Dace Road, Hackney

Completed March 2017


Ardent was commissioned by regeneration specialists Aitch Group to provide noise, transport and flood risk advice to support a full planning application for a mixed-use development. Consent was granted in March 2017 for demolition of all existing buildings to enable a mixed use redevelopment comprising 60,000 sq ft commercial floor space (Use Classes B1c, B2 and B8) and 110 residential units.


The site at Dace Road is located in the London Borough of Tower Hamlets (LBTH) in the Opportunity Area known as Fish Island, adjacent to the Olympic Park. As part of the Olympic Legacy Programme, this former industrial area is now allocated for significant mixed use regeneration.

Ardent undertook extensive pre-application discussions with the London Legacy Development Corporation (LLDC) and LBTH, to ensure the application was acceptable prior to submission, preparing supporting information on transport planning, water drainage/flood risk, and noise.

The Flood Risk Assessment which accompanied the application assessed the site, which is partially within Flood Zone 3 of the River Lea, within a ‘Medium’ and ‘High’ risk zone for surface water flooding. As such finished floor levels for living and sleeping accommodation were set to be suitable to account for the 1 in 100 year plus climate change level, with suitable safe access and egress routes identified through the provision of a Flood Response Plan. The proposals incorporated a restriction of peak surface water flow rates to meet London Plan requirements for previously-developed sites, achieving a 50% reduction in existing runoff rates, through the provision of surface water attenuation and the integration of SuDS in the form of geo-cellular attenuation tanks.

A Transport Statement, Travel Plan, Construction Traffic Management Plan and a Delivery & Servicing Plan were submitted with the application considering the development proposals, with parking surveys undertaken to justify the level of parking provided on-site, which was limited to disabled spaces only. These reports detailed the arrangements of the new road to the south of the site, which would partially be implemented on land outside the site’s red line boundary, demonstrating this scheme could work both with and without the adjacent site being brought forward for redevelopment. The supporting information demonstrated the site would not have a detrimental impact on the operation of the local highway network both during construction and operation and addressed the concerns of LBTH and LLDC.

A Noise Impact Assessment was produced, with a noise surveys undertaken at four locations on the site to obtain representative baseline noise levels, through a combination of continuous automated monitoring and manual measurements. A NoiseMap model was built including measurements validated and factored traffic count data, considering all major developments in the vicinity. This assessment identified suitable glazing, ventilation, building fabric, and party wall/floor construction between the residential and commercial uses to allow desirable noise levels to be achieved.”

For further information on this development please see Aitch Group’s website www.aitchgroup.com/dace-road.

images courtesy of Ninety90.