for housing,
Environment Agency regulates certain employment space and supporting
industrial, waste and agricultural infrastructure and therefore uses are
activities and substances under the often intensified on existing sites
Environmental Permitting Regulations that may already experience exposure
(EPR). These activities and substances to pollution. In some instances the
must obtain a permit or be registered as potentially polluting equipment is too
exempt to operate. A full list of activities small to be covered by environmental
and at what size a permit is required can protection legislation, but the
be found on the Environment Agencies incremental increases in the pollutant
web-site79. Where a permit is required, could lead to or exacerbate exposure
developers are strongly encouraged to unacceptable levels of pollution.
to seek pre-application advice with In these instances it is reasonable for
the Environment Agency prior to the the local planning authority to adopt
submission of a planning application. planning policies and to negotiate with a
This is to ensure the development will be developer for a development to include
acceptable in principle on environmental the lowest polluting equipment viable.
protection grounds.
4.2 LAND CONTAMINATION
4.1.3 Advice from the Environment Agency
will help developers identify any risks KEY GUIDANCE AREAS
they will need to address and how
best to proceed with the application. 4.2.1 This section of the SPG provides
Where the Environment Agency grants guidance on the following key areas:
a permit, they monitor compliance
and enforce conditions as necessary. • who is responsible for dealing with land
97
Developers should select plant that meets 4.3.3 For the developments set out in
the standards for emissions from combined
paragraph 4..3.4 developers may be
heat and power and biomass plants set out
in Appendix 7. required to produce an air quality
London Plan policy 7.14 assessment which should be submitted
with the planning application. The air
Developers and contractors should follow the quality assessment should include the
guidance set out in the emerging Minimising following:
dust and emissions from construction and
demolition SPG when constructing their
development. • a review of air quality around the
London Plan policy 5.3, 7.14 development site using existing air
quality monitoring and/or modelling
data;
• air quality dispersion modelling data
carried out in accordance with the
London Councils Air Quality and
Planning Guidance85;
99
4.3.23 Emissions standards have been developed 4.3.26 Developers of schemes which do not
based on the latest technology, viability meet the ‘air quality neutral’ benchmark
and the implication for carbon dioxide for buildings or transport (considered
103
Quiet Areas
procedures for local authorities for the machines and/or quiet methods of
identification, designation and protection working);
of Environmental Noise Directive Quiet • contain the noise generating equipment
Areas. Boroughs can seek developers to (e.g. by insulating buildings which
implement the measures below in their house machinery and/or providing
schemes to protect occupiers and the purpose-built barriers around the site);
general environment from noise, and and
more specifically to protect and enhance • protect any surrounding noise-sensitive
designated quiet areas . buildings (e.g. by improving sound
insulation in these buildings and/
Sources of noise or screening them by purpose-built
barriers).
4.4.3 The main sources of noise and vibration
in London are generated from: Careful Layout Design
• ensure an adequate distance between
• road traffic; source and noise-sensitive buildings or
• air traffic; areas; and
• railways; • screen with natural barriers, buildings, or
• industrial uses; non-critical rooms in the development.
• entertainment uses (such as bars and
nightclubs); Administrative measures
• outdoor events (such as music and • limit the operating time of the source of
sports); noise;
• playgrounds; • restrict activities allowed on the site;
• servicing areas for loading and and
unloading; • specify an acceptable noise limit.
• plant and mechanical equipment; and
Ways to minimise the impact of noise on
• construction sites. development
Mitigation measures
4.4.5 The density and mix of uses in some
Ways to mitigate noise emitted by areas contribute to London’s vibrancy.
developments However, this noise can be a nuisance to
sensitive occupiers. New development
4.4.4 Where a proposed development will emit containing sensitive uses that are to be
noise, developers should implement located near a noise generating use, such
the most appropriate of the following as pubs and servicing areas, should be
measures. Boroughs should ensure the designed to limit the exposure of the new
appropriate measures are incorporated use to the existing noise source.
into the design of new schemes to
minimise future noise complaints. 4.4.6 Where a proposed development is likely
to be exposed to noise, developers
Engineering measures should implement the most appropriate
• reduce the noise emitted at its point of the following measures, proportionate
of generation (e.g. by using quiet to the level of noise exposure and
105
4.5.1 This section of the SPG provides 4.5.4 Nuisance often occurs due to glare and
additional information on the following ‘light spillage’ because the lighting
key areas: has been poorly designed. Even where
planning permission is not required,
• the types of light pollution; lighting should be energy efficient and
• the potential harmful effects of light ‘Dark Sky’ compliant, thereby not causing
pollution; and obtrusive light pollution, glare or spillage
• how to design lighting appropriately to (by reference to the British Astronomical
minimise nuisance. Association Campaign for Dark Skies).
It is best to consider the lighting
MAYOR’S PRIORITY requirement at the initial design stage to
ensure that sufficient, but not excessive
Developments and lighting schemes should
be designed to minimise light pollution. sources of light at the appropriate
London Plan policy 5.2, 5.3, 6.7 brightness. Where planning permission is
required for lighting, or it forms part of
a wider planning application, boroughs
4.5.2 Light pollution comprises any adverse may seek to restrict the time lights are
effect of artificial lighting and includes: in use, the number of lights and their
brightness by way of condition or s106
• Glare - the uncomfortable brightness agreement, as appropriate.
of a light source when viewed against a
107
prevention measures
WASTEWATER TREATMENT
4.6.5 To prevent groundwater and surface
water from the site being contaminated MAYOR’S BEST PRACTICE
the developer should ensure the
Residential developments discharging
following measures, as appropriate are domestic sewage should connect to the
incorporate into the development from public foul sewer or combined sewer network
the outset to control pollution at source: where it is reasonable to do so.
London Plan policy 5.3, 5.14
• oil seperators;
• clear marking/signage of drainage Commercial developments discharging trade
effluent should connect to the public foul
stems; sewer or combined sewer network where
• correcting wrong connections to the it is reasonable to do so subject to a trade
drainage systems; effluent consent from the relevant sewerage
• bunding of chemical, fuel and oil undertaker.
delivery storage areas; London Plan policy 5.3, 5.14
• designating and bunding of areas for
Developments should be properly connected
cleaning activities; and
and post-construction checks should be
• bunding of construction sites - See made by developers to ensure that mis-
the Mayor’s SPG The control of dust connections do not occur.
and emissions from construction and London Plan policy 5.3, 5.14
demolition sites for further potential
measures on limiting emissions. 4.6.7 For much of London, how the building
connects to the public sewer will not be
4.6.6 Boroughs should secure the appropriate a primary concern. However, where the
design and mitigation measures by public sewer is some distance from the
condition to ensure they are implemented proposed buildings, developers should
and maintained. consider, from the design stage how
satisfactory pipe work can be installed
SIGNPOSTS between the buildings and the public
sewer. Where levels do not allow for
More advice on legal requirements and gravity flow, developers may need to
good environmental practice to help reduce install pumps and additional space will
environmental risk from polluting activities be required within the building or in the
can be found on the Environment Agency’s
website. wider site.
http://www.environment-agency.gov.uk/
research/policy/40125.aspx Non-proliferation of private sewage
http://www.environment-agency.gov.uk/ treatment plants
business/topics/pollution/39083.aspx 4.6.8 Developments discharging domestic
http://www.environment-agency.gov.uk/ sewage will be expected to connect to
business/topics/water/116476.aspx
the public foul sewer or combined sewer
network where it is reasonable to do
so. The Environment Agency will not
normally grant an Environmental Permit
for a private sewage treatment plant
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
where this is possible. Discharges of trade London. This type of pollution is one of
effluent will also be expected to connect the factors contributing to water bodies
to the public foul sewer or combined failing to achieve ‘good status’ under the
sewer network, where it is reasonable Water Framework Directive.
to do so, and subject to the sewerage
undertaker granting a trade effluent 4.6.12 In combined sewer areas this problem
consent or entering into a trade effluent does not occur as all surface and foul
agreement. water goes via the combined sewer to a
sewage treatment works.
4.6.9 The proliferation of private sewage
treatment plants in sewered areas is not SIGNPOST
supported by the Environment Agency.
A sewered area is one that is within 30 Information on how to ensure household
metres of a public sewer. This is due to appliances are correctly connected:
http://www.connectright.org.uk/
the fact that these systems rely on proper
documents/PDF%20Guidelines%20-%20
operation and regular maintenance97. Is%20your%20home%20connected%20
right.pdf
4.6.10 Whether a connection to the public
sewerage network would be considered
reasonable is based on practicality,
cost and environmental grounds. If
connection to a public sewer is not
viable, proposed installation and use of
a private sewage treatment plant would
need to be justified as the most long
term sustainable option for a site and
measures put in place to ensure that
it was properly operated and regularly
maintained.
Mis-connections
ENDNOTES 9
Carbon Compliance for tomorrow’s new
homes. A review of the modelling tools and
1
London’s environment revealed. State of the assumptions. Topic 4 – Closing the gap between
environment report for London June 2011. designed and built performance. Zero carbon
Greater London Authority, Environment Agency, hub & NHBF. 2010 http://www.zerocarbonhub.
Natural England, and the Forestry Commission. org/resourcefiles/topic4_pink_5august.pdf
2011.
10
http://www.carbonbuzz.org/index.
2
Thames Water draft Water Resource jsp?homepagetabs=0
Management Plan. Thames Water. 2013.
11
http://www.planningportal.gov.uk/uploads/
3
The 2010 Institute of Occupational Medicine’s br/water_efficiency_calculator.pdf
Report on estimation of mortality impacts of
particulate air pollution in London commissioned 12
http://www.environment-agency.gov.uk/
by the Mayor estimated that the equivalent of research/planning/147852.aspx
4,300 deaths per year in London are attributable
to long-term exposure to PM2.5, which is widely 13
Energy Act 2011, Building Regulations and the
acknowledged as being the pollutant which EU Directive 2012/27/EU on Energy efficiency
has the greatest effect on human health. The
impacts of air pollution are most severely felt 14
Statutory Instrument 2008. No. 2362. The
by vulnerable people such as children, older Town and Country Planning (General Permitted
people and those with existing heart and lung Development) (Amendment) (No. 2) (England)
conditions. Order 2008.
4
London’s environment revealed. State of the 15
The Environment Agency
environment report for London June 2011.
Greater London Authority, Environment Agency, 16
Camden geological, hydrogeological and
Natural England, and the Forestry Commission. hydrological study. Guidance for subterranean
2011. development. (Section 5.2)
5
The Mayor has established a London Electricity 17
The Camden geological, hydrogeological and
High-level Working Group to ensure the delivery hydrological study. Guidance for subterranean
of sufficient electricity infrastructure in London. development. (Section 2.7) suggests that on the
See https://www.london.gov.uk/priorities/ London Clay a slope of less than 10° is stable
planning/london-electricity-high-level-working- and slopes greater than 10° are potentially
group. subject to movement.
6
http://www.passivhaustrust.org.uk/projects/ 18
http://www.capitalgrowth.org/
detail/?cId=14
19
Some boroughs have local policies and targets
7
www.breeam.org/case-studies.jsp regarding the retrofitting of existing buildings
where development works are proposed.
8
As defined in the Glossary of the London Plan.
113
20
https://www.gov.uk/government/uploads/ on preparing Energy Assessments
system/uploads/attachment_data/file/226965/
Part_L_2013_IA.pdf 31
A project to enable London boroughs and
their energy services companies to supply
21
http://www.planningportal.gov.uk/ electricity they generate retail to their housing
buildingregulations/approveddocuments/partl/ tenants and others.
changes http://www.london.gov.uk/mayor-assembly/
gla/governing-organisation/executive-team/
22
See paragraph 1.3.x for more details on the directors-decisions/DD640
Mayor’s response to the Government’s Housing
Standards Review. 32
Poyry report for DECC 2009 The potential and
costs of district heating network
23
http://www.london.gov.uk/priorities/
planning/strategic-planning-applications/ 33
Next steps to zero carbon homes: allowable
preplanning-application-meeting-service/ solutions. Consultation. DCLG. 2013
energy-planning-gla-guidance-on-preparing-
energy-assessments 34
ibid
24
This will also reduce any potential overheating 35
ibid.
due to the storage and movement of hot
water around a building. The economic level of 36
http://www.london.gov.uk/priorities/environment/
insulation (based on BS 5422:2009 Annex G) is tackling-climate-change/energy-efficiency/refit-putting-
recommended. our-energy-reducing-yours and http://www.refit.
org.uk/
25
Some of the measures listed fall within
the second and third elements of the energy 37
http://www.london.gov.uk/priorities/environment/
hierarchy but are included here for context. climate-change/energy-efficiency/implementing-renew-
locally
26
Carbon Trust http://www.carbontrust.com/
resources/guides/energy-efficiency/lighting 38
Great Britain’s housing energy fact file.
Department of Energy and Climate Change.
27
http://www.londonheatmap.org.uk/Content/ 2011
home.aspx
39
Energy Act 2011
http://www.londonheatmap.org.uk/Content/
28
DHManual.aspx 40
Permitted development for householders.
Technical guidance. DCLG. 2013 (Page
29
As outlined in the National Planning Policy 13) http://www.planningportal.gov.uk/
Framework (paragraph 97) and the draft Revised uploads/100806_PDforhouseholders_
Early Minor Alterations to the London Plan TechnicalGuidance.pdf
(paragraph 5.41)
41
Permitted development for households.
30
More information is provided in the District Technical guidance. Department for
heating Manual and the Guidance for developers Communities and Local Government. 2013
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
42
Carbon Compliance for tomorrow’s new 53
http://www.wastechange.com/
homes. A review of the modelling tools and
assumptions. Topic 4 – Closing the gap between 54
Greenspace Information for Greater London
designed and built performance. Zero carbon
hub & NHBF. 2010 http://www.zerocarbonhub. 55
The sites in and around London are identified
org/resourcefiles/topic4_pink_5august.pdf in the London Plan. Habitats Regulations
assessment - Screening Report
43
Smart meters collect information about energy http://www.london.gov.uk/shaping-london/
use in the building/unit electronically and have london-plan/docs/hra-final-report-oct09.pdf
a communication capability that allows data
to be read remotely and displayed on a device 56
Additional guidance on minimising light
inside the building/unit, or transmitted securely pollution can be found in Section 4.5 of this
externally. Smart meters can also receive SPG.
information remotely.
57
Paragraph 5.5
44
https://www.gov.uk/government/
publications/the-water-efficiency-calculator- 58
Based on UKCIP 2009 Scenarios http://www.
for-new-dwellings ukcip.org.uk/essentials/uk-impacts/
45
http://www.aecb.net/PDFs/ 59
Paragraph 5.47
waterstandards/1503_AECB_Water_Vol_1_
V3.pdf 60
The Mayor’s The All London Green Grid
Supplementary Planning Guidance provides a
46
http://www.waterwise.org.uk/pages/indoors. strategic framework for Green infrastructure in
html London.
47
Push, pull, nudge – how can we help 61
See the London Plan for a diagram of the CAZ
customers save water, energy and money?
OFWAT. 2011 62
This should be minimised
48
For further detailed guidance on the 3
Except for solar panels as panels can be
Demolition Protocol (2003), refer to: Institute of provided on top of green roofs and have been
Civil Engineers (ICE) and London Remade www. found to work more efficiently.
londonremade.com
64
http://www.london.gov.uk/priorities/
49
http://www.wrap.org.uk/ environment/greening-london/urban-greening/
greening-roofs-and-walls
50
The Government has consulted on removing
the requirement to prepare Site Waste 65
http://www.woodlandtrust.presscentre.
Management Plans in England. com/imagelibrary/downloadMedia.
ashx?MediaDetailsID=1908
51
www.smartwaste.co.uk
66
http://www.tdag.org.uk/guides.html
52
http://www.recipro-uk.com/
115
67
The National SuDS Standards will set out be the extent of flooding which would occur
the standards SuDS are to be designed and should there be failure of the tidal defences
constructed to in order to obtain approval and should be defined by the Local Planning
from the SuDS Approving Body (SAB) and for Authority in their SFRA or an area defined by
operating and maintaining the approved SuDS. the Environment Agency with agreement from
Compliance with this will be compulsory for the LPA
certain developments.
78
http://www.environment-agency.gov.uk/
68
http://www.legislation.gov.uk/ homeandleisure/floods/124783.aspx
ukpga/2010/29/contents
79
http://www.environment-agency.gov.uk/
69
The term ‘lead local flood authority’ is used in business/topics/permitting/32330.aspx
the Act
80
http://a0768b4a8a31e106d8b0-50dc8025
70
Table 4.2 54eb38a24458b98ff72d550b.r19.cf3.rackcdn.
com/LIT_7260_bba627.pdf
71
http://www.environment-agency.gov.uk/
research/planning/33362.aspx 81
Paragraph 122
72
As set out in Table 1 of the National Planning 82
Paragraph 120 - National Planning Policy
Policy Framework Technical Guidance. Statement. Department of Communities and
Local Government. 2011
73
The design flood level is the 1 in 100 year
fluvial flood level and 1 in 200 year tidal flood http://planningguidence.planningportal.gov.
83
75
Defined in Table 2 of the National Planning 87
Except where the development is required to
Policy Framework Technical Guidance http:// apply to the Environment Agency for a permit
www.communities.gov.uk/publications/ under the Environmental Permitting Regulations,
planningandbuilding/nppftechnicalguidance. as air quality will be addressed separately under
76
The design standard is 1 in 100 year fluvial that process for these developments.
flood level and 1 in 200 year tidal flood level
including the appropriate allowance for climate 88
Exceedence is the period of time during which
change the concentration of a pollutant is greater than,
or equal to, the limit for the pollutant/s. For Air
77
The area of tidal residual risk is taken to Quality Standards, exceedence is a concentration
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
89
http://www.woodlandtrust.presscentre.
com/imagelibrary/downloadMedia.
ashx?MediaDetailsID=1908
90
Paragraph 124
91
Except where the development is required to
apply to the Environment Agency for a permit
under the Environmental Permitting Regulations,
as air quality will be addressed separately under
that process for these developments
92
https://www.london.gov.uk/sites/default/
files/GLA%20AQ%20Neutral%20Policy%20
Final%20Report%20J1605%20290513.pdf
93
https://www.london.gov.uk/sites/default/
files/GLA%20AQ%20Neutral%20Policy%20
Final%20Report%20J1605%20290513.pdf
DCLG, 2010
95
Preference should be given to publically
owned buildings / activities as this would
provide wider community benefit
96
Preference should be given to publically
owned vehicles and buildings
97
Compliance figures based on Environment
Agency regulated private sewage treatment
plans show that they perform significantly worse
than public works. They are prone to failure
causing pollution of land and/or watercourses
as well as potential nuisance and risk to human
health.
117
ST ANDREWS
©TIM CROCKER
APPENDICES
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
APPENDIX 1: LONDON PLAN POLICIES Plan and that where these can’t be achieved an
THAT RELATE TO SUSTAINABLE DESIGN off-site or financial contribution in lieu can be
AND CONSTRUCTION sought by the local borough.
Policy 3.2: Addressing health and reducing Policy 5.5: Decentralised energy networks
health inequalities Policy 5.5 sets out the Mayor’s strategic target
Policy 3.2 supports the provision and for decentralised energy, which is that 25% of
improvement of health facilities and encourages the heat and power used in London is to be from
the design of buildings to promote healthy local sources by 2025. The policy sets out how
lifestyles. plans can identify and support opportunities for
decentralised energy networks.
Policy 3.5: Quality and Design of housing
development Policy 5.6: Decentralised energy in
Policy 3.5 introduces a presumption against proposals
development on back gardens or other private Policy 5.6 sets out a hierarchy for selecting a
residential gardens. development’s heating system and states that
the feasibility of combined heat and power
Policy 5.1: Climate change mitigation (CHP) should be evaluated for the proposed
Policy 5.1 sets out the Mayor’s strategic target development as well as the potential for
for the reduction of carbon dioxide emissions extending the heating network beyond the site
across London of 60 per cent (below 1990 boundary.
levels) by 2025. It expects the GLA group, the
boroughs and other organisations to make a Policy 5.7: Renewable energy
contribution towards this target and that all Policy 5.7 seeks to increase the proportion
new development fully contributes towards the of energy generated from renewable sources,
London wide reduction target. including through their incorporation into
new developments and by identifying specific
Policy 5.2: Minimising carbon dioxide opportunities within London.
emissions
Policy 5.2 sets out the Mayor’s energy hierarchy Policy 5.8: Innovative energy technologies
which developers are to follow when designing Policy 5.8 encourages the use of innovative
their schemes. It also sets out carbon dioxide energy technologies that will provide an
reduction targets that developers are to aim for alternative energy source and reduce carbon
from their developments over the lifetime of the dioxide emissions.
121
Policy 5.9: Overheating and cooling and that water quality is protected and
improved.
Policy 5.9 states that developments should
be designed to limit their contribution to the
heat island effect and encourages spaces to be Policy 5.15: Water use and supplies
designed to avoid overheating, including by Policy 5.15 encourages developments to
following the cooling hierarchy set out in the incorporate measures to minimise the use of
policy. mains water with a water consumption target for
residential schemes of 105 litres or less per head
Policy 5.10: Urban greening per day.
Policy 5.10 encourages the greening of
London’s buildings and spaces and specifically Policy 5.16: Waste self-sufficiency
those in central London by including a target Policy 5.16 sets out how the Mayor will support
for increasing the area of green space (including London authorities to manage as much of their
green roofs etc) within the Central Activities waste as possible within London including
Zone. through minimising waste generation and
encouraging the reuse, recycling/composting
Policy 5.11: Green roofs and development and reduction in the use of materials.
site environs
Policy 5.11 specifically supports the inclusion of Policy 5.17: Waste capacity
planting within developments and encourages Policy 5.17 sets out criteria for assessing
boroughs to support the inclusion of green waste management facilities and states that
roofs. developments should include suitable waste and
recycling storage facilities.
Policy 5.12: Flood risk management
Policy 5.12 outlines the requirement for Policy 5.20: Aggregates
boroughs and developers to carry out flood Policy 5.20 sets targets for, and encourages the
risk assessments and that developments must recycling or re-use of construction, demolition
comply with national planning policy on flood and excavation waste within London.
risk assessments and management to ensure
they are designed and built to be resilient to Policy 5.21: Contaminated land
flooding. Policy 5.21 supports the remediation of
contaminated sites and seeks to ensure
Policy 5.13: Sustainable drainage that developments don’t activate or spread
Policy 5.13 promotes the inclusion of sustainable contamination.
urban drainage systems in developments and
sets out a drainage hierarchy that developers Policy 6.1: Strategic approach
should follow when designing their schemes. Policy 6.1 stresses the importance of integrating
development with transport and encourages the
Policy 5.14: Water quality and waste water reduction of car dependence.
infrastructure
Policy 5.14 seeks to ensure that adequate Policy 6.3: Assessing effects of
provision is made for waste water infrastructure, development on transport capacity
Policy 6.3 sets out the necessity of assessing
development impacts on transport capacity and
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
the transport network at both corridor and local provision of additional trees in the public realm
level. as well as on development sites.
Floods and Water Management Act 2010 National strategies and reports
The Floods and Water Management Act gives
the Environment Agency an overview of all flood The Carbon Plan 2011
and coastal erosion risk management and unitary The national Carbon Plan is a pre-cursor to the
councils the lead in managing the risk of all local carbon budgets required by the Climate Change
floods. It encourages the uptake of sustainable Act 2008. This plan sets out broadly how the
drainage systems by removing the automatic UK can meet the carbon dioxide reduction
right to connect to sewers and providing for targets set out in the Climate Change Act 2008,
councils to adopt SUDS for new developments including what measures are already in place and
and redevelopments. when additional measures will commence.
The Natural Environment and Rural Climate change risk assessment (CCRA)
Communities Act 2006 2012
Section 40 of this Act imposes a duty on This national risk assessment provides an
public bodies ‘to have regard’ to conservation evaluation of the potential impacts due to
of biodiversity in England when carrying out climate change with consideration give to -
their normal functions. Under Section 41 of their likelihood; the scale of their potential
this Act, the Secretary of State has published a consequences and the urgency with which
list of species of flora and fauna and habitats action may be needed to address them.
considered to be principal importance in the
conservation of biodiversity. Climate change risk report 2012
This national report sets out the main priorities
There is also European legislation and a wider for adaptation in the UK under 5 key themes
range of national legislation that protects identified in the CCRA 2012 Evidence Report
nature conservation sites and protects individual – Agriculture and Forestry; Business, Industries
species. and Services; Health and Wellbeing; Natural
Environment and Buildings and Infrastructure
– and describes the policy context, and action
125
APPENDIX 3: THE MAYOR’S RELEVANT housing in London. A list of the most relevant
STRATEGIES AND SUPPLEMENTARY standards to this SPG is included in Appendix 4
PLANNING GUIDANCE of this guidance.
Strategies
Town Centre SPG
Elements of Sustainable Design and The Town Centre SPG provides specific guidance
Construction are also addressed in a number of on sustainable design and construction for Town
the Mayor’s strategies and initiatives. The Mayor Centres.
has published the following strategies:
• The Mayor’s Energy and Climate Change The control of dust and emissions from
Mitigation Strategy construction and demolition SPG
• The Mayor’s Climate Change Adaption The SPG on The control of dust and emissions
Strategy from construction and demolition provides
• The Mayor’s Water Strategy detailed guidance on how to minimise the
• The Mayor’s Waste Management Strategy generation of dust and other emissions to the
• The Mayor’s Air Quality Strategy air during the demolition and construction
• The Mayor’s Noise Strategy phase of development, including mitigation
• The Mayor’s Transport Strategy measures to reduce the impact of demolition
and construction on air quality. This SPG is being
The Mayor has also published the following updated.
useful background reports:
• Powering ahead: Delivering low carbon Preparing Borough Tree and Woodland
energy for London Strategies SPG
• The London Heat Map The SPG on Preparing Borough Tree and
• London Decentralised Energy Capacity Woodland Strategies sets out how boroughs
Study Phase 1: Technical Assessment should prepare strategies to protect, maintain
• London Decentralised Energy Capacity and enhance trees and woodlands in their
Study Phase 2: Deployment potential boroughs.
• London Decentralised Energy Capacity
Study Phase 3: Roadmap to deployment All London Green Grid SPG
• The Impacts of the London Plan Energy The All London Green Grid aims to promote the
Policies concept of green infrastructure, and increase
• London Regional Flood Risk Appraisal its delivery by boroughs, developers, and
2014 (draft consultation) communities, by describing and advocating an
• Living roofs and walls. Technical report: approach to the design and management of
Supporting the London Plan Policy green and open spaces to deliver unrealised
benefits.
Supplementary Planning Guidance
London’s foundations SPG
Housing SPG The London’s foundations SPG sets out
The London Housing Design Guide2 (chapters London’s geological heritage, identifying
5 and 6), published by the Mayor in 2010, and strategically important geological sites for
the Housing SPG3 both include internal space protection and advising boroughs on how to
standards and environmental requirements for promote as well as protect geodiversity.
127
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
5.3 Noise
5.3.1 The layout of adjacent dwellings and the location Baseline LP Policy
of lifts and circulation spaces should seek to limit 7.15, PPG 24
the transmission of noise to sound sensitive rooms
within dwellings.
5.4 Floor to ceiling heights
5.4.1 The minimum floor to ceiling height in habitable Baseline Design for
rooms should be 2.5m between finished floor level London
and finished ceiling level.
5.5 Daylight and sunlight
5.5.1 Glazing to all habitable rooms should be not less Good Practice Code for
than 20% of the internal floor area of the room. Sustainable
Homes
5.5.2 All homes should provide for direct sunlight to Good Practice Code for
enter at least one habitable room for part of the Sustainable
day. Living areas and kitchen dining spaces should Homes
preferably receive direct sunlight.
5.6 Air quality (new standard ex LP EIP)
6.3 Overheating
6.3.1 Development proposals should demonstrate how the Baseline LP Policy 5.9
design of dwellings will avoid overheating during
summer months without reliance on energy intensive
mechanical cooling systems.
6.4 Water
6.4.1 New dwellings should be designed to ensure that Baseline LP Policy
a maximum of 105 litres of water is consumed per 5.15
person per day.
6.4.2 Where development is permitted in an area at risk of Baseline LP Policy
flooding, it should incorporate flood resilient design 5.12
in accordance with PPS25.
6.4.3 New development should incorporate Sustainable Baseline LP Policies
Urban Drainage Systems and green roofs where 5.11 and 5.13
practical with the aim of achieving a Greenfield
run-off rate, increasing bio-diversity and improving
water quality. Surface water run-off is to be
managed as close to source as possible.
6.5 Materials
6.5.1 All new residential development should accord with Good Practice Code for
Code for Sustainable Homes Level 4 and the London Sustainable
Sustainable Design and Construction SPG with Homes
regard to the sourcing of materials.
6.5.2 All new residential development should meet the Baseline Code for
requirements of the Code Level 4 with regard to Sustainable
using materials with lower environmental impacts Homes and
over their lifecycle. LP 5.3
6.6 Ecology
6.6.1 The design and layout of new residential Baseline LP Policy
development should avoid areas of ecological value 7.19
and seek to enhance the ecological capital of the
area in accordance with GLA best practice guidance
on biodiversity and nature conservation.
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
Two Building Emission Benchmarks (BEBs) have been defined; one for NOx and one for PM10, for a
series of land-use classes. The benchmarks are expressed in terms of g/m2/annum. The gross floor
area (GFA) is used to define the area. For the less common types of development it will be for the
developer to provide convincing evidence for which BEB should be used.
Source: Air Quality Neutral Planning Support Update: GLA 80371, April 2014
133
Land use
CAZ Inner Outer
NOx (g/m2/annum)
Retail (A1) 169 219 249
Office (B1) 1.27 11.4 68.5
NOx (g/dwelling/annum)
Residential (C3) 234 558 1553
PM10 (g/m2/annum)
Retail (A1) 29.3 39.3 42.9
Office (B1) 0.22 2.05 11.8
PM10 (g/dwelling/annum)
Residential (C3,C4) 40.7 100 267
Source: Air Quality Neutral Planning Support Update: GLA 80371, April 2014
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
Developments are to meet these emission standards along with the ‘air quality neutral’ benchmark
values. Where meeting these emission standards still does not allow the air quality neutral benchmarks
to be met, further reduction or offsetting measures would be required.
The emission standards are ‘end-of-pipe’ concentrations expressed at specific reference conditions
for temperature, pressure, oxygen and moisture content. Compliance with these standards should be
demonstrated based on monitoring undertaken on the actual installed plant or, where this does not
exist at planning application stage, based on manufacturer guaranteed performance levels supported
by type approval monitoring undertaken by the equipment supplier. At the very least, a statement
of intent to only include combustion plant within the development that meets these standards must
be made at application stage. Providing further details on actual installed combustion plant and
emissions performance prior to full operation of the development should be made compulsory by way
of planning condition. It is not permissible for emission factors (e.g. g/kWh, g/GJ etc) to be converted
into an equivalent concentration for compliance purposes.
Emission Standards for Solid Biomass Boilers and CHP Plant in the Thermal Input range
50kWth – 20 MWth
To deliver both reductions in carbon dioxide emissions and improve air quality a tiered approach
has been developed for applicable emission standards. This approach is based upon differentiation
according to the baseline air quality in the area of development and will be dependent upon whether
or not the development falls into the two tiers defined below.
Baseline Annual Mean NO2 and PM10 Baseline 24-Hour Mean PM10
Band A > 5% below national objective > 1-day less than national objective
Band B Between 5% below or above national objective 1 day below or above national objective
The emission standards below are target minimum standards. If an assessment indicates that
significant air quality effects may occur even when meeting the emission standards, additional
measures (such as stack height increase, enforcement of more stringent standards etc.) should be
considered in order to produce an acceptable level of impact.
Emission Standards for Solid Biomass Boilers and CHP Plant in the Thermal Input Range
50kWth to less than 20MWth for development in Band A
135
Emission Equivalent
Likely Technique
Combustion Pollutant/ Standard at Concentration
Required to Meet
ApplianceA Parameter Reference O2 at 0% O2 (mg
Emission Standard
(mg Nm-3) Nm-3)
Spark ignition engine NOx 250 329 Advanced lean burn
(natural gas/biogas)B operation (lean burn
engines)
NSCR (rich burn
engines)
Compression ignition NOx 400 526 SCR
engine (diesel/bio-
diesel) B
Gas turbine C NOx 50 177 None above standard
technology for modern
turbines
Solid biomass boiler NOx 275 386 Modern boiler with
(including those staged combustion and
involved in CHP automatic control
applications) D PM 25 35 Modern boiler with
staged combustion
and automatic control
including cyclone/
multicyclone
All (stack heat release Stack discharge 10 ms-1 N/A Appropriate design
less than 1MW)E velocity of stack discharge
diameter to achieve
required velocity
All (stack heat release Stack discharge 15 ms-1 N/A Appropriate design
greater than or equal velocity of stack discharge
to 1MW) E diameter to achieve
required velocity
Notes:
A
Combustion appliances operating less than 500 hours per annum are exempt from these standards
B
Emission standard quoted at reference conditions 273K, 101.3kPa, 5% O2, dry gas
C
Emission standard quoted at reference conditions 273K, 101.3kPa, 15% O2, dry gas
D
Emission standard quoted at reference conditions 273K, 101.3kPa, 6% O2, dry gas
E
The stack heat release can be calculated as per equation (3) in the D1 guidance note:
283
V 1 −
T
Q=
2.9
Where:
Q = Stack heat release (MW)
V = Volume flow of stack gases at discharge conditions (Am3s-1)
T = Discharge temperature (K)
N.B. Stacks should discharge vertically upwards and be unimpeded by any fixture on top of the
stack (e.g., rain cowls, ‘China-man Hats’)
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
Emission Standards for Solid Biomass Boilers and CHP Plant in Thermal Input Range
50kWth to less than 20MWth for development in Band B
Emission Equivalent
Likely Technique
Combustion Pollutant/ Standard at Concentration
Required to Meet
ApplianceA Parameter Reference O2 at 0% O2 (mg
Emission Standard
(mg Nm-3) Nm-3)
Spark ignition engine NOx 95 125 SCR (lean burn
(natural gas/biogas)B engines)
NSCR (rich burn
engines)
Compression ignition NOx 400 526 SCR
engine (diesel/bio-
diesel)B
Gas turbineC NOx 20 71 Latest generation DLN
burners and / or SCR
PM 5 7 Fabric/ceramic filter
All (stack heat release Stack discharge 10 ms -1
N/A Appropriate design
less than 1MW)E velocity of stack discharge
diameter to achieve
required velocity
All (stack heat release Stack discharge 15 ms-1 N/A Appropriate design
greater than or equal to velocity of stack discharge
1MW) E diameter to achieve
required velocity
137
Notes:
A
Combustion appliances operating less than 500 hours per annum are exempt from these standards
B
Emission standard quoted at reference conditions 273K, 101.3kPa, 5% O2, dry gas
C
Emission standard quoted at reference conditions 273K, 101.3kPa, 15% O2, dry gas
D
Emission standard quoted at reference conditions 273K, 101.3kPa, 6% O2, dry gas
E
The stack heat release can be calculated as per equation (3) in the D1 guidance note:
283
V 1 −
T
Q=
2.9
Where:
Q = Stack heat release (MW)
V = Volume flow of stack gases at discharge conditions (Am3s-1)
T = Discharge temperature (K)
N.B. Stacks should discharge vertically upwards and be unimpeded by any fixture on top
of the stack (e.g., rain cowls, ‘China-man Hats’)
S U S TA I N A B L E D E S I G N A N D CO N S T R U C T I O N S P G
APPENDIX
ENDNOTES
1
http://www.planningportal.gov.uk/uploads/
br/water_efficiency_calculator.pdf
2
Mayor of London. London Housing Design
Guidance (LHDG). LDA, 2010
3
Mayor of London. Housing SPG. GLA, 2012
139