Site investigations usual take the form of a Phase 2 report which is compliant with standard industry guidelines, namely CLR11. The Phase 2 report ordinarily follows a Phase 1 desktop study which identifies significant potential risks to human health or the water environment. At the time of redevelopment the National Planning Policy Framework (NPPF) states that the ‘the minimum information that should be provided by an applicant is the report of a desk study and site reconnaissance’. This is an integral part of the process that will determine whether a Phase 2 investigation is required.

Various levels of intrusive investigations are available for you or your client. The level of investigation ranges from a simple ‘Garden Investigation Report’ to the more complex Phase 2 investigations that can require installation of cable percussive boreholes to great depth to allow for initial and ongoing monitoring.

The Garden Investigation report usually involves using no more than two hand dug trial holes to a depth of up to one metre from which soil samples are collected for chemical testing in order to identify any contaminants of concern. Wilbourn Associates offer an extremely quick and efficient service for garden investigations.

The more complex Phase 2 reports are often required for larger redevelopment sites where there are complex potential contamination issues associated with either historical and / or current uses of a property.

Wilbourn Associates only use UKAS accredited laboratories which have MCERTS accredited testing methods.  We apply the same strict protocols whether the investigation is for more small residential gardens or more complex commercial sites.  Wilbourn Associates can also assist with investigations for contamination, geotechnical (foundation design) or to confirm the presence of shallow mine workings.

To find out more contact Wilbourn Associates.

What is a Phase 1 report? Only the Royal Institution of Chartered Surveyors offers concise definitions in the guidance notes. These emphasise the importance of environmental issues being relevant to the existing and future use of land and property. A Phase 1 report should contain historic maps, key data from empirical sources such as the Environment Agency followed by a detailed review of potential pollution linkages.   A Phase 1 report must provide a clear route map as to what happens next. In the case of redevelopment this may form a Phase 2 site investigation.

At Wilbourn Associates we are highly experienced in providing desk top study reports to support planning applications.  Typically one of our Phase 1 reports, for the purposes of a planning application, would include a review of historical Ordnance Survey maps, interrogation of environmental and geological data, enquiries to relevant authorities and a site walkover. All of this information is assimilated by Chartered Environmental Surveyors resulting in a detailed and comprehensive risk assessment and conceptual site model.

The correct information contained  within a Phase One Report is even more imperative following the implementation of The National Planning Policy Framework (NPPF).  At the time of redevelopment of a property the NPPF states that ‘the minimum information that should be provided by an applicant is the report of a desk study and site reconnaissance’.

To discuss your requirements please do not hesitate to contact one of our Environmental Surveying team.

Related links

• Phase 1 reports
• Site investigations
• Site investigations and best practice

Tackling environmental issues from the outset can help ensure a smooth passage through the planning process

The National Planning Policy Framework (NPPF) was formally issued on 27 March 2012.  The policy sets out the planning policies for England and how to apply them.  The policy simplifies the existing planning regime by replacing 44 planning documents with one single document with a presumption in favour of sustainable development.  The NPPF sets out the criteria which may make a proposed plan or development unsustainable.

Wilbourn Associates believe that the key to ensuring a smooth passage through the planning system to deliver a new development is to tackle ALL potential environmental issues at the outset in order to avoid potentially lengthy and costly delays further along the process where planning decisions may be held up until a particular survey is procured.

The NPPF specifically states that the areas of pollution, ecology and flooding should be considered for all new developments.

Where pollution is considered to be a potential issue from previous land uses adequate site investigation information must be presented to the planning authority.   Wilbourn Associates are Chartered Environmental Surveyors with a significant amount of experience and expertise investigating land potentially affected by contamination and our reports are always carried out in accordance with established procedures.  It is specifically stated in the NPPF that ‘the minimum information that should be provided by an applicant is the report of a desk study and site reconnaissance’.

Wilbourn Associates have always recommended that site reconnaissance is undertaken alongside a desk study in order to gain a fuller understanding of the development site and its environmental setting.  This aspect of the report also helps provide information for planning intrusive site investigation works if this is deemed to be necessary.

In terms of flood risk, the NPPF states that a site specific flood risk assessment is required for new development in Flood Zones 2 and 3 and also for ALL development of 1 hectare or greater OUTSIDE the floodplain.  Wilbourn Associates are able to provide flooding information regarding the Environment Agency floodplain, surface water flooding and groundwater flooding.  We are also able to provide Flood Risk Assessments suitable for submission for planning purposes.

Wilbourn Associates have seen the need to act early regarding all these issues and have reacted by teaming up with consultancies that can provide quality reports in the areas where we do not hold the necessary in-house expertise.  This enables us to provide multidisciplinary advice to our clients at the outset and highlight issues they may not have already considered.

Other reported cases include allotments in Newcastle upon Tyne, where ash was found to be contaminated with high levels of cadmium, lead and zinc and the possibility of deadly cancer-causing dioxins. The source was believed to be an adjoining waste incinerator plant from which around 2,000 tonnes of waste ash was deposited over land by the Local Authority to make hard pathways.

The contaminants may arise as a result of general urban/industrial activity or pollution from houses, roads and allotment tenants. Potential risks to human health may arise from the consumption of allotment produce containing elevated concentrations of potentially toxic substances and the inhalation of contaminated soil particles. Chemical contaminants frequently found in elevated concentrations in allotment soils include heavy metals, such as lead, mercury, copper and zinc, organic pollutants such as polyaromatic hydrocarbons (PAHs). Other potential contaminants include pathogens and asbestos fibres.

As with any assessment for potential contamination, the starting point is research of historical uses. If there are concerns, soil testing, and for certain parameters, crop testing can be undertaken which may also be advantageous to local allotment associations to be able to certify to their members that the plots they hold are not contaminated.

Depending on the size or number of allotment plots, testing may typically involve the hand excavation of trial holes to a depth of up to one metre, from each of which two soil samples are collected for chemical testing in order to identify any contaminants of concern which may present a risk to human health.

For allotments with potentially more serious concerns from underground tanks or landfills, it may be necessary to drill boreholes to obtain deeper soil samples and establish monitoring wells for gas and groundwater monitoring.

Wilbourn Associates offer a quick and efficient service for soil investigations and use only UKAS accredited laboratories which have MCERTS accredited testing methods for soil. We also apply the same strict protocols as we use on more complex commercial sites and care is always taken to leave sites in a tidy condition upon completion.

Relates pages

• Site investigations
• Site investigations and good practice
• Environmental reports

The Control of Asbestos Regulations 2012 came into force on 6 April 2012.

The Control of Asbestos Regulations 2012 continue to require the Dutyholder for any non-domestic building to assess where asbestos is or is likely to be present and develop and implement an asbestos management plan for that building.  The Dutyholder is the party who has by virtue of contract or tenancy, an obligation for the repair or maintenance of the building.  An asbestos management survey should be commissioned by the Dutyholder to ensure compliance with the ‘Duty to Manage’ regulations.

The same regulations also stipulate that an assessment must be carried out before demolition, maintenance or any other work begins in a property.  The assessment must establish whether asbestos is present and which type it is.  This assessment should take the form of an Asbestos Refurbishment / Demolition Asbestos Survey.

Wilbourn Associates can provide both Asbestos Management Survey and Refurbishment Asbestos Surveys undertaken by suitably trained personnel in line with the extensive HSE guidance notably HSG264.

The Regulatory Reform (Fire Safety) Order 2005 requires anyone who has some control over non-domestic premises to take reasonable steps to reduce the risk from fire and make sure people can safely escape if there is a fire. Wilbourn Associates have suitably qualified fire risk assessors and are able to offer such a service for any type of commercial property.

The multi-skilled expertise of the consultants at Wilbourn Associates means that we are able to undertake asbestos surveys alongside Fire Risk Assessments.  This minimises disruption to our clients and ensure total compliance with the above regulations.  Limited to the Spring months only, Wilbourn Associates are willing to undertake a Fire Risk Assessment alongside any Asbestos Management Survey for no additional charge.

If the asbestos work is deemed to be NNLW then the relevant person must notify the work to the enforcing authority, keep a record of the job and ensure all workers have a medical examination.

It is clear that understanding what the facts are and using the skill and care of expert Chartered Surveyors to interpret data adds value to the day to day work of the solicitor.

The changes to the Part2A regime whereby property is “Innocent until proven guilty” and the emphasis on greater regulation through the planning process, as published by the National Policy Planning Framework (NPPF) sits well with the new approach taken by Wilbourn Associates expert Chartered Surveyors.  Local authorities will be targeting a small number of strategic sites in their areas for attention instead of scatter gunning scarce resources on an area wide basis.

This is all about ensuring that issues that are factually correct can be taken into account by the solicitor, valuer, lender and consumer. It simply isn’t possible to value supposition and there is a great danger that with the changes to the Part 2A regime that the approach of looking backwards all the time will increasingly create blight. GreenLight reports are about looking forward and providing a strong message to all stakeholders about the implications for property from environmental issues not just Contaminated Land.

The take up of the GreenLight family of reports has been rapid. These are the style and form of reports that solicitors want to receive and with the RICS logo they know that they can rely on the ethical integrity of professionalism of the Chartered Surveyor.

Please contact TM Group or Jordans Property for more information about acquiring the GreenLight Report range or fill out a Reseller enquiry form if you would like to speak to one of our advisors directly.

The changes to the legislation were proposed as there has been a lack of compliance with the legislation ever since it was implemented in 2007. The changes are designed to encourage compliance and increase prosecutions for non-compliance.

The core changes to the legislation are as follows:-

1. The duty to commission an EPC before marketing a property will be extended to the sale and rent of commercial buildings (currently only applied to residential buildings);
2. The current 28-day period within which an EPC should be obtained using “all reasonable efforts” will be reduced to 7 days;
3. The requirement to include an EPC with written particulars will apply to commercial buildings whether offered for sale or rent (currently only applied to residential buildings), including the asset rating only will not be acceptable; and
4. The powers of Trading Standards Officers will be increased so they can force estate agents and letting agents (not just landlords or building owners) to prove that an EPC has been commissioned and make a copy of it available for inspection, if a building is marketed without one being included in the written particulars.

If you are considering marketing your commercial property in the near future make sure you don’t fall foul of these changes and instruct your EPC at the earliest opportunity. Contact Wilbourn Associates’ BRE accredited energy assessors for further information.