Proposed Tesco Store, Morning Lane, Hackney, London - Essay Example

Proposed Tesco Store, Morning Lane, Hackney London Proposed Tesco Store, Morning Lane, Hackney London Introduction Tesco plans to redevelop and expand its stores In Hackney Central and make significant changes to the surrounding area. A planning application and conservation area have been submitted for the Tesco site and a consent has been received fo the developments of the area. There would be construction of three, nine and 13 storey buildings, providing 11,125 sq metres of retail space for a new store in the three-storey building. There will be space for eight other new shops, offices, restaurants and bars. There will be also further proposals, which include building 134 new homes, 414 car parking spaces, 252 cycle spaces and new improved pedestrian routes to and within the Tesco site including the landscaping and pavement widening in morning lane. These developments will have a major impact for the people living in that surrounding area and proper measures will be put to ensure the project is a success. This study will try to critically evaluate the retail, transport and environmental impact of the project. To achieve this proper planning have to be made and the right expert in the different fields that are being undertaken have to be consulted to achieve the desired objective. In addition, to that a detailed coordinated planning application was made which included the [preparation of retail impact assessment, planning statement, statement of community involvement. There was also coordination of the environmental statement, and the preparation of an impact assessment on the socio-economic impact and crime and safety (Broun, 2004, 37). The Role and Use of Evidence The use of evidence has been widely used in the planning of the proposed Tesco proposed project. The use of evidence in decision making involves integrating the best available research evidence with contextual factors including community preference, local issues, political preferences, and public health resources. The use of evidence can be applied in a range of decision-making that is at policy development, Implementation and evaluation. The benefits that can be achieved by the use of evidence as a source of information is the adoption of the most effective and cost efficient interventions, minimization of harm to the people and community as a whole and better infrastructure for the individuals and the communities. The evidence, which had been collected, has had major impact on the proposed project and have assisted in the planning, implementation and the evaluation of the Tesco project Transport Assessment A transport assessment report was prepared to assess the impact the project would on the transport sector and the community as a whole. An original transport assessment was submitted in 1999 on the site., but the application had some issues like for instance, the traffic queuing at the junction was considered to seriously detract from the character and the appearance of the high street/. There were other two applications, which were presented in 2003 with alternative access arrangements onto Bridge Street. Following consultations with the Highway Authority a supplementary transport assessment was produced to provide the additional information and analysis, this was submitted in the year 2004. There were further discussions with the Highway Authority and the representatives of the Local Plan Inquiry and amendments were made to the access of the road junctions, which now occupy the Bridge House Site. The Bridge House was to be demolished and replaced by a new building that was after discussions with the English Heritage. The assessment considered the access of important shopping centers, the trips that vehicles had to make to the store and the impact on the road networks, the walking and cycling abilities through the roads, public transport and for these to be achieved intensive consultations had to be made (Ganz, 2004, 400). According to the assessment, it was agreed that locating the store on the Brett works site creates a strong relationship with the town center to facilitate linked shopping trips, which accords with the Government transport policy. Not providing a site would encourage unsustainable journeys to Ipswich, Colchester and Sudbury for food shopping. The facilities for non-car modes are such as to encourage these modes of transport and hence reduce the reliance on the car with a saving of annual travel by car. The analysis of the traffic impact demonstrates that the local road network can accommodate the traffic without significantly affecting the street capacity. Summary of the Findings and Implementation The transport-planning task was given to Waterman Boreman to provide transportation planning and highway advice in relation to the proposed food store on the Brett Works site and adjoining land in Hadleigh, Suffolk. The assessment would consider the traffic generation associated with the proposal and its likely impact on the highway network, internal layout and parking provisions, accessibility of the site for bus passengers, cyclists and pedestrians and cars, and the accessibility of the service vehicles to the site. In assessing the existing conditions, it was seen that the site lies west of the High street within Hadleigh town centre. The site was also seen to currently being occupied by the predominant Brett works which is a complex consisting of industrial/commercial uses. Bridge Street, which generally has a 6m wide carriageway, provides a convenient link via Gallows, and the Hadleigh By-Pass to the High street. Bridge Street provides access to the Council offices, an associated car park and allotments and residential development. The objective of the transport policy, which also is a national policy, is to promote the planning and transport at the national, strategic and local level with the aim of creating more sustainable transport choices for people and moving freight. Providing accessibility to jobs, shopping, leisure facilities and services by public transport, walking and cycling, reducing the need to travel, especially by car are also the aims of the National policy. The National policy provides guidance on transportation planning and the impact it the project will have on the community. Policies for retail and leisure should seek to promote the vitality and viability of existing town centers, which should be preferred location for new retail and leisure developments. Regional Planning guidance for East Anglia acknowledges that cars will remain vital to the quality of life in rural areas but approximately one in five households in East Anglia lack regular access to a car. Due to that reason innovative and socially inclusive solution, for improving accessibility is to be developed through Local transport plans. The County Council strategy for the scale and location of housing and employment development is expected to reduce the rate of growth in demand for travel compared to past experience, and to increase opportunities for the introduction and use of sustainable transport modes. Strategic policies will also maintain or improve access to jobs, services and facilities for the maximum number of people. The strategy will also assist the County Council in reducing the demands for the use of private cars and Lorries Environment Report Sustainable development is a fundamental principle in any development project and is addressed by legislation and policy at all levels of government, and are widely recognized as an essential consideration for current and future urban development. Sustainable development is a dynamic process which enables all people to realize their potential and improve their quality of life in ways which simultaneously protect and enhance the earth’s life support systems. Tesco acknowledges the impacts that their operations can have on the environment and are committed to reduce these by putting up measures and policies to assist in doing so. In trying to achieve this, Tesco has identified key performance indicators that will assist in their commitment. One of those indicators is to reduce CO2 emissions from existing stores and distribution centres by at least 50% by 2020, against a baseline of 2006. The second is to reduce CO2 emissions from the new stores by 50% by 2020 against the baseline of 2006. To realize these goals, Tesco knew that major changes had to be adopted in the Tesco store model, and for that reason Tesco decided to form a core team consisting of 20 people whom between them covered the full spectrum of environmental sustainability skills. The aim of the team was to deliver a store that reduced the impacts on the environment, whilst offering a robust, balanced and operational store. This core team researched, designed and specified a brand new Tesco Environmental Store. Gill Smith, who was the leader of the Environmental Sustainable Team at Scott Wilson facilitated the production of the Environmental Sustainability Statement. For the project, two sites were elected which were fundamentally similar. By doing this a base line store was to be built at Gorton in Manchester and a trial Environmental store was to be built at Cheetham. The stores are of similar size and experience similar climatic condition. The only variables are the environmental initiatives within the Environmental Store. By doing this it enables actual data to be obtained from the operational environmental store, in order to measure the effectiveness o the environmental initiatives against a base line store. The initiatives that are performing well in terms of result are being offered for other Tesco developments across the country. The area in which Tesco is located is part of a larger site, which is occupied by Humber Growers, and the land currently comprises of agricultural glass houses in the eastern and central areas and warehouses and offices in the west accompanied by large areas of hard standing. In addition, there are some small areas of amenity grassland and bare/new growth land in the north east of the site. Access to the Brough store is proposed to be via some modification to the existing priority junction on Common lane, including changing priorities and raising the level of the junction through ‘table topping’. The proposed site included a Tesco store, service yard, a six-pump petro filling station, provision of 425 parking spaces and 32 cycle spaces and 2 retail units. One of the main aims of the retail store was to attract more inward investment into the environmental sustained buildings. It is therefore important that the retail stores are build in mind of the end user so that the environmental sustainability criteria is achieved without hindering on the ability to occupy occupiers. Sustainable development can also be achieved in a national, regional and local context, which is combining the national, regional and local planning policies to achieve the environmental sustainability. The national policy provides guidance relating to sustainable development on proposed developments. The planning policy states that sustainable development is the core principle underpinning planning, it also states that planning should facilitate and promote sustainable and inclusive patterns of urban and rural developments. The measures that should be adopted to achieve this is, making land available for development in line with economic, social and environmental objectives to improve people’s quality of life. Contributing to sustainable economic development is another measure that can be undertaken. Protecting and enhancing the natural and historic environment, the quality and character of the countryside and existing communities is also another measure that can assist to achieve this. Adopting a policy in a regional context will assist in achieving sustainable development. A regional planning policy will serve as guidance for the delivery of environmental, social and economic development in the region. It accounts for national policy and provides guidance to local planning authorities on incorporating policies at a local level. Some of the approaches in which the policy suggest is like for instance protecting the natural resources that are available, to avoid threats to the environment, to avoid flood risk and put up measures to prevent them. Local policies were also adopted to assist in the achievement of sustainable development. Measures adopted at the national and regional level will serve as guidance to ensure that environmental sustainability is achieved. By adopting best practice, a total carbon emission reduction of 32.7% has been achieved as well as 25% of the residual heating for the site being derived from decentralized energy sources in line with the Yorkshire and Humber plan (Giarelli, 2005, 399). Summary of the Findings A consequence of climate change is its effect on water supply, demand and management. Stress is being placed on this resource due to the irregularities in rainfall, with periods of drought followed by periods of flash flooding. Additionally, there is increasing demand for water at high levels of quality, in conjunction with a requirement of reduced environmental impact from treated discharge. Tesco are trailing a number of initiatives to reduce water use and have developing various water saving initiatives throughout the business, including rainwater harvesting. Water is a non-renewable resource; the national policy aims to ensure that this resource meets the customer needs. The demand is to be met by encouraging sustainable use whilst sustaining the aquatic environment. As well as resources for water provision, development should consider facilities for water disposal. By doing this the water run-off that is discharged does not cause pollution and also the risk of flooding is minimized substantially. The Yorkshire and Humber plan provides regional guidance on flood risk and water use, it gives measures to be adopted to manage the development and flood risk which is identified by ta Flood Risk Assessment. Retail Impact A retail impact assessment was also developed in support of numerous developments including neighborhood convenience stores, flagship non-food retail stores, out-of-centre food stores, and town redevelopment projects. A proposal was developed in 2008, which provide a quantum of additional out of town comparison retail floor space, but it was assessed that it would be detrimental to the vitality and viability of Southport Town Centre and its overall retail function. Additionally, members raised concerns relating to the impact of the proposals on nearby residential properties, in particular, during the construction phase. However, there have been further developments following the August deferral, which raised significant new material planning considerations. Consultations were made between the council members and the public. The public, who had also some interested business members, gave their views in which there were some objections and some suggestions were given about the site. The main issues subject to the revised assessment and recommendation related to the impact of the retail proposals on the vitality of Southport Town Centre, and the impact on the residents during the construction period. The Planning Policy Statement was developed by the government for town centres to promote their vitality and viability by planning for the growth and development of existing centres. In trying to achieve the government’s objective, the policy states that development should be focused in existing centres in order to strengthen and, where appropriate regenerate them. The current proposal seeks to extend the existing store, therefore, in accordance to the policy the local planning authorities should require applicants to demonstrate the need for the development, the appropriate scale, sequential test, that there are no unacceptable impacts on existing centres and that the locations are acceptable (Johanson, 2005). Summary of the Findings A proposal of an erection of a single store extension to the side of the store, relocation and construction of a new petrol station after demolition of the existing, with new vehicular access/egress onto Southport, new bulk store extension and enlarged service yard at the rear of the store. The proposal was accepted and recommendations were made to ensure that the issues that relate to the impact of the proposals on the vitality and viability of Southport Town Centre. That is, the effect of increased parking and vehicular movement on the prevailing highway network, and the design, layout and setting of the extensions, are I regard to the prevailing character of the surrounding area. A report dated July 2008, made it clear that the decision reached as to the sustainability of the proposed extension was finely balanced. White Young Green was not convinced in relation to need but on balance, it appeared that there was sufficient retail expenditure to support the scheme. There were no concerns expressed by potential investors in the town centre, which would have raised question marks over the potential detrimental impact of the extension if implemented (spencer, 2008, 45). Conclusion In conclusion, Tesco proposed site was seen to have an impact on the transport, retail and environmental impact, evidence was gathered to assist in the planning and assessing the impacts and issues that relate to the project. Recommendations were made, extensive consultations were made, and it was seen that the project was viable to be undertaken. The lives of the residents of Tesco will very much be affected by the proposed project in a positive way, the proposed project is encourages this is because of the major developments that will come up in the locations that have been planned. References Broun, L.T., 2004. 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