Agenda item

Report of the Interim Executive Director Environment.

The Committee received a report of the Interim Executive Director Environment on the Planning for Sustainability Supplementary Planning Document (SPD), which set out guidance, requirements and processes for the environmental sustainability aspects of proposed development in the square mile.

An Officer stated that the SPD had been informed by internal consultation on five sustainability topics plus stakeholder events for the general public, industry experts and local authorities. The insights gained from three years of detailed negotiations with applicants on sustainability had also been included. The SPD sought to support applicants to achieve best practice outcomes for their site.

The Officer stated that subject to the Committee’s approval, consultation events and workshops would take place in spring 2024. Following a review of responses, the SPD would be submitted to the Committee in Autumn 2024.

The Committee noted a presentation from Officers which outlined detail contained within the SPD.

A Member asked how the SPD linked to the City Plan. An Officer stated that the SPD and the City Plan were aligned. The SPD was also aligned with the adopted Local Plan.

A Member sought clarification on the biodiversity requirements. An Officer stated that a key piece of evidence had been published setting out the background and the evidence for the requirement for three biodiversity units per hectare and this was also set out in the City Plan. Officers would ensure that the SPD cross referenced these specific pieces of evidence and policy where they were not already referenced.

A Member welcomed the high standards being set for sustainability across the City. He asked how these would be balanced against ensuring the City remained economically competitive and a welcoming place to invest. The Officer stated that this was considered in the development of this guidance, and that developers and occupiers were keen to pursue high environmental sustainability standards within their own schemes. A clear message had been set through the Climate Action Strategy that the City was becoming a more sustainable place. The SPD had been developed taking into account the views of consultants and experts in the field, as well as the Sustainability team who worked closely with developers and applicants on enhancing sustainability of their schemes. A Whole Plan Viability Study was recently undertaken supporting the City Plan, which incorporated several assessments of the viability implications for high sustainability standards within schemes. This would be published online and would be submitted to the Committee in January 2024. It showed that the high sustainability standards as proposed in the SPD would not render schemes in the City unviable. Officers would continue to work in a positive and collaborative way with developers to set high standards, and having clear guidance on the standards would be a key driver for ensuring that developers were confident about the requirements when bringing forward schemes.

A Member asked if a route map could be produced to assist applicants proposing smaller developments to understand the requirements relevant to them. The Officer explained that chapter eight had been designed for this purpose and outlined the difference between major and minor developments. The Officer stated that a pre-application meeting was recommended to developers during which Officers could outline the sustainability opportunities for even small schemes.

A Member asked about the financial implications arising from the implementation of the report and the aspirational plans. The Officer stated that the adopted local plan had high ambitions in terms of sustainability and the SPD built on that and the emerging City Plan. It provided further detail and explanation of the expectations of developers rather than setting requirements that had extensive additional costs, as this helped shape and scope these schemes within those overarching parameters and provided more clarity. The Whole Plan Viability Study would be presented to the Committee in early 2024. This covered the environmental costs within the emerging City Plan which were reflected in this SPD as well as the other costs to developers when bringing forward schemes.

A Member stated that approximately one quarter of the energy used in the City was for lights. He stated that once a building was completed, there was a fit out typically undertaken to the requirements of tenants. Rather than having the one lighting system, different lighting systems could be used in different areas and motion-activated lights could be used. He stated that the Lighting Strategy considered the development but not the fit out. He asked if this had been addressed in this SPD. An Officer stated that matters relating to the fit out were incorporated into each chapter. Energy efficiency measures were recommended and these included lighting measures. There were also conditions on new developments which required efficient lighting. In relation to the fit outs, tenancy agreements and green leases were recommended and it was requested that these be submitted as part of the circular economy or whole lifecycle of carbon assessments.

A Member queried whether sewage effluence was included in the report. An Officer stated that she would review the wording and ensure this was included.

A Member asked how the SPD would support innovation and implementation of technology to ensure that the built environment remained competitive. The Officer stated that the pre-application meetings with developers included discussions on identifying opportunities for the reuse of materials and using recycled materials. This required applicants to produce material audits and upcycle strategies to facilitate zero waste. Details of reuse were required at the Royal Institute of British Architects (RIBA) Stage 4 after permission was granted which meant collaboration would continue with developers on this matter. Applicants were encouraged to look at deconstruction rather than demolition ensuring material could be salvaged wherever possible. Coordination opportunities were encouraged with nearby developments e.g., relating to material exchanges, storing and processing materials.

A Member asked if in relation to greenhouse gas emissions and energy use, Officers had an active role in encouraging developers to work together and look at shared facilities and linking into utilities. An Officer stated that this was taking place and outlined a number of examples across the City. The Member also commented that in relation to the urban greening factor, most planting and biodiversity was on rooftops and on walls and asked if creative ways could be used to encourage more planting and biodiversity at street level. An Officer stated that in pre-application discussions, developers were encouraged to include environmental benefits such as linking into biodiversity corridors, cool routes and climate resilience infrastructure. Examples of greening in the public realm were contained within the climate resilience chapter of the SPD. Encouraging biodiversity was included within the Biodiversity Action Plan.

A Member stated that the City and Hackney Public Health and Protection Team were working on their climate resilient strategy. She raised concerns about the hidden costs in terms of public health with the climate changing and also raised concerns about water management. She stressed the importance of building these measures into schemes and ensuring they were fully implemented.

Several Members congratulated officers on their work on this document.

The Chairman stated that in relation to the issue of economic pressure on developers and investors, many tenants were pushing for sustainable buildings that embodied their corporate values around sustainability and net zero. Therefore, developers were bringing forward suitable schemes. There was large demand for this space and peak rents were being achieved in those buildings that had achieved net zero and had high sustainability standards. The Chairman added that whilst the costs of the building and implementation of these schemes were higher, the profitability results could be higher too. In addition, having pre-application discussions about the expectations on developers in relation to carbon options guidance helped to relieve some of the risk elements. He stated that the SPD was setting clarity and transparency around sustainability expectations and provided a balance between encouraging economic growth and also a responsible sustainable future for the square mile.

The Chairman stated there was a lack of skilled resource in the market to do some of this work and that increased the costs of the available resource. However, the City’s Skills for a Sustainable Skyline programme was resulting in success, driving in education and resources to the market.

RESOLVED – That Members of the Committee approve the draft Planning for Sustainability SPD for public consultation.