preliminary environmental risk assessment- land at ... · executive summary wsp | parsons...

REPORT NO 70018296

PRELIMINARY ENVIRONMENTAL RISK ASSESSMENT: LAND AT WINDMILL HOTEL

CONFIDENTIAL MARCH 2016

Type of document (version) Confidential

Project no: 70018296 Date: March 2016

–WSP | Parsons Brinckerhoff Mountbatten House, Basing View, Basingstoke, Hampshire RG21 4HJ

Tel: +44 (0) 1256 318 800 Fax: +44 (0) 1256 318 700 www.wspgroup.com www.pbworld.com

PRELIMINARY ENVIRONMENTAL RISK ASSESSMENT: LAND AT WINDMILL HOTELBracebridge Holdings Ltd.

Q U A L I T Y M A N A G E M E N T ISSUE/REVISION FIRST ISSUE REVISION 1

Remarks Draft for Comment

Date 10/03/2016

Prepared by M Tsiropoulou

Signature

Checked by M Weil

Signature

Authorised by P Dowson

Signature

Project number 70018296-GEO

Report number 1

File reference M:\_SOIL & GROUNDWATER\_PROJECTS\Contam\70018296 - Windmill Farm Hotel\(6) Reporting\Report

ii

PHASE 1 LAND CONTAMINATION ASSESSMENT WSP | Parsons Brinckerhoff Bracebridge Holdings Ltd. Project No 70018296 Confidential March 2016

iii


TABLE OF CONTENTS EXECUTIVE SUMMARY .............................................................................1

1 INTRODUCTION ...........................................................................2

1.1 AUTHORISATION AND PURPOSE OF ASSESSMENT ................................. 2

1.2 AIMS ............................................................................................................... 2

1.3 SCOPE OF WORKS ....................................................................................... 2

1.4 SOURCES OF INFORMATION ....................................................................... 3

1.5 LIMITATIONS ................................................................................................. 3

2 SUMMARY OF THE SITE AND SURROUNDING AREA .............4

2.1 SITE RECONNAISSANCE .............................................................................. 4

3 ENVIRONMENTAL SETTING ......................................................8

3.1 GEOLOGY ...................................................................................................... 8

3.2 HYDROGEOLOGY AND HYDROLOGY ......................................................... 8

3.3 DESIGNATED ECOLOGICAL SITES AND OTHER SENSITIVE LAND USES .............................................................................................................. 9

3.4 PRELIMINARY HYDROGEOLOGICAL MODEL ............................................. 9

4 POTENTIALLY CONTAMINATIVE LAND USES .......................10

4.1 SITE USE...................................................................................................... 10

4.2 LAND USES IN THE SURROUNDING AREA ............................................... 11

4.3 SITE HISTORY ............................................................................................. 11

5 PRELIMINARY CONCEPTUAL MODEL ....................................13

5.1 INTRODUCTION ........................................................................................... 13

5.2 POTENTIAL CONTAMINANT SOURCES ..................................................... 13

5.3 POTENTIAL RECEPTORS ........................................................................... 14

5.4 PLAUSIBLE CONTAMINANT LINKAGES .................................................... 14

iv


6 CONCLUSIONS AND RECOMMENDATIONS ...........................15

v


T A B L E S TABLE 2-1: SITE INFORMATION ...................................................................................... 4TABLE 4-1: CURRENT POTENTIAL ON-SITE CONTAMINATIVE LAND USES,

ACTIVITIES AND INCIDENTS......................................................... 10TABLE 4-2: SUMMARY OF POTENTIAL LAND USES, ACTIVITIES AND INCIDENTS

IN THE IMMEDIATE SURROUNDING AREA .................................. 11TABLE 5-1: POTENTIAL PLAUSIBLE SOURCES OF CONTAMINATION ........................ 13TABLE 5-2: PLAUSIBLE CONTAMINANT LINKAGES...................................................... 14

A P P E N D I C E S A P P E N D I X A LIMITATIONSA P P E N D I X B PHOTOGRAPHIC RECORDA P P E N D I X C ENVIROCHECKA P P E N D I X D REGULATORY RESPONSEA P P E N D I X E BOREHOLE RECORD

1

PRELIMINARY ENVIRONMENTAL RISK ASSESSMENT WSP | Parsons Brinckerhoff Bracebridge Holdings Ltd. Project No 70018296 Confidential March 2016

EXECUTIVE SUMMARYWSP | Parsons Brinckerhoff (WSP | PB) was instructed by Bracebridge Holdings Ltd (the Client), to undertake a Phase 1 preliminary environmental risk assessment of land to the south of Windmill Hotel (the Site).

WSP | PB understands that the Client proposes to develop the land for residential and commercial end uses and, as such, an assessment is required to assess possible environmental liabilities associated with potential land contamination.

The Site currently comprises a hotel towards the north and a golf course extending across the remainder of the Site. The hotel complex is situated in the north and northeast of the site and comprises a main hotel building, several outbuildings (including rentable cottages, single storey rooms and storage areas), roadways and car parking facilities. Historically a farm surrounded by fields was present on-site since at least 1887. By 1989 Windmill Farm is shown on historical maps as a hotel and during the 1990s, the golf course was developed. During approximately 1955 and 1992 sewage works were operating on-site and engineering works off-site and 20m to the north.

The British Geological Survey (BGS) scale 1:50,000 series, solid and drift geology map of Coventry (Sheet 169; Dated 1994), together with information available on the BGS website indicate that the site is underlain by the Allesley Member Sandstones which are designated by the Environment Agency (EA) as a Principal aquifer and in the wider region are more than 300m in thickness. Superficial deposits are largely absent although isolated areas of alluvial deposits are mapped along the courses of the Pickford Brook and two unnamed secondary rivers which flow through the site (none are assessed for quality by the EA). The alluvial deposits are considered likely to be limited in thickness, given the size of the water courses. Glaciofluvial deposits are recorded as possibly present towards the northeast Site boundary; again the thickness is unknown. The superficial deposits are designated as Secondary A aquifers.

The site is located in an area of coal mining as identified by the statutory search results and this indicates a possibility for impact on the site area, for example unstable ground conditions, areas of fill and potential ground gases (e.g. carbon dioxide and methane).

Based on the findings of the desk based assessment and site walkover, the following potential risks were identified from current or historical uses of the Site:

The key risks are considered to be associated with the golf course itself. A stockpile of soil of unknown provenance reportedly associated with the construction of the golf course was observed during the walkover (estimated volume approximately 2,250m3) and golf courses are commonly associated with deposition of large volumes of fill and materials of unknown provenance utilised in their profiling. These materials may contain contaminants such as asbestos, heavy metals and organic compounds, and may generate soil gases. In addition, localised contamination is possible associated with a former sewage works, the groundskeeper’s chemical store and an adjacent former engineering works immediately north of the site which was redeveloped in the 1990s/2000s as an industrial estate. Any contamination associated with these activities and operations are considered to be of low potential and, if present, would be isolated in extent.

Given the above, WSP | PB considers the site to be located in a moderate to high sensitivity environmental setting with a moderate likelihood of contamination being present.

It is considered likely that intrusive ground investigations across the wider Site will be required by planning conditions/reserved matters to confirm the underlying ground conditions (with a focus to the Made/reworked Ground and the stockpile/sewage works area) and to characterise the potential risks to human health and controlled waters. This information will also be required by the developer to understand contamination constraints with respect to materials management planning, re-use and disposal, the potential requirements for remediation, and H&S requirements under recently updated CDM 2015 guidance.

2


1 INTRODUCTION1.1 AUTHORISATION AND PURPOSE OF ASSESSMENT

WSP | PB UK Ltd. (WSP | PB) was instructed by Bracebridge Holdings Ltd. (Bracebridge), to undertake a Phase 1 Preliminary Environmental Risk Assessment (PRA) of the land (the Site). The works were commissioned in response to WSP | PB’s proposal, reference MHW/70018296/A dated 29th January 2016.

WSP | PB understands that the land south of Windmill Hotel is to be developed for a mixed residential and commercial end use. It is understood that the PRA is required for Bracebridge to submit with its outline planning application.

WSP | PB understands that the land south of Windmill Hotel is to be developed for a mixed residential and commercial end use in approximately 15 ha of employment land and associated infrastructure. It is understood that the PRA is required for Bracebridge to submit with its outline planning application.

1.2 AIMS

The key aims of this assessment are to:

Develop a preliminary conceptual site model for the Site to identify potential ground contamination associated with the proposed redevelopment of the Site for a mixed residential and commercial end use;

Evaluate the potential liabilities associated with the significant exposure risks of the identified receptors from potential contaminants in the context of residential and commercial end use; and

Provide recommendations on the measures that could be adopted to address the potential liabilities.

This assessment does not consider the environmental risks associated with the current land use or provide any geotechnical assessment.

1.3 SCOPE OF WORKS

In order to meet the aims stated in Section 1.2 the following scope of works was undertaken:

A site walkover survey of accessible areas, to document the current land use and site setting.

A review of publicly available historical maps and site plans provided by Landmark to identify former land uses and potential contaminative activities on and surrounding the Site.

A review of relevant regulatory databases and contact with relevant regulatory authorities including: Local Council planning website, the Contaminated Land Officer (CLO), Environment Agency (EA).

A review of relevant publicly available information relating to hydrological features, hydrogeology, neighbouring land use, ecologically sensitive uses and geology in order to establish the environmental setting of the Site.

The development of a preliminary conceptual site model (CSM) following the source-pathway-receptor contaminant linkage approach.

3


An outline of the environmental risks with respect to ground, groundwater and ground gas conditions, which may potentially arise as liabilities or constraints associated with the development of the Site.

This report has been prepared in general accordance with:

Part 2A of The Environmental Protection Act 1990.

Environment Agency (EA) ‘Model Procedures for the Management of Land Contamination’,CLR11. 2004

The National Planning Policy Framework (2012).

NHBC, EA and CIEH ‘Guidance for the Safe Development of Housing on Land Affected by Contamination’ R&D66. 2008

It contains British Geological Survey materials © NERC 2016 and Environment Agency information © Environment Agency and database right.

1.4 SOURCES OF INFORMATION

The following sources of information have been used in the production of the report:

Landmark Envirocheck report ref.80282772_1_1, dated 15 February 2016.

EA ‘What’s In Your Backyard?’ website accessed on 16 February 2016.

British Geological Society (BGS) 1:50,000 Series Geological Map Sheet 169 ‘Coventry’ (Solid & Drift ed.), dated 1994.

BGS ‘Geology of Britain’ online viewer accessed on 16th February 2016.

NHBC, EA and CIEH ‘Guidance for the Safe Development of Housing on Land Affected by Contamination’ R&D66. Appendix 3. 2008.

No previous reports relating to ground contamination were provided for review.

1.5 LIMITATIONS

This report is addressed to and may be relied upon by Bracebridge Holdings Ltd. It may not be relied upon or transferred to any other parties without the express written agreement of WSP | PB. The report should be read and used in full. No responsibly will be accepted where this report is used, ether in its entirety or in part, by any other party. WSP | PB cannot be held liable for third party information. Full details of the limitations are provided as Appendix A.

4


2 SUMMARY OF THE SITE AND SURROUNDING AREASite location and layout plans are provided as Figures 1 and 2.

A walkover survey of accessible areas of the Site was carried out by a representative of WSP | PB on 23 February 2016 and a photographic record is provided as Appendix B. Table 2-1provides details of the Site obtained from a review of Ordnance Survey (OS) mapping, online aerial photography, key regulatory information obtained from the Envirocheck® report and key observations made during the walkover.

Table 2-1: Site Information

Details Description

Name and Address of Site Windmill Village Hotel, Birmingham Road, Coventry, CV5 9AL

Location and Grid Reference The Site is located about 3 miles (5 km) west of Coventry city centre an south adjacent to the A45.

The centre of the Site is at approximate national grid reference 428390, 280900.

Site Ownership/ Occupation National Motorcycle Museum Limited

Site Description and Current Use A summary of the buildings and a detailed description of the Site area are provided in section 2.1. The Site is an irregular parcel of land comprising a golf course and a hotel.

Site Area and Topography The Site is approximately 32 hectares (ha) in area with a variable topography

Ground Cover Approximately 90% soft standing largely comprising a golf course and associated planted verges, 4% man-made surface water features and 6% by hardstanding (buildings and access roads)

Surrounding Area The Site is bound to the east by a residential development, open space land (agricultural fields) are located to the south and west, the A45 Birmingham Road forms the bounds the Site to the north and beyond which is a small industrial estate.

2.1 SITE RECONNAISSANCE

GENERAL

A walkover survey of the site was carried out in on 23 February 2016 by a WSP | PB engineer in conjunction with the site Health and Safety Manager. The walkover included an inspection of the interior and exterior of the site and buildings. The Site layout and key features (current and former) are presented on Figure 2, and selected photographs are included within Appendix B.

The site is owned by the National Motorcycle Museum Limited and is currently in use as a hotel and golf club. The hotel complex is situated in the north and northeast of the site and comprises a main hotel building (containing hotel rooms, kitchen, bar, restaurants, a swimming pool, spa therapy rooms, store rooms and plant rooms), several outbuildings (including rentable cottages, single storey buildings and storage areas), roadways and car parking.

The golf course is located throughout the remainder of the site area, with grounds keeping structures to the west of the main hotel complex (Photograph 1). The course consists of 18

5


holes, with raised tee-off areas, landscaped mounds and areas of sparse tree planting. In the north of the site (immediately west of grounds keeper facility) a stockpile of material approximately 1.5m high and 1,500m2 in area is present (Photograph 2). The stockpile is heavily vegetated and according to the site representative comprises ploughed soils from the historical farm which were removed to create the original landscaping for the golf course. A number of watercourses and surface water features are also present, and these are discussed in the drainage section below.

A pump house is present in the centre of the site (Photograph 3), which manages water levels in the artificial ponds during high rainfall conditions by displacement to a bypass drainage ditch.

A disturbed area of ground and a concrete pad are located adjacent to a footpath approximately 200m to the southwest of the main hotel building. These are understood to be the remains of a former sewage works area which was demolished circa 2006. The site representative was not aware of when this was removed, or what the purpose of the structure was.

TOPOGRAPHY

The topography of the Site is variable. The hotel complex, car parking areas and ground-keeping buildings are elevated along the northern boundary and site levels fall towards the centre of the site where the Pickford Brook is present. In the south and east, levels rise from the centre of the site (with the Pickford Brook and artificial ponds forming the lowest points of the site) to the site boundaries in the south and east.

Locally, topography has been altered to create tee-off points and artificially raised green areas which supplement the golf course.

SURFACE WATER FEATURES

The Pickford Brook flows from neighbouring farmland to the northwest of the Site in an approximate northwest to southeast orientation. At the approximate centre of the golf course, the brook turns to the south and joins a series of artificial ponds before exiting the site in the southeast corner.

Two secondary surface water drains (both un-named) are also present. One flows (from adjacent farm land in the southwest) in an easterly direction adjacent to the southern boundary of the site, the drain joins the Pickford Brook at a confluence in the southeast of the site before flowing off-site in a south-easterly direction and is classified as secondary river by the EA. The remaining drain enters the site from the north, flowing in a southerly direction (adjacent to the groundkeepers buildings) to a confluence with the Pickford Brook in the centre of the site adjacent to the artificial ponds is classified as Tertiary River by the EA.

Four artificial ponds are present on-site, two are present in the centre of the site, one is present in the west (covers approximately 2,057m2) and one is present in the north (covers approximately 180m2) of the site adjacent to the A45. The ponds in the central area of the site are orientated in a north-south direction cover approximately 8,560m2 and are joined to the Pickford Brook, flow between the two is managed via a sluice gate and pumping station. The pond in the west of the site is also joined to the Pickford Brook, but surface water flow between the two is not managed. The most northerly pond is not connected to other surface water features. All surface water features on-site are understood to be managed on an annual basis by the groundskeeper’s in order to remove debris and promote the flow of water.

DRAINAGE

Hard drainage on site comprises foul and surface water drainage. Manhole covers were observed throughout hardstanding areas of the hotel complex, including within roadways and car parking

6


areas. The site representative stated that three stage interceptors were not present to surface water drainage from road and car parking areas, and surface water gullies were not observed.

An irrigation system is present across the golf course, which comprises artificially laid pipes which pass beneath the course with irrigation points at regular intervals. The site representative stated that the system is switched on at night only, and that water is drawn from the artificial ponds for irrigation purposes.

Manholes were not lifted as part of this assessment.

PLANT ROOMS

Several plant and storage rooms are present throughout the hotel.

A plant room adjacent to the pool and spa therapy rooms is used to house the pool management plant. Plastic drums of hydrochloric acid (28%) and chlorine were present within makeshift bunds (comprising flexible plastic tubs). The pool plant room also contained several tanks for mixing of chemicals into heated water prior to pumping into the pool. The site representative stated that the pool waters are sampled daily by site staff, and that monthly checks of all plant and equipment within the pool plant room are undertaken by AIMS Limited. Several plastic storage boxes are located externally and reportedly store 25 litre drums of chlorine and hydrochloric acid (Photograph 4).

The plant room within the hotel complex contained several hot water tanks and boilers, the site representative stated that the hot water system is in the process of being converted into an ‘on-demand’ hot water system, and noted that several tanks were being decommissioned.

The cleaning cupboard was noted to contain stocks of freshener, limescale remover and concentrated descalers. All bottles were noted to be in good conditions and stored on shelving. The site representative stated that stock rotation of cleaning products is undertaken, with no ageing products left without being used.

No leakage, staining or spillages were observed in the plant rooms that were inspected during the visit.

AIR CONDITIONING UNITS

Circa 12 air conditioning ventilation units were located on the hotel complex roof, all were noted to contain R410a refrigerant, with the exception of one unit which was labelled as containing R407c refrigerant. The site representative stated that Braywhite and Company Limited undertake maintenance, installation and upgrades of the air conditioning units on site, and that regular checks of the units are undertaken.

WASTE

Waste is stored in wheelie bins adjacent to the front entrance of the hotel, although a new bin storage area is being constructed in the car parking area to the north of the hotel complex. The site representative stated that the bins are emptied three times a week by Coventry Waste Services Limited.

BULK STORAGE

Bulk storage of hazardous materials is present within the grounds keeper’s buildings to the west of the hotel complex. The northern building is used as a storage area for green maintenance plant and equipment, with up to eight pieces of wheeled equipment noted during the walkover. Chemical storage is located against the eastern wall of building and comprises up to 18 drums of

7


various chemicals (all approximately 25 litres in capacity) including oil, degreasers, pesticides and diesel additive (Photograph 5). The drums are located atop movable spill trays and funnels were present for pouring.

On the south wall of the building (externally) a portable diesel tank is present with built-in bunding present (Photograph 6), this is reportedly used to fill diesel powered green maintenance machinery. No evidence of spillage or staining is present.

ASBESTOS CONTAINING MATERIALS

During the site walkover, several observations of potential asbestos containing materials were noted. The observations on-site were similar to those reported within the Asbestos Management Survey (Ref. Absolute Asbestos Surveys, Asbestos Management Survey, updated 13th November 2015), with asbestos cement roofing observed on several buildings within the complex.

8


3 ENVIRONMENTAL SETTING3.1 GEOLOGY

Published BGS 1:50,000 Scale Map (Sheet No. 169 Coventry) and historical BGS borehole records for locations in the vicinity of the site (logs provided in Appendix C) were referenced.

The published record indicates that superficial deposits are largely absent, with the exception of a narrow band of alluvium present in the immediate vicinity of Pickford Brook and the un-named surface water feature along the southern boundary of the Site. A thin band of Glaciaflucial Deposits are also recorded present along the northern and northern eastern boundary of the Site and comprise sand and gravel.

Bedrock is comprised of the Allesley Member, which makes up the upper boundary of the Meriden Formation (mudstone and sandstone). The Allesley member is described as Sandstone, mudstone-dominated at base.

The BGS borehole log (Appendix E) records (ref. SP28SE/4) in the region the Sandstone formation can exceed 300m thickness and comprises alternating layers of green to red sandstone and mudstone. There are faults in the wider region. One fault is recorded cutting across the site northeast to southwest with the downthrown side to the west.

The Envirocheck® report indicates that the Site is located within a lower probability radon affected area where less than 1% of homes are above the Action Level for radon gas.

3.2 HYDROGEOLOGY AND HYDROLOGY

The Glaciofluvial superficial deposits towards the north Site boundary and the Alluvium across the Site are designated as Secondary A superficial aquifers by the EA. The Allesley Member Sandstone underlying the Site is designated as a principal aquifer by the EA.

The Site is located within the Water Framework Directive (WFD) Warwickshire Avon management catchment of the Severn River Basin District and is within a Zone 3 (Total Catchment) Groundwater Source Protection Zone (SPZ) for public water supply. It is not within a Drinking Water Protected Area (DrWPA) as defined by the EA.

The Site is located within an area classified by the EA as being of low vulnerability with respect to potential groundwater pollution, having soils of low leaching potential.

The groundwater beneath the site has been assessed by the EA to be of poor ecological and poor (deteriorating) chemical status for 2015, updated assessments for 2016 are yet to be released.

As described in Section 2 the nearest surface water features include:

Four man-made ponds located to the centre of the Site, towards the northeast boundary, towards the north boundary and west respectively.

An unnamed secondary river, a tributary of the Pickford Brook flows west to east, passing across the southern boundary of the Site. Its current ecological and chemical status has not been assessed by the EA.

The Pickford Brook, a tributary of River Sherbourne is crossing the Site northwest to southeast and has a flow same direction. The EA has assessed its current ecological status in

9


the vicinity of the Site to be poor for 2015; updated assessments for 2016 are yet to be released. It does not consider that chemical quality requires assessment.

Towards the north site boundary is an unnamed drainage ditch flowing in a north to south direction and connecting with the Pickford Brook in the central portion of the Site. Its current ecological and chemical status has not been assessed by the EA.

Towards the southeast site boundary is a below ground culvert and extends 100m in a northwest to southeast direction.

There is one currently licensed surface water abstraction on Site and according to the Envirocheck report, no other abstraction is present within a 1 km radius of the Site. The abstraction is located approximately 200 m southeast to the Windmill Hotel and the water is used for spray irrigation and storage. The operator is Convexed Ltd.

The Site is located within an indicative area of high flood risk due to Pickford Brook and its unnamed tributary, as defined by the EA.

3.3 DESIGNATED ECOLOGICAL SITES AND OTHER SENSITIVE LAND USES

The Site is located in a groundwater Nitrate Vulnerable Zone Area and in an Area of Unadopted Green Belt.

3.4 PRELIMINARY HYDROGEOLOGICAL MODEL The superficial deposits (the Glaciofluvial deposits along the northern boundary and Alluvium deposits located in the vicinity of the Pickford Brook and associated tributary) and the underlying Allesley Member Sandstones, comprise secondary A aquifer and principal respectively. The dominant water feature is Pickford Brook and the secondary and tertiary rivers joining it on Site.

According to third party data obtained by the EA for Counden Wedge location (2km east to the Site, similar geology) the groundwater levels are high at certain times of the year. In the same region monitoring that took place from January 2009 to July 2014 indicates that groundwater levels ranged between approximately 0mbgl to 5mbgl. It is considered likely that groundwater is present in the Alluvium/Glaciofluvial superficial deposits where present. The Glaciofluvial deposits are likely to be in hydraulic connectivity with the underlying Sandstone formation. Where Alluvial deposits are present the clay fraction is likely to at least to act as an aquitard and limit vertical migration of water to the underlying aquifer.

Based on the limited preliminary information reviewed, groundwater is anticipated to flow towards southeast in a northwest southeast direction following the topographic dip (more than 30m) and the Pickford Brook flow direction to the southeast. Moreover groundwater is anticipated to be rather shallow during some periods of the year. However, there is insufficient information to confirm this.

10


4 POTENTIALLY CONTAMINATIVE LAND USES

4.1 SITE USE

Table 4 1 provides information relevant to identifying current potential contaminative land uses, activities and incidents relating to the Site. The information was obtained from a review of OS mapping, online aerial photography, key regulatory information obtained from the Envirocheck report, the EA ‘What’s In Your Backyard?’ website, correspondence with relevant consultees and planning records, and key observations made during the walkover. Access was made available to all interior and exterior areas of the site.

Table 4-1: Current Potential On-Site Contaminative Land Uses, Activities and Incidents

Activity / Incident Description Regulatory Information

Operations and Processes None observed None

Bulk Storage of Chemicals/ Fuels

Bulk storage of hazardous materials is present within the ground keepers buildings to the west of the hotel complex. The northern building is used as a storage area for green maintenance plant and equipment, with up to eight piece of wheeled equipment noted during the walkover. Chemical storage is located against the eastern wall of building and comprises up to 18 drums of various chemicals (all approximately 25 litres in capacity) including oil, degreasers, pesticides and diesel additive. The drums are located atop movable spill trays and funnels were present for pouring.

On the south wall of the building (externally) a portable diesel tank is present with built-in bunding, this is reportedly used to fill diesel powered green maintenance machinery. No evidence of spillage or staining is present.

None

Waste Storage Waste is stored in wheelie bins adjacent to the front entrance of the hotel, although a new bin storage area is being constructed in the car park to the north of the hotel complex. The site representative stated that the bins are emptied three times a week by Coventry Waste Services Limited.

None

Drainage / Services Hard drainage on-site comprises foul and surface water drainage. Manholes were observed throughout hardstanding areas of the hotel complex including roadways and car parking. The site representative stated that no three stage interceptors were present to manage road and car park drainage, and no surface water gullies were observed.

An irrigation system is present across the golf course, which comprises artificially laid pipes which pass beneath the course with irrigation points at regular intervals. The site representative stated that the system is switched on at night only, and that water is drawn from the artificial ponds for irrigation purposes.

Manholes were not lifted as part of this assessment

None

Observations of Impact During the site walkover, no external staining of the ground was observed.

None

11


4.2 LAND USES IN THE SURROUNDING AREA

Following a review of relevant information obtained from the Envirocheck® Report and from the relevant regulators, and from observations made during the site visit a summary of sites determined by WSP | PB to be of note within 250 m of the site are provided in Table 4-2.

Table 4-2: Summary of Potential Land Uses, Activities and Incidents in the Immediate Surrounding Area

Land Use Distance (m) / Direction

Source(s) of

Information

Discharge consents

Sewage treatment works-final effluents, discharge to Pickford brook, unknown status.

Sewage treatment works-final effluents, undefined receiving water body, unknown status.

On Site, NW

On Site, NE

Envirocheck (Agency and Hydrological)

Pollution incidents to controlled waters

Category 3 Minor Incident, December 1997, Oils

Category 3 Minor Incident, September 1998, Miscellaneous pollutants

Category 3 Minor Incident, February 1998, Crude Sewage

Category 3 Minor Incident, May 1996, Oils- waste oil

Category 3 Minor Incident, December 1997, Cattle slurry

On Site, E

10m NE

93m NE

130m SE

146m N

Envirocheck (Agency and Hydrological)

Active Contemporary Trade Directory Entries:

Garage services

Petrol filling station

Aggregate suppliers

Blast cleaning equipment manufacturers

Petrol station

96m E

116m E

133m NE

147m SE

177m E

Envirocheck (Industrial Land Use)

4.3 SITE HISTORY

Historical maps were obtained as part of the Envirocheck ® report (Appendix C) and were reviewed to identify any potentially former land uses upon the Site and within a 500m radius of the Site boundary.

The earliest registered historical map dated 1887 shows the Site predominantly as fields. The Windmill Farm was recorded as present along the northern boundary of the Site. Pickford Brook is shown present on the 1887 historical map running across the Site (as nowadays) in a northeast to southwest direction. An un-named brook was present across the south boundary and joined Pickford brook at the southeast corner of the Site.

Two main public footpaths are also shown to cross the Site, one parallel to the east boundary and one parallel to the west.

12


Historical maps dated from the early 20th century show few developments present in surrounding the region of relevance a smithy is shown to be located 360m to the east of the Site and is also shown on historical maps dated 1926.

A historical map dated 1925 shows a sewage tank located 250m east to the Site and is present until at least 1967 when housing development started taking place.

On-site and at the northwest side of the plot sewage works were present from 1954 and were operating until at least 1992. A historical map dated 1955 shows Engineering Works (Motor Car) 20 m north to the land is shown to be redeveloped as an Industrial Estate on the 1992 historical map. Unicorn nurseries are also shown on the 1955 historical map and are located 480m to the southeast and operated for at least 22 years. By 1968 Upper Eastern, Lower Green and Allesley were significantly developed while the A45 north adjacent to the site was present since 1952. By 1989 Windmill Farm was known to be operating as a hotel and a garage was present 80m east to the Site which operated until the late 1970’s.The following years until 2006 which is the latest historical map housing and industrial development expanded in the wider region and the fields on Site are depicted as golf course comprising four ponds.

13


5 PRELIMINARY CONCEPTUAL MODEL5.1 INTRODUCTION

This section of the report presents the characteristics of the Site and provides a systematic evaluation of the risks to enable uncertainties and further assessment needs or other actions to be identified. It draws on the information presented in earlier sections of the report to identify plausible contaminant-pathway-receptor contaminant linkages in the context of a residential and commercial land use scenario(s).

5.2 POTENTIAL CONTAMINANT SOURCES

Table 5-1 provides a summary of the potential sources of contamination and the likely nature of such sources both on Site and in the immediate surrounds.

Table 5-1: Potential Plausible Sources of Contamination

Potential Source Potential Contaminants of Concern

Likely/Anticipated Distribution

On-SiteMade/reworked ground of unknown provenance used for the golf course and stockpile of material

A wide range of potential contaminants including: asbestos, heavy metals, inorganics (e.g. cyanide),petroleum hydrocarbons, volatile organic compounds (VOCs), semi-volatile organic compounds (SVOCs), nitrates, ammonia, domestic waste, biological agents

Underneath all existing structures and undeveloped/landscape areas

Organic matter in made ground / drift deposits and due to historical coal mining in the area

Ground gas (carbon dioxide and methane)

Site wide

Chemical releases associated with the former sewage works

Metals, inorganics (e.g cyanide, sulphate ), fuel oils, PCBs, treatment chemicals (e.g hydrochloric acid, ferric chloride), asbestos

Localised to the northwest part of the Site

Pumping station Fuel oils/ PAHs, lubrication oils/greases

Localised to the central part of the Site

Off-SiteFormer engineering works north to the Site

Heavy metals, inorganics (e.g. cyanide),petroleum hydrocarbons, volatile organic compounds (VOCs), semi-volatile organic compounds (SVOCs), asbestos

Localised to the north part of the Site

The bulk storage of hazardous materials and chemicals present within the grounds keepers buildings to the west of the hotel complex include possible contamination sources that arise from plant equipment oil, degreasers, pesticides and diesel additives. However these sources were excluded from further assessment since the equipment and containers as recorded during the site walkover where in good condition and the source would be extremely localized.

14


5.3 POTENTIAL RECEPTORS

In the context of the proposed future commercial and residential land use and the on-going site land use, the following potential receptors of soil and/or groundwater impact were identified:

Water Environment

Allesley Member Sandstone principal aquifer

Alluvium Secondary A superficial aquifer

Glaciofluvial Secondary A superficial aquifer

Pickford Brook, unnamed secondary river and tertiary river

Human Health

Future site users (residents, employees)

Neighbouring residents

Other

Future below ground foundations and services.

Future buildings and structures.

Groundworkers, both during redevelopment and future below ground maintenance were discounted from the assessment because there is a legal requirement to ensure that suitable health and safety controls should be in place during works.

5.4 PLAUSIBLE CONTAMINANT LINKAGES

Table 5-2 provides an evaluation of the potential contaminant linkages that were considered to be plausible on the basis of the information currently available for the Site.

Table 5-2: Plausible Contaminant Linkages

Potential Contaminants

Potential Pathways

Potential Receptors Comments

All contaminants in soils and waters (excluding asbestos)

Dermal contact, ingestion and inhalation of impacted soil particles on-site.

Future site users Limited exposure durations expected and vegetation and hardstanding will further restrict exposure.

Direct exposure to potentially impacted shallow groundwater at surface.

Future site users Limited to acute exposure during flooding events.

Vertical leaching from impacted soil and lateral migration of impacted groundwater

Principal aquifer Secondary A superficial aquifer

15


Potential Contaminants

Potential Pathways

Potential Receptors Comments

derived from on-site sources.

Asbestos fibres Inhalation of fibres on-site.

Future site users Limited exposure durations expected and vegetation and hardstanding will further restrict exposure.

Volatile compounds derived from on-site sources

Inhalation of soil and groundwater-derived vapours (outdoor).

Future site users

It is assumed that construction practices will minimise exposure of adjacent neighbours and construction workers, and these have been discounted from this assessment.

6 CONCLUSIONS AND RECOMMENDATIONSBased on the findings of the site walkover and the desk based assessment WSP | PB makes the following conclusions and recommendations in the context of the proposed development of the site.

The site is underlain by Allesley Member Sandstones which is a principal aquifer. Alluvial deposits are mapped along the courses of the Pickford Brook and the two unnamed secondary rivers which flow through the site. The alluvial deposits are considered likely to be limited in thickness, given the size of the water courses. Glaciofluvial deposits are recorded as possibly present towards the northeast Site boundary; again the thickness is unknown. The superficial deposits are designated as Secondary A aquifers. One secondary and one tertiary river join the Pickford Brook that runs across the site from northwest to southeast, one to the north and the other to the south respectively.

The main potential sources of contamination identified at the site include Made/reworked Ground of the golf course and the presence of the unknown materials stockpile. There is potential for contaminants, including asbestos and asbestos containing materials to be present within these materials. In addition, localised contamination is possible associated with a former sewage works, the groundskeeper’s chemical store and an adjacent former engineering works immediately north to the site which was redeveloped in the 1990s/2000s as an industrial estate. The preliminary risk assessment indicates that a number of potential plausible pollutant linkages exist at the Site based on current and future land use scenarios. In the context of the proposed development, WSP | PB considers that there is a low to medium risk to human health and controlled waters at the Site from environmental risks/constraints. However potential contaminants are mostly localized and can be readily managed through the design of the development to remove the pathways of exposure.

16


It is possible that potential ground gas could migrate from Made/reworked ground. The nature of the material is unknown and organic materials could generate methane and carbon dioxide during degradation. Moreover, the site is classified as a coal mining affected area, which is often associated with ground gas presence.

Given the above, WSP | PB considers the site to be located in a moderate to high sensitivity environmental setting with a moderate likelihood of contamination being present.

In order to fully assess the potential risks identified at the Site, it is recommended that a shallow intrusive investigation is undertaken to delineate the vertical and lateral extent of any impact that may be present beneath the Site. The investigation should include assessment of the earth mound to determine whether it is suitable for re-use, or their waste classification for disposal

It would also be pertinent to obtain a Coal Authority report for the area to inform the scope of that investigation.

A limited soil gas monitoring regime should be undertaken to provide comfort to the regulators that soil gas is unlikely to pose a significant risk or constraint to the proposed residential and commercial development.

Figures

Map data ©2016 Google

Dat

e M

odifi

ed: 0

3/03

/201

6 15

:28

Dra

wn

By:

UK

MX

T004

File

: Cre

ated

usi

ng iG

IS, W

SP

's O

nlin

e M

appi

ng S

yste

m

0 0.5 1 1.5 2km

TITLE:

Windmill Village Hotel, Coventry

FIGURE No:

Figure 1- Site location

KeySite Boundary

Map data ©2016 Google Imagery ©2016 ,Bluesky, DigitalGlobe, Getmapping plc,Infoterra Ltd & Bluesky, The GeoInformationGroup

Dat

e M

odifi

ed: 2

3/02

/201

6 17

:22

Dra

wn

By:

UKG

EB

001

File

: Cre

ated

usi

ng iG

IS, W

SP

's O

nlin

e M

appi

ng S

yste

m

TITLE:

Windmill Viillage Hotel

0 25 50 75 100m

FIGURE No:

Figure 2 - Site Layout Plan

KeyApproximate Site Boundary

preliminary environmental risk assessment- land at ... · executive summary wsp | parsons...

Documents