Writing to Bob Weston Chief Executive of Weston Homes.

I wrote the below to Bob Weston Chief Executive of Weston Homes by email yesterday and recorded delivery today.

Andy Walker

120 Blythswood Road                             by email to info@weston-group.co.uk &

Ilford                                                          And recorded delivery to Weston Group Business

IG3 8SG                                                      Centre CM22 6PU  17^th November 2022

07956 263088

 

Bob Weston, Chairman & Chief Executive of Weston Homes 

 

Dear Bob Weston

Regarding the recent press article entitled:

East London's 'Tesco Toxic Towers' where pollution is so bad the flats need special air filters

I quote from the above article in MyLondon dated 4^th November 2022.

“Bob Weston, Chairman & Chief Executive of Weston Homes said it was "disappointing" that the regeneration of the Tesco store is currently on hold. Mr Weston said: "There is an urgent need to provide more low-cost housing for Londoners so collaborations like this between major retailers and housebuilders make an important contribution. We hope there will soon be a positive resolution to this issue so the project can go ahead."

I write as a campaigner and not a litigant in this letter.  I am concerned about what appears to be an oversight with regard to the lack of air filters or mechanical ventilation to protect school children at the proposed primary school.

Condition 61 which I cut and paste at the end of this letter shows:

“either air obtained from elevated locations within the development and/or the use of nitrogen dioxide filters”

for flats below the eighth floor facing the High Road in order to meet “air quality objectives”.

However, by contrast, Condition 57 regarding the primary school also facing the High Road does not offer the same protection against air pollution. No mention is made of air quality objectives nor are nitrogen dioxide filters or mechanical ventilation mentioned.

I accept that earlier in the application, mechanical ventilation is to be provided for the school, but only for overheating purposes. Mechanical ventilation to protect against overheating does not necessarily protect against air pollution. I quote from “Mechanical ventilation’s role in improving indoor air quality” an article by Paul Williams in pbctoday. Paul Williams writes about road traffic pollution and says:

“In these instances, ventilation has to be combined with filtration”

My request to you is that by 5pm on the 23^rd November, a member of your staff writes to me and the GLA representatives and MPs copied in to this letter, accepting that like the flats facing the High Road, the primary school will also have “either air obtained from elevated locations within the development and/or the use of nitrogen dioxide filters”.

If this cannot be confirmed, I will be asking GLA members and MPs to issue a press release relating to this point.

I will also be seeking elected representative support for the school to be placed inside the development or at the very least for the playground which is below the eighth floor to be moved inside the development.

I remain committed to the view that the location of the Tesco Toxic is not suitable for human habitation due to the twin pollution hazards of excessive noise from the railway and the High Road. However, if it is built, some of the damage to child health will be mitigated by placing the school inside the development.

I hope to hear from one of your staff by on or before the 23^rd November.

 

Regards

 

Andy Walker

Condition 61 taken from Redbridge Decision Letter

61. (Air Ventilation): All the residential dwellings located at floors seven (7) and below A492 Planning Committee, Thursday, 27 May 2021 for all the residential blocks directly facing onto the High Road Goodmayes to the north, the railway line/service road to the south, and the existing Access Road into the site to the east shall be fitted/ ventilated with either air obtained from elevated locations within the development and/or the use of nitrogen dioxide filters, both of which shall utilise closed mechanical ventilation to ensure national objectives with respect to air quality are met for future residential occupiers of the development. This mitigation shall be to be operational prior to any occupation by residents at floors seven (7) and below in the locations described above and with regard to the relevant Phase/s identified on the Phasing Plan submitted under condition 3 above, and shall be retained and maintained thereafter unless otherwise agreed in writing with the local planning authority.

Reason: In order to ensure the development meets local, regional and national air quality objectives, and in accordance with Policy LP24 of the Local Plan and Policy SI 1 of the London Plan.

Condition 57 taken from Redbridge Decision Letter

57. (Ventilation/Filtration/Extraction): Prior to the first occupation/use of the school hereby approved, the following details shall be submitted to and approved in writing by the Local Planning Authority for the relevant use: (a)Details of any associated extraction/flue/filtration/ventilations systems to be installed, including details of any other external plant or machinery (including ventilation units and air intake louvers), together with details of its method of construction, appearance, finish and acoustic performance. The measures shall be in accordance with the relevant DEFRA guidance on the control of piling and noise from commercial kitchen exhaust systems (January 2005). The school shall only be occupied in accordance with the approved details. Reason: In order to ensure that the commercial uses respect the amenities enjoyed by occupants of neighbouring properties and that they do not suffer an unreasonable loss of amenity from the operation of the uses hereby permitted and to comply with Policies LP24 and LP26 of the Local Plan.

 

Extract from Redbridge Local Plan 24 at page 105

The focus of policy LP24 is to mitigate the impact of development on air quality and other pollutants, and to ensure exposure to poor air quality is reduced in the borough.

Overheating classroom risk fixed by mechanical ventilation taken from planning document presented to Councillors on evening of

20.34 The proposed overheating mitigation is as follows: ▪ The use of natural ventilation via openable windows/doors and increased mechanical ventilation in residential apartments. ▪ For the residential apartments affected by higher levels of external noise, it is proposed to install a cooling coil on the ventilation supply to assist in reducing the impact of high summer temperatures. This will provide the occupants with an alternative method of sufficiently reducing the risk of overheating without opening the windows. ▪ The use of natural ventilation via openable windows/doors and mechanical ventilation for the south-facing classrooms.

20.36 For the classrooms on the north side of the school, active cooling is proposed as the overheating criteria cannot be met and these areas will be affected by the higher levels of external noise should a naturally ventilated solution be used.