Canal River Trust-1806729

Tower Hamlets Borough Council Your Ref PA/22/00210
Mulberry Place
5 Clove Crescent Our Ref CRTR-PLAN-2022-35575
London
E14 2BG Wednesday 6 April 2022
Proposal: Redevelopment of the Site for a mixed-use scheme providing 952 residential units; 1,548 sqm GIA
commercial floorspace (Use Class E) within a series of buildings up to 23 storeys; the creation of a new
access road and the realignment of Ailsa Street; the provision of safeguarded land for a bridge landing; the
provision of cycle and car parking spaces; and associated Site -wide landscaping and public realm works.
This application is accompanied by an Environmental Statement
Location: Ailsa Wharf, Ailsa Street, London
Waterway: Bow Creek
Thank you for your consultation.

We are the charity who look after and bring to life 2000 miles of canals & rivers. Our waterways contribute to the
health and wellbeing of local communities and economies, creating attractive and connected places to live, work,
volunteer and spend leisure time. These historic, natural and cultural assets form part of the strategic and local
green-blue infrastructure network, linking urban and rural communities as well as habitats. By caring for our
waterways and promoting their use we believe we can improve the wellbeing of our nation. The Trust is a
statutory consultee in the Development Management process.
Based on the information available our substantive response, as required by the Town & Country Planning
(Development Management Procedure) (England) Order 2015 (as amended), is the following general advice, which
is largely repeating our feedback to the 2016 planning application (PA/16/02692):
The main issue relevant to the Trust as statutory consultee for this site is the arrangements for surface water
drainage. In response to a future planning application, we would likely request the Local Planning Authority attach
suitably worded conditions to address this issue.
Surface Water Drainage

In the Appendix F1: Flood Risk Assessment, it states 6.2.2 Therefore, it was proposed that the northern and
eastern areas of the site (75%) drain into the River Lea at unrestricted rates. The remaining site area (25%) was
proposed to drain into combined sewer along Lochnagar Street at a restricted rate of 35 l/s (50% betterment in
comparison to existing rates).
The Trust would want the opportunity to comment on the design of outfalls and the pollution control measures
to be put in place, which we would suggest should be controlled through a suitably worded planning condition
(we suggest wording at the bottom of this letter). We would also want the opportunity to review and comment on
Canal & River Trust

Fradley Junction, Alrewas, Burton-upon-Trent, Staffordshire DE13 7DN
T 0303 040 4040 E canalrivertrust.org.uk/contact-us W canalrivertrust.org.uk
Patron: H.R.H. The Prince of Wales. Canal & River Trust, a charitable company limited by guarantee registered in England and Wales with company number 7807276
and registered charity number 1146792, registered office address First Floor North, Station House, 500 Elder Gate, Milton Keynes MK9 1BB
the Construction Environmental Management Plan (CEMP). We would expect this to also be secured through an
appropriately worded planning condition, which we suggest at the bottom of this letter.
In respect of the pollution control measures, we note the Flood Risk Assessment states Mitigation measures will
be required to prevent egress of water into basement car park and buildings . The earlier Surface Water
Management Strategy advised that there would be petrol interceptors in the basement areas and prior to any
direct outfalls to the River Lea. Details of these should be controlled by condition (as above). We would suggest
that these should be Class 1 by-pass separators with an alarm.
Given the contamination detected in the soils and perched waters on-site (as noted in the Environment
Statement), we would suggest that no extracted/perched groundwater should be allowed to be discharged into
the River Lea during the demolition/construction works. This is consistent with p.31 of Chapter F of the previous
ES, which stated -site surface water
drainage systems for the temporary construction phase to prevent
would suggest that the CEMP should also provide that any stockpiles of soil from the site are located at a
suitable distance away from the River Lea and suitable methods are used to minimise dust emissions from the
site during demolition/construction.
Waterborne Freight
The Delivery and Servicing Plan and Construction Logistics Plan should consider the opportunity for the
developer to transport construction materials and demolition waste associated with the development by using
waterborne freight on the River Lea, in accordance with Policy SI 15 of the London Plan. We have suggested a
pre-commencement condition for a feasibility assessment of this opportunity, at the bottom of this letter.
Landscaping
We would suggest that a Landscape Management Plan should be required by a suitably worded planning
condition.
Should planning permission be granted we request that the following conditions and informatives are appended
to the decision notice:
Conditions
Construction Environmental Management Plan
Prior to the commencement of the development hereby permitted, a Construction Environmental Management
Plan shall be submitted to and agreed in writing by the Local Planning Authority and thereafter implemented in
accordance with the agreed details. The Construction Environment Management Plan shall include the following:
• Full details of the proposed surface water drainage arrangements;
• A requirement that no surface water (either via drains or surface water run-off) or extracted perched
water or groundwater should be allowed to be discharged into the waterway during the
demolition/construction/enabling works. Such waters should be discharged to the foul sewer or be
tankered off-site;
• A requirement that any existing surface water drains connecting the site with the Canal & River Trust
waterway must be capped off at both ends for the duration of the works i.e. at the point of surface
water ingress and at the outfalls to the waterways.
• Details of dust management.
Reason: To ensure, prior to commencement of the development, that surface water from the site is
appropriately considered and disposed of in a safe and appropriate manner in order to protect the
integrity of the waterway structure and water quality.
Canal & River Trust
Landscaping
landscaping
scheme shall be submitted to and approved in writing by the Local Planning Authority. The landscaping scheme
should include reference to plant species types, surface treatments, fences and walls, seating, any signage and
information boards, and the means of on-going maintenance. The approved landscaping scheme shall be
implemented by the first planting scheme after the development commences. Reason: To ensure the character
of Bow Creek is retained, and to maximise biodiversity benefits
Waterborne transport feasibility
Prior to the commencement of the development hereby permitted, a feasibility study shall be carried out to
assess the potential for moving material by water during the construction cycle (waste and bulk materials) and
following occupation of the development (waste and recyclables). The use of waterborne transport shall be
maximised during the construction of the development unless the above assessment demonstrates that such use
of the waterways is not physically or economically feasible. Reason: To encourage, prior to development starting
on site, the use of the waterways for transporting waste and bulk materials in accordance with Policy SI 15 of the
London Plan 2021.
Informatives
http://canalrivertrust.org.uk/about-us/for-businesses/undertaking-works-on-our-property.
The applicant can make contact with the Third Party Works Engineer via [email protected].
rom the Canal & River Trust. Please

contact Liz Murdoch from the Canal & River Trust Utilities Team ([email protected])
For us to monitor effectively our role as a statutory consultee, please send me a copy of the decision notice and
the requirements of the planning obligation.
Please do not hesitate to contact me with any queries you may have.
Yours sincerely,
Claire McLean MRTPI

Area Planner London
[email protected]
https://canalrivertrust.org.uk/specialist-teams/planning-and-design
Canal & River Trust


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Tower Hamlets Borough Council Your Ref PA/22/00210

Thank you for your consultation.

Surface Water Drainage

Canal & River Trust

Construction Environmental Management Plan

Waterborne transport feasibility

rom the Canal & River Trust. Please

Claire McLean MRTPI

Canal & River Trust

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