1.17 Another change which requires effective risk management is the rising number of physical constraints to development on the Peninsula. Figure 6 overleaf shows the constraints and the areas affected. At the time of signing the deal a third river crossing at Silvertown was planned. No decision has yet been taken on whether this is to go ahead and what form it will take. A tunnel would affect development of 1,378 planned units and a bridge would affect 1,053 units. While EP has pressed TfL on the issue, until a decision on the river crossing has been made, the development of these residential units cannot take place.10
1.18 Development has also been delayed on a plot owned by AXA which is subject to a Compulsory Purchase Order undertaken by EP (Figure 6).11 AXA initially applied for a judicial review of the plot, but EP has since negotiated a deal with AXA avoiding the need for recourse to the courts. Delays to developing the AXA plot, which was planned within the first phase, have had an impact on the overall phasing of development which has changed to accommodate this restriction.
1.19 A larger - and unexpected - constraint arose out of a 2005 Health and Safety Executive (HSE) review of hazardous sites. A gasholder site lies to the south-west of the Peninsula. The HSE consultation distance around the gasholder has now been extended from a 60 metre to a 375 metre distance around the gasholder. Under the current Masterplan, the development of 1403 residential units, 48,604 square metres of commercial space and the John Roan School are affected. EP and MDL have facilitated dialogue about how to resolve the problem both with the HSE, the Council and the gas company owning the gasholder. The main option under discussion would remove the gasholder and relocate it underground using new technology. Timely resolution of the gasholder issue is important to the overall phasing of the development, particularly with respect to the school which needs to be completed by 2010 in order to take advantage of a funding commitment under the Building Schools for the Future programme (see Part 2).
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10 These units are planned for a later phase of development: but a lengthy decision-making process could have an impact on the project's timetable.
11 The AXA land affects development of four plots on the north western edge of the Peninsula, earmarked for high value residential riverside properties with views across the river to Canary Wharf.