A smaller, cleaner proposal
Our proposal is for a single concrete plant in the southern corner of the land.
The plant would be set back next to the railway, away from publicly accessible and sensitive edges of the site. No concrete block factory is proposed, in contrast to the previous applications.
External boundary: There would be a flexible workspace building along Marshgate Lane and substantial perimeter landscaping for screening and biodiversity.
Highway access would initially be via Marshgate Lane but in the longer-term would be relocated to Wick Lane for direct access to the A12.
Scale of activity: The plant would occupy less than half the area of the previous proposals and the overall development would import less materials than currently permitted. Tighter planning controls could be applied on the movement and storage of materials than those that apply today.
Overall this constitutes a smaller-scale operation that would be cleaner and tidier than activities taking place on the site today.
No Ordinary Concrete Plant
Bow East would be no ordinary concrete plant.
It would be appropriately designed to complement other structures on the adjacent Queen Elizabeth Olympic Park that celebrate city infrastructure.
Our proposals feature an architect-designed exterior which – along with advanced control systems you would expect in a state-of-the-art concrete plant – will help manage any potential for external impacts.
Creative process: Designing a plant that’s truly fitting for this location has involved an extensive design and development process. Drawing on the industrial heritage of the Lea Valley we’re proposing a structure that is both contemporary, but also references the designs of the historic Bow Porcelain works that was once next to the site.
Future: The plan could also release the potential for further high-quality mixed development on the remaining part of the land (subject to separate planning application(s) to be determined in accordance with the development plan at that time).
HOW could THE SITE LOOK?
Substantial work has been done to develop a proposal which considers the whole area and its surroundings.
The proposal establishes a complete, joined-up approach to the Bow East site, including integrated design of the landscape, structures, boundaries, highway access and public spaces.
Workspace building: One of the key features is a new building on Marshgate Lane which provides a flexible workspace for those based at Bow East. This space also has the potential for use as a base for visitors, liaison meetings, education projects, etc.
Landscaping: Elsewhere around the perimeter, substantial landscaping is proposed to serve as a screen for the on-the-ground activity, and enhance biodiversity beside the river and along the Greenway.
Business community: One idea which has stimulated some interest would be to grow hops for use by local breweries in the Lea Valley (pictured). The project team is open to suggestions for other ways the site could become part of the fabric of the local business community.
Safer Routing, Safer Trucks
Careful consideration has been given to vehicle movements to and from the proposed plant.
Movements: Our proposal would reduce by half the volume of material currently permitted, and it would mean a 30% reduction compared to that proposed in previous planning submissions. That translates into fewer vehicle movements than either current activities or previous proposals (see comparison table).
Lorries & drivers: Our proposals stipulate that trucks would have ‘Euro 6’ engines. These are the cleanest engines available with far lower emissions than many older vehicles already on London’s roads. All trucks and their drivers would meet the FORS (Fleet Operator Recognition Scheme) Standard. All three joint venture partners are CLOCS ‘Champions’ (Construction Logistics & Community Safety).
Routing: The short-term proposal is to use the current site entrance onto Marshgate Lane, with highway improvements to keep pedestrians and cyclists safe. Longer-term we propose to switch access onto Wick Land and directly onto the A12 (excepting the most local deliveries). Land is being provided by landowner Network Rail to enable this once other current uses cease.
Keeping the Air Clean
Air quality is vitally important to us, our employees and those who live and work nearby.
Several measures are proposed to ensure air quality meets high standards through containment within walls and buildings, suppression systems that prevent material becoming airborne, and a rigorous management regime to maintain a clean site.
Design & layout: The site has been designed to minimise the likelihood of material entering the air as a result of vehicle movements. The design includes enclosures to inhibit the flow of wind across stored materials.
Control: Rainwater would be ‘harvested’ for use in an automatic spray system to dampen stored materials and operating areas to prevent dust generation. Within the plant itself, material that could become airborne would be contained or filtered.
Monitoring would be undertaken at multiple points within and around the site, allowing air quality to be checked to ensure the effectiveness of these measures.
Net emissions: By bringing aggregates into London by train – directly to an on-site concrete plant – truck movements are minimised. The net result is lower emissions and better air quality.
|Current Activity||Previous Proposals||New Proposal|
for transfer of aggregates and spoil
|3 x concrete plants
1 x concrete block works (plus rail terminal for transfer of material)
|1 x concrete plant
(plus rail terminal for transfer of material)
|Aggregate Volume||Up to 2.25 mT||Up to 1.80 mT||Up to 1.15 mT|
|Daily Deliveries*||~400 average||~310 average||~260 average|
|Truck Route||Marshgate Lane||Marshgate Lane||Marshgate Lane (initially) & Wick Lane (longer-term)|
|Operational Area||~6 hectares||~5 hectares||~2 hectares|
|Working Hours**||24 hours||24 hours (incl. concrete manufacture & materials dispatch)||7am – 7pm Monday to Friday 7am – 1pm Saturday
(concrete manufacture & materials dispatch only)
|Plant Design||None||Standard designs for concrete batching & block manufacture||Architect-designed to enhance exterior, improve screening & help contain sound & dust|
|Landscaping/ Screening||Limited vegetation along boundary||Limited landscaping with perimeter trees||Perimeter landscaping & internal planting for screening and biodiversity plus new workspace building along Marshgate Lane|
|Community Involvment||None||None proposed||Liaison committee to address concerns and opportunity for local community & education projects/ partnerships|
|Further Development Opportinities||None||None||Allows regeneration of north part of Bow East plus improvements to Greenway & Marshgate Lane|
* Total vehicle movements would be double this number (to account for outward and return journeys) but would include all trucks using the site.
** Operating hours for rail terminal would continue under existing permitted development.
How a Concrete Plant Works
Concrete is the world’s most versatile and popular construction material.
A concrete plant is like a giant food mixer. Raw ingredients go in at one end, get mixed together and come out of the other end as wet concrete. There are no chemical processes involved and no emissions from the plant itself.
The ‘ingredients’ are aggregates, cement and water, plus additives which help to control the characteristics of the mix and its setting time. Ingredients delivered by train keep thousands of lorry movements off the road.
Once mixed, the concrete is poured into a mixer truck which delivers it to a construction site to be poured. There are more than 500 different types of concrete, from fast-setting and high-strength to self-levelling and water-permeable mixes.
Employment: A concrete plant would typically employ a manager, staff responsible for controlling the concrete ‘batching’, machine operators for loading and occasionally maintenance staff. Truck drivers would also be based there.