Planning Application: 2013/21330 Land to the west side of Broseley Location: Avenue, Culcheth, Warrington, Cheshire Parish: CULCHETH AND GLAZEBURY
Outline application with access details for the erection of Proposal: two detached 2 storey dwellings.
Applicant: Mr David Senior
The Old Forge, 3a, Hinnington Road, Grindle Forge, Nr 2013/21330 Applicant Address: Shifnal, TF11 9JS Applicant Tel No:
Applicant Email: [email protected]
Agent: Mr James Randle, Randle White Ltd 11 Bradshaw Lane, Grappenhall, Cheshire, Warrington, Agent Address: United Kingdom, WA4 2NJ Agent Tel. No: 01925 601670
Agent Email: [email protected]
Application Type: Outline Planning
Date Received: 13-Feb-2013 Date Registered: 14-Feb-2013
Expiry Date: 10-Apr-2013 Consultation Start
Date: Consultation End
Date: Case Officer: Temporary Planner
WKSFP Application for Outline Planning Permission With Some Matters Reserved. Town and Country Planning Act 1990
Publication of applications on planning authority websites. Please note that the information provided on this application form and in supporting documents may be published on the Authority’s website. If you require any further clarification, please contact the Authority’s planning department.
1. Applicant Name, Address and Contact Details
Title: Mr First name: David Surname: Senior
Company name Country National Extension Street address: The Old Forge, Code Number Number 3A Hinnington Road , Telephone number:
Grindle Forge, Mobile number: 07812 212710 Town/City Nr Shifnal Fax number: County:
Country: Email address:
Postcode: TF11 9JS [email protected]
Are you an agent acting on behalf of the applicant? Yes No
2. Agent Name, Address and Contact Details
Title: Mr First Name: James Surname: Randle
Company name: Randle White Ltd Country National Extension Street address: 11 Bradshaw Lane Code Number Number Grappenhall Telephone number: 01925 601670
Mobile number: Town/City Warrington Fax number: County: Cheshire
Country: United Kingdom Email address:
Postcode: WA4 2NJ [email protected]
3. Description of the Proposal
Please indicate all those reserved matters for which approval is being sought:
Access Appearance Landscaping Layout Scale
Please describe the proposal: Proposed erection of two detached 2 storey dwellings
Has the building or works already been carried out? Yes No
Ref: 05: 2309 Planning Portal Reference: 4. Site Address Details Full postal address of the site (including full postcode where available) Description:
House: Suffix: Land to the West side of Broseley Avenue, Culcheth
House name:
Street address:
Town/City:
County:
Postcode:
Description of location or a grid reference (must be completed if postcode is not known):
Easting: 364488
Northing: 395550
5. Pre-application Advice Has assistance or prior advice been sought from the local authority about this application? Yes No
If Yes, please complete the following information about the advice you were given (this will help the authority to deal with this application more efficiently):
Officer name: Title: Mr First name: Mike Surname: Davies
Reference: Appendix D
Date (DD/MM/YYYY): 21/01/2013 (Must be pre-application submission)
Details of the pre-application advice received: Refer to email, see apendix D.
6. Pedestrian and Vehicle Access, Roads and Rights of Way
Is a new or altered vehicle access proposed to or from the public highway? Yes No
Is a new or altered pedestrian access proposed to or from the public highway? Yes No
Are there any new public roads to be provided within the site? Yes No
Are there any new public rights of way to be provided within or adjacent to the site? Yes No
Do the proposals require any diversions/extinguishments and/or creation of rights of way? Yes No
If you answered Yes to any of the above questions, please show details on your plans/drawings and state the reference of the plan(s)/drawings(s)
10-183(PL)400
7. Waste Storage and Collection
Do the plans incorporate areas to store and aid the collection of waste? Yes No If Yes, please provide details: Normal LA refuse collection provisions allowed for. Have arrangements been made for the separate storage and collection of recyclable waste? Yes No
If Yes, please provide details: Normal LA refuse collection provisions allowed for.
8. Authority Employee/Member
With respect to the Authority, I am: (a) a member of staff (b) an elected member (c) related to a member of staff (d) related to an elected member Do any of these statements apply to you? Yes No
9. Materials
Please state what materials (including type, colour and name) are to be used externally (if applicable):
Ref: 05: 2309 Planning Portal Reference: 9. (Materials continued)
Walls - description: Description of existing materials and finishes: N/A Description of proposed materials and finishes: Brickwork Roof - description: Description of existing materials and finishes: N/A Description of proposed materials and finishes: Natural Slate Windows - description: Description of existing materials and finishes: N/A Description of proposed materials and finishes: White UPVc Doors - description: Description of existing materials and finishes: N/A Description of proposed materials and finishes: Timber Boundary treatments - description: Description of existing materials and finishes: N/A Description of proposed materials and finishes: Where necessary garden boundaries formed with 1.8m high fences using treated pine pailings (lapped) on exposed treated hardwood post and rails Vehicle access and hard standing - description: Description of existing materials and finishes: N/A Description of proposed materials and finishes: Marshalls Drivesett Tegula Lighting - add description Description of existing materials and finishes: N/A Description of proposed materials and finishes: N/A Others - description: Type of other material: Guttering Description of existing materials and finishes: N/A Description of proposed materials and finishes: Black UPVc
Are you supplying additional information on submitted plan(s)/drawing(s)/design and access statement? Yes No
10. Vehicle Parking
Please provide information on the existing and proposed number of on-site parking spaces: Existing number Total proposed (including spaces Difference in Type of vehicle of spaces retained) spaces Cars 0 8 8 Light goods vehicles/public carrier vehicles 0 0 0 Motorcycles 0 0 0 Disability spaces 0 0 0 Cycle spaces 0 0 0 Other (e.g. Bus) 0 0 0 Short description of Other
Ref: 05: 2309 Planning Portal Reference: 11. Foul Sewage
Please state how foul sewage is to be disposed of:
Mains sewer Package treatment plant Unknown
Septic tank Cess pit Other
Are you proposing to connect to the existing drainage system? Yes No Unknown
12. Assessment of Flood Risk
Is the site within an area at risk of flooding? (Refer to the Environment Agency's Flood Map showing flood zones 2 and 3 and consult Environment Agency standing advice and your local planning authority requirements for information as necessary.) Yes No If Yes, you will need to submit an appropriate flood risk assessment to consider the risk to the proposed site.
Is your proposal within 20 metres of a watercourse (e.g. river, stream or beck)? Yes No
Will the proposal increase the flood risk elsewhere? Yes No
How will surface water be disposed of?
Sustainable drainage system Main sewer Pond/lake
Soakaway Existing watercourse
13. Biodiversity and Geological Conservation
To assist in answering the following questions refer to the guidance notes for further information on when there is a reasonable likelihood that any important biodiversity or geological conservation features may be present or nearby and whether they are likely to be affected by your proposals.
Having referred to the guidance notes, is there a reasonable likelihood of the following being affected adversely or conserved and enhanced within the application site, OR on land adjacent to or near the application site:
a) Protected and priority species
Yes, on the development site Yes, on land adjacent to or near the proposed development No
b) Designated sites, important habitats or other biodiversity features
Yes, on the development site Yes, on land adjacent to or near the proposed development No
c) Features of geological conservation importance
Yes, on the development site Yes, on land adjacent to or near the proposed development No
14. Existing Use Please describe the current use of the site: Vacant site Is the site currently vacant? Yes No If Yes, please describe the last use of the site: N/A
When did this use end (if known) (DD/MM/YYYY)? Does the proposal involve any of the following? If yes, you will need to submit an appropriate contamination assessment with your application. Land which is known to be contaminated? Yes No Land where contamination is suspected for all or part of the site? Yes No A proposed use that would be particularly vulnerable to the presence of contamination? Yes No
15. Trees and Hedges
Are there trees or hedges on the proposed development site? Yes No
And/or: Are there trees or hedges on land adjacent to the proposed development site that could influence the development or might be important as part of the local landscape character? Yes No If Yes to either or both of the above, you may need to provide a full Tree Survey, at the discretion of your local planning authority. If a Tree Survey is required, this and the accompanying plan should be submitted alongside your application. Your local planning authority should make clear on its website what the survey should contain, in accordance with the current 'BS5837: Trees in relation to construction - Recommendations'.
16. Trade Effluent
Does the proposal involve the need to dispose of trade effluents or waste? Yes No
Ref: 05: 2309 Planning Portal Reference: 17. Residential Units
Does your proposal include the gain or loss of residential units? Yes No
Market Housing - Proposed Market Housing - Existing
Number of bedrooms Number of bedrooms 1 2 3 4+ Unknown 1 2 3 4+ Unknown Houses 2 Houses Flats/Maisonettes Flats/Maisonettes Live-Work units Live-Work units Cluster flats Cluster flats Sheltered housing Sheltered housing Bedsit/Studios Bedsit/Studios Unknown Unknown
Proposed Market Housing Total 2 Existing Market Housing Total 0
Overall Residential Unit Totals
Total proposed residential units 2 Total existing residential units 0
18. All Types of Development: Non-residential Floorspace
Does your proposal involve the loss, gain or change of use of non-residential floorspace? Yes No Unknown
19. Employment
If known, please complete the following information regarding employees:
Full-time Part-time Equivalent number of full-time
Existing employees 0 0 0 Proposed employees 0 0 0
20. Hours of Opening
If known, please state the hours of opening for each non-residential use proposed:
Monday to Friday Saturday Sunday and Bank Holidays Not Use Start Time End Time Start Time End Time Start Time End Time Known
21. Site Area
What is the site area? 1,835 sq.metres
22. Industrial or Commercial Processes and Machinery
Please describe the activities and processes which would be carried out on the site and the end products including plant, ventilation or air conditioning. Please include the type of machinery which may be installed on site: N/A Is the proposal for a waste management development? Yes No
23. Hazardous Substances
Is any hazardous waste involved in the proposal? Yes No
24. Site Visit
Can the site be seen from a public road, public footpath, bridleway or other public land? Yes No
If the planning authority needs to make an appointment to carry out a site visit, whom should they contact? (Please select only one)
The agent The applicant Other person
Ref: 05: 2309 Planning Portal Reference: 25. Certificates (Certificate A) Certificate of Ownership - Certificate A Town and Country Planning (Development Management Procedure) (England) Order 2010 Certificate under Article 12 I certify/The applicant certifies that on the day 21 days before the date of this application nobody except myself/ the applicant was the owner (owner is a person with a freehold interest or leasehold interest with at least 7 years left to run) of any part of the land or building to which the application relates.
Title: Mr First name: James Surname: Randle
Person role: Agent Declaration date: 12/02/2013 Declaration made
25. Certificates (Agricultural Land Declaration) Agricultural Land Declaration Town and Country Planning (Development Management Procedure) (England) Order 2010 Certificate under Article 12 Agricultural Land Declaration - You Must Complete Either A or B (A) None of the land to which the application relates is, or is part of an agricultural holding.
(B) I have/The applicant has given the requisite notice to every person other than myself/the applicant who, on the day 21 days before the date of this application, was a tenant of an agricultural holding on all or part of the land to which this application relates, as listed below:
If any part of the land is an agricultural holding, of which the applicant is the sole tenant, the applicant should complete part (B) of the form by writing 'sole tenant - not applicable' in the first column of the table below
Title: Mr First Name: James Surname: Randle
Person role: Agent Declaration date: 12/02/2013 Declaration Made
26. Declaration
I/we hereby apply for planning permission/consent as described in this form and the accompanying plans/drawings and additional information. I/we confirm that, to the best of my/our knowledge, any facts stated are true and accurate and any opinions given are the genuine opinions of the person(s) giving them. Date 12/02/2013
Ref: 05: 2309 Planning Portal Reference:
DESIGN AND ACCESS STATEMENT
PROPOSED OUTLINE PLANNING APPLICATION FOR THE ERECTION OF TWO NEW DETACHED DWELLINGS
at
Land to the West side of Broseley Ave, Culcheth, Warrington. WA3 4??.
Project No: 10-183 Randle White Limited 11 Bradshaw Lane, Grappenhall, Warrington. WA4 2NJ. T: 01925 601670 F: 01925 268042
www.randlewhite.co.uk INTRODUCTION
This statement has been prepared on behalf of our client in support of an application for outline planning permission for the erection of two new dwellings. For clarity the following matters will be reserved, layout, scale, appearance and landscaping however access is included within the application which is supported by the following drawings and supplementary external consultants information / appendices.
SU (Survey)
6411-01 Existing topographical land survey 10-183 (SU) 400 Site location plan
PL (Planning Application)
10-183 (PL) 400 Proposed site layout 10-183 (PL) 401 Proposed block plan
Appendix A Phase 1 habitat investigation Appendix B Arboricultural report Appendix C Phase 1 ground investigation Appendix D Mike Davies feedback Appendix E Garry Legg feedback Appendix F Parish Council response Appendix G Highways response
The purpose of this statement is to provide a brief description of the site and its context, and introduce the principles of the design and justification in terms of planning policy. The statement is also to display full recognition of designing for disabled access and the requirement to satisfy relevant mandatory legislation and guidelines and improvement thereof.
CONTEXT
The site is located in a defined settlement area to the West side of Broseley Ave, Culcheth, bordering greenbelt land to the west. The site is approx 1200 metres from Culcheth village centre and 400 metres off from the B5207 (Common Lane). The site is within Warrington Borough Council and is currently occupied by an extended garden.
The areas character is derived predominately from two storey houses along Broseley Avenue and bungalows of mixed styles and materials along Brookfield Road. All the dwellings are set back from the highway with private access.
Directly to the north of the site lies Leigh Golf Club and to the south and west lies more open land, which is designated greenbelt land.
SITE CHARACTERISTICS
No dwellings currently occupy the application site, which is used as an extended garden. The applicant owns the adjoining bungalow, which is 49 Brookfield Road. The site is of an irregular shape, and extends to an area of approximately 1835Msq. The front of the site and access onto Broseley Avenue faces east. The rear of the site abuts open greenbelt land. Some mature hedges and trees bound the site along its boundary with the golf cub to the north.
The residential curtilage is indicated on the Ordnance Survey location plan and Google Earth image below with a red line.
GOOGLE EARTH IMAGE
THE DESIGN PROPOSALS
Use The application is for a single usage under use class C3 ‘Dwelling houses’ which, is consistent with the existing use class.
Amount The application is for two new-build detached dwellings with integral double garage, also refer to the site layout drawing (PL)400.
Layout The layout of the site has been designed in such away to minimise hard landscaped areas whilst affording privacy between both existing and proposed dwellings. A minimum of two off road parking spaces has been allowed for per dwelling. The house types also benefits from an integral double garage in addition to the driveway.
Scale The proposals allow for two detached dwellings. The house type will be a two storey 5- bedroom house with a maximum height of 10m from ground floor level. It is envisaged that the two dwellings will be similar in characteristics and mirrored on plan.
Landscaping Hard and soft landscaped areas will be formed to the front and rear of each dwelling as depicted on the proposed site plan. Each dwelling will benefit from a driveway formed in Marshalls Drivesett Tegula and a rear terrace formed in Marshalls Fairstone sawn paving.
In order to mitigate the loss of any existing trees, which are to be felled, new ones will be planted. The trees will be planted strategically in order to maximise the privacy between the existing dwellings surrounding the site.
Existing boundary treatments will be preserved wherever possible. However new boundaries to the rear of proposed dwellings will be formed with 1.8m high fencing from treated Pine pailings (lapped) on exposed treated hardwood posts and rails.
Appearance The overall appearance of the dwellings will be of Ibstock Birtley Olde English stretcher bond brickwork. UPVc heritage sash windows and timber external doors will also enhance the appearance of each dwelling. Openings will be formed with Forticrete cast stone cills and heads. The roofs will be formed using a natural slate combining with Black UPVc gutters and downpipes.
ACCESS
Through pre application enquiry with the local authority highways department it has already been established that the proposed new access onto the highway will conform to local authority highways standards, refer to appendix G.
With respect to access for the disabled people, the proposed dwellings, and their access arrangements, will be designed to comply with the requirements of the Disability Discrimination Act 1995 and the current building regulations legislation under approved document M. In accordance with the Building Regulations Approved document M, suitable access to the dwelling is included in the design to enable people, including disabled people, to gain access into the ground floor of each dwelling by a slightly graded approach and via level external front door threshold. And suitable provision will be included in the design of the dwelling for a WC at ground floor level, which will be readily accessible to all future occupiers including disabled people.
PLANNING POLICY
Through pre application consultation the Local Authority have already confirmed that the proposals for two new dwellings do not contradict the core strategy review. And furthermore providing the number of proposed dwellings falls below 5 (in this case 2) then there will be no requirements for affordable housing provisions, also refer to appendix E.
STATEMENT OF COMMUNITY INVOLVEMENT
In accordance with the Local Authority Planning departments pre application feedback Culcheth and Glazebury Parish Council have been contacted for any comments prior to our formal submission. Please refer to appendix F for a copy of the consultation and the Parish Council response.
HABITABLE WINDOW (49 BROOKFIELD ROAD)
Through pre application discussion it has been agreed to brick up the side facing habitable window to the side of 49 Brookfield Road, a property that the applicant also owns, please refer to appendix D.
ECOLOGY
In accordance with the Local Authority Planning departments pre application feedback a phase 1 habitat survey has been commissioned, refer to appendix A for details and recommendations.
CONCLUSION
The application seeks outline-planning approval for the development of two new-build detached dwellings. Pre application advice from the local authority-planning department has already established that the proposed use conforms to local authority policy requirements. Layout, scale, appearance and landscaping are reserved matters however access is submitted in full.
In conclusion we believe the submitted plans and appendices demonstrate it is possible to create a high quality development, which is both well considered and viable. In addition we believe the proposed development can make a positive contribution to the area without adversely affecting the amenity of neighbouring properties.
RANDLE WHITE LIMITED February 2013
Peter House Oxford Street Manchester M1 5AN 0161 209 3808 [email protected]
Arboricultural Report Impact Assessment & Method Statement for development purposes following BS 5837: 2012 Trees in relation to design, demolition and construction - Recommendations
at
Land to the West of Broseley Avenue Culcheth Cheshire WA3 4NZ
Produced by
Scott Fitzgerald BSc (Arboriculture), M Arbor A
of
Scott Fitzgerald Tree Consultants Ltd
on behalf of
David Senior
27th April 2012
Report Summary
The pie charts to the far right present key statistics found within our survey. The bar charts to the right Trees surveyed as individuals: 4 indicate the age distribution, species distribution and the works we have recommended. Other sections Age Distribution groups: 1 within the report summary are self explanatory. 3 hedges: 1 3 woodlands: 0
2 2 RetentionWe Categories Site Location: Land to the West of Broseley Avenue , Culcheth 1 4 1 A B 0 0 0 0 1 C 0 1 R
Structural Condition Species Diversity 2 4 2
2 Good 1.5 Fair Extent of the survey Site location 1 1 1 1 Poor 1 Very Poor Dead Summary 0.5
It is proposed to demolish the existing buildings and construct two new residential dwellings with 0 Physiological Condition Sycamore Oak Beech Ash Mixed associated gardens, drives and landscaped area. 6 A survey was conducted to BS5837. The condition of all trees on site was assessed and a
Retention Category was allocated. Tree positions and Root Protection Areas are plotted on a Good Tree Constraints Plan. Fair An Arboricultural Impact Assessment and Method Statement have also been included. Poor Recommended Works The majority of trees are located adjacent to the site boundary so there is a significant window 1 Very Poor Dead for development with little impact on trees. 1 So long as tree protection measures are enforced there is no reason to expect any significant 0.8
arboricultural impact since the retained trees are situated away from the proposed development. 0.6 Amenity Values These points are further discussed in sections 4 and 5. 0.4 5 0.2 0 0 0 0 0 0 0 0 0 Very High 1 High Moderate Low Dead
Life Expectancy Contact Details. Tree Protection Status 6 Local Authority: Warrington Borough Council Tel. 01925 443 322 We are informed that:
Architect: Randle White Tel. 01925 601 670 The site is not within a conservation area. 40+
Arboricultural Consultant: Scott Fitzgerald Tel. 0161 209 3808 There are no TPOs affecting trees within the site. 20 - 40 10 - 20
See Section 4 for further details. <10 Dead Land to the West of Broseley Avenue prepared for David Senior 10225 - 27th April 2012 Contents 1. Introduction ______3 1.1. Instructions and references ______3 1.2. Scope and limitations of the report ______3 2. Site overview ______5 2.1. Location ______5 2.2. Site description ______5 3. Tree data schedule ______6 4. Tree condition and recommendations ______7 4.1. Summary of findings: ______7 4.2. Work priority and future management ______7 4.3. Tree protection status ______8 4.4. Tree protection – general advice ______8 5. Arboricultural Impact Assessment (AIA) ______9 5.1. Summary of the development ______9 5.2. Summary of impact on trees ______9 5.3. Impact of general construction activity ______10 5.4. Impact of demolition activities ______10 5.5. Mitigation planting ______10 6. Arboricultural Method Statement (AMS) ______11 6.2. Development implementation phases ______11 6.3. Phase 1 – Site preparation ______11 6.4. Tree surgery works ______11 6.5. Protective fencing and ground protection ______11 6.6. Pre-development inspection ______12 6.7. Phase 2 – Construction process ______12 6.8. Demolition of existing structures ______12 6.9. Working in the RPA ______12 6.10. Phase 3 – Post development ______12 6.11. Removal of protective fencing ______12 6.12. Signing off ______12 7. Photographs ______13
Appendix 1: Tree data schedule Appendix 2: Tree survey schedule, explanatory notes and general glossary Appendix 3: Tree constraints plan, tree removal plan and tree protection plan including proposals Appendix 4: Recommendations for tree protection during construction Appendix 5: Tree work schedule Appendix 6: Author’s qualifications
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 209 3808. Email: [email protected] Website: www.thetreeconsultant.co.uk
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Land to the West of Broseley Avenue prepared for David Senior 10225 - 27th April 2012
1. Introduction
1.1. Instructions and references
1.1.1. I have been instructed by Randle White on behalf of the client to carry out an Arboricultural Survey to British Standard 5837: 2005 guidelines, at 49 Brookfields Road, Culcheth and produce my findings in a report. I have also been instructed to provide an Arboricultural Impact Assessment to evaluate the impact on trees present and an Arboricultural Method Statement to provide detailed guidance on the protection of retained trees throughout the construction process.
1.1.2. A scaled plan has been provided with all tree positions already plotted.
1.1.3. A plan outlining the development proposals has been used to form the basis of the Arboricultural Impact Assessment in Section 5.
1.1.4. A summary of my qualifications and experience is included in Appendix 6.
1.2. Scope and limitations of the report
1.2.1. The report is designed to accompany a planning application for development proposals at the site address on the title page following guidance set out in BS 5837 2005 Trees in Relation to Construction – Recommendations. The report has been compiled objectively and does not take into account future proposals for the site.
1.2.2. The Arboricultural Impact Assessment (AIA) will appraise the development in relation to its effect on surveyed trees and any potential impact on local amenity by appraising the following:
General construction operations. Soil compaction in Root Protection Areas (RPAs). Foundation design in proximity to retained trees. Installation of hard services including drives and paths. Installation of utilities. Boundary treatments. Potential physical damage to roots, stems and aerial parts of trees. Removal or pruning of trees. New tree establishment.
1.2.3. The impact assessment will also appraise the effect that the retained trees may have on the development such as potential nuisance caused by excessive leaf/fruit litter, lighting levels within the proposed building and grounds and the potential damage to structures.
1.2.4. The Arboricultural Method Statement (AMS) is designed to advise on tree management and protection during the planning process. It should be read in conjunction with guidance laid out in Appendix 4 – ‘Recommendations for tree protection during construction’.
1.2.5. All processes that have the potential to impact on trees should be considered in the wider project management of the site. This can be done by instructing an arboricultural consultant as part of the management team. This will ensure that
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 209 3808. Email: [email protected] Website: www.thetreeconsultant.co.uk
3
Land to the West of Broseley Avenue prepared for David Senior 10225 - 27th April 2012
any works that can affect trees will be monitored and supervised throughout the project.
1.2.6. The report is based upon a visual inspection. The consultant shall not be responsible for events that happen after the date of the report due to factors that were not apparent at the time, and the acceptance of this report constitutes an agreement with the guidelines and the terms listed in this report.
1.2.7. Any defects seen by a contractor or the employer that were not apparent to the consultant must be brought to the consultant’s attention immediately.
1.2.8. The consultant accepts no liability in respect of the trees unless the recommendations of this report are carried out under his supervision.
1.2.9. Assessing the potential influence of trees upon load bearing soils, beneath existing and proposed structures resulting from water abstraction by trees or rehydration of shrinkable soils was not included in the contract brief and is therefore not considered in the report. The consultant cannot be held responsible for damage arising from such action.
1.2.10. Potentially hazardous trees are highlighted and appropriate recommendations are made. However, this report should not be seen as a substitute for a full tree risk assessment or management plan which are specifically designed to minimise risk and liability associated with responsibility for trees.
1.2.11. Scott Fitzgerald carried out the survey and assessment of trees on 18th April 2012. Weather conditions during the site visit consisted of light rain although visibility was good.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 209 3808. Email: [email protected] Website: www.thetreeconsultant.co.uk
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Land to the West of Broseley Avenue prepared for David Senior 10225 - 27th April 2012
2. Site overview 2.1. Location 2.1.1. The site is situated in a low density residential area. The co-ordinates are 53°27'19.31"N, 2°32'10.51"W, the OS reference is SJ 6448895535 and the altitude is 37m above sea level.
2.1.2. My survey was limited to the area shown in Figure 1 which is sufficient to consider the impact of the proposals.
Figure 1 Extent of the survey.
2.2. Site description
2.2.1. The site consists of a detached house and surrounding gardens with a large lawned area of land to the north. Vehicular access exists from Brookfields Road to the east.
2.2.2. Leigh Golf Club is to the north boundary with a public footpath separating it from the site.
2.2.3. The site is approximately flat with no abrupt level changes. Surfaces consist mainly of grass covered areas with a block paved drive.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 209 3808. Email: [email protected] Website: www.thetreeconsultant.co.uk
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Land to the West of Broseley Avenue prepared for David Senior 10225 - 27th April 2012
3. Tree data schedule
3.1.1. The tree data schedule in Appendix 1 contains information gathered during the survey conducted on 18th April 2012.
3.1.2. The reader should refer to Appendix 2 in order to correctly interpret the tree data.
3.1.3. All images within the tree data schedule are diagrammatical only. Their purpose is to indicate, at a glance, the relative dimensions of each tree. The images are computer generated based on measurements recorded for stem diameter, crown spread, crown height and overall height.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 209 3808. Email: [email protected] Website: www.thetreeconsultant.co.uk
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Land to the West of Broseley Avenue prepared for David Senior 10225 - 27th April 2012
4. Tree condition and recommendations
The recommendations found in the tree data schedule in Appendix 1 are based on assessments from a health and safety perspective and are made regardless of the development proposals. Section 4 discusses in further detail our findings during the site visit in relation to the health and safety of the trees, and future users of the site.
4.1. Summary of findings:
4.1.1. The majority of trees are situated on third party land and are therefore not in the direct control of the site owner. However, there were several defects identified that should be brought to the attention of the trees owner so that they can be inspected in further detail. G5A (horse chestnut) has a large, longitudinal crack along its main stem and the two beech (G5F and G5H) have significant amounts of deadwood throughout their crowns and G5H in particular, is exhibiting signs of decline.
4.1.2. All other trees are deemed to be in an acceptable condition and no further works have been recommended.
4.2. Work priority and future management
4.2.1. The Tree Data Schedule in Appendix 1 details what works are required to individual trees in order to ensure that they are in an acceptable condition. The chart below summarises these works:
Recommended Works 1 Key: 1 Bars coloured red indicate hazardous 0.8 trees. 0.6 Bars coloured orange indicate trees 0.4 which may be hazardous and require 0.2 0 0 0 0 0 0 0 0 further investigation. 0 Bars coloured green indicate trees which are not hazardous and the work is therefore of a lower priority.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 209 3808. Email: [email protected] Website: www.thetreeconsultant.co.uk
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Land to the West of Broseley Avenue prepared for David Senior 10225 - 27th April 2012
4.2.2. The following table suggests a schedule for prioritizing works required to individual specimens, as outlined in the Tree Data Schedule in Section 3, in order to ensure that the associated risks are abated:
Priority Definition Tree Number
Urgent As soon as possible None Very High Within 1 Month None High Within 3 Months None Moderate Within 1 year G5 Low Within 3 years None 4.2.3. Upon completion of any recommended works, the trees will be in an acceptable condition from a health and safety perspective. However, they should be regularly inspected according to the following suggested schedule:
Inspection Frequency Tree Number (years)
0.5 None 1 G5
1.5 None 3 T1, T2, T3, T4, H6 4.3. Tree protection status 4.3.1. We have been informed by the planning department at Warrington Borough Council that the site is not within a conservation area and there are no Tree Preservation Orders (TPOs) on site.
4.4. Tree protection – general advice 4.4.1. It is recommended that the local authority is consulted before any tree works are undertaken, as new TPOs may have been created since the time of enquiry, and heavy fines exist for unauthorised works to protected trees. 4.4.2. A TPO can be overridden by planning consent, where tree removal is necessary to enable the development to proceed. 4.4.3. All works to protected trees require consent from the local authority, including pruning. However, this does not include the removal of dead wood, which is exempt. Although dead, dying and dangerous trees are exempt from a TPO, it is advisable to give the local authority five days’ notice of intention of their removal. 4.4.4. In a conservation area, all trees are effectively protected. Where tree work is required in a conservation area, the local authority must be given six weeks’ notice of intent, which allows them to either make a TPO or give consent for the intended work. The proposed tree work can proceed after six weeks, if the local authority has not responded.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 209 3808. Email: [email protected] Website: www.thetreeconsultant.co.uk
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Land to the West of Broseley Avenue prepared for David Senior 10225 - 27th April 2012
5. Arboricultural Impact Assessment (AIA)
5.1. Summary of the development
5.1.1. It is proposed to demolish the existing buildings and construct four new residential dwellings with associated gardens, drives and landscaped areas.
5.2. Summary of impact on trees
5.2.1. Trees can be adversely affected on development sites if their protection is not factored into the wider project management of onsite operations. I have transposed the tree survey plan over plans detailing current proposals in order to assess the impact on surveyed trees.
5.2.2. The table below summarises the trees that may be affected by current proposals and reasons for the impact identified.
Tree BS 5837 Impact identified Reason for impact Recommendations/notes category number
T1 C Tree loss Facilitate development N/A
T2 B Potential soil General construction Protective fencing to be compaction in RPA activity erected as per tree survey plan in Appendix 3
T3 C Potential soil General construction Protective fencing to be compaction in RPA activity erected as per tree survey plan in Appendix 3
T4 C Potential soil General construction Protective fencing to be compaction in RPA activity erected as per tree survey plan in Appendix 3
G5 A Potential soil Ground works Protective fencing to be compaction in RPA erected as per tree survey plan in Appendix 3
H6 C None N/A N/A
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Land to the West of Broseley Avenue prepared for David Senior 10225 - 27th April 2012
5.3. Impact of general construction activity
5.3.1. Generic recommendations for tree protection during construction are specified in Appendix 4 to ensure that general construction activity will have a minimal impact.
5.3.2. Tree protection fencing will need to be erected before any construction activity takes place to avoid damage to trees directly by mechanical damage or indirectly due to soil compaction in the Root Protection Areas (RPAs).
5.3.3. It is not always practical to fence off the complete RPAs, therefore special care is required in the areas not protected by temporary protective fencing, as indicated on the Tree Protection Plan in Appendix 3, to avoid soil compaction.
5.3.4. It is essential that all site personnel, including temporary contractors, are made aware of the recommendations in Appendix 4 and the Arboricultural Method Statement in Section 6 and the restrictions which apply.
5.3.5. There is limited space for storage and site cabins during the construction process. Adequate measures must be taken to ensure that construction activity, siting of cabins and storage of materials or spoil is outside the RPA of retained trees as detailed on the Tree Protection Plan in Appendix 3.
5.4. Impact of demolition activities
5.4.1. Adequate tree protection measures shall need to be established before demolition takes place and areas should be designated for the storage of debris. So long as the RPAs are respected there should be no arboricultural impact from demolition.
5.5. Mitigation planting
5.5.1. No significant trees are to be removed so no mitigation planting is proposed as part of the development. However, the site offers scope for the establishment of new trees as part of a landscaping scheme.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 209 3808. Email: [email protected] Website: www.thetreeconsultant.co.uk
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Land to the West of Broseley Avenue prepared for David Senior 10225 - 27th April 2012
6. Arboricultural Method Statement (AMS)
6.1.1. The following tree constraints have been identified during the AIA and will be discharged within this AMS:
Loss of trees Demolition activities General construction activity
6.2. Development implementation phases The arboricultural consultant may need to be involved in some or all of the following processes.
Phase of Development Arboricultural input
Pre-construction tree surgery works Phase 1 - Site preparation Access facilitation pruning Installation of protective fencing and ground protection Pre-development inspection Demolition of existing structures Phase 2 – Construction process New surfaces in the RPA Foundations in the RPA Working in the RPA Installation of services Hard landscaping Removal of protective fencing Phase 3 – Post-construction Soft landscaping Signing off
6.3. Phase 1 – Site preparation
6.4. Tree surgery works
6.4.1. Tree works that are recommended in the tree data schedule in Appendix 1 are of a general maintenance nature and can be carried out at any time as per recommendations.
6.4.2. The tree work schedule in Appendix 5 illustrates details of the tree surgery works that are required to facilitate the development. These works must be carried out under the supervision of the arboriculturist or Local Authority Tree Officer. Please refer to the tree removal plan in Appendix 3 for tree locations.
6.5. Protective fencing and ground protection
6.5.1. Temporary protective fencing and ground protection will need to be installed in the positions indicated on the Tree Protection Plan in Appendix 3 prior to the
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Land to the West of Broseley Avenue prepared for David Senior 10225 - 27th April 2012
commencement of any construction activities on site including the delivery of materials and site facilities.
6.5.2. Supplementary information is included in Appendix 4 in relation to temporary protective fencing and ground protection including illustrations and general recommendations.
6.6. Pre-development inspection
6.6.1. The site will be inspected by the appointed arboricultural consultant or Local Authority Tree Officer following any facilitative tree surgery works and the installation of protective fencing and ground protection measures.
6.7. Phase 2 – Construction process
6.8. Demolition of existing structures
6.8.1. During demolition, the following restrictions will apply:
Where direct damage by falling masonry is likely, the tree should be protected by exterior grade plywood sheets constructed around the main stem. The main body of any mechanical excavator will operate outside the RPA. Masonry will be pulled away from trees where possible. When breaking masonry, a fine water spray will be used to minimise dust particles. Excessive dust particles on trees will be removed each day by spraying with water.
6.9. Working in the RPA
6.9.1. Special care will need to be undertaken when working in the RPAs that are not protected by temporary fencing. These areas area marked in red hatch on the Tree Protection Plan in Appendix 3. Supplementary guidance is provided in Appendix 4.
6.10. Phase 3 – Post development
6.11. Removal of protective fencing
6.11.1. When the construction process is complete, the site should be inspected by the appointed arboriculturist or Local Authority Tree Officer. This must be prior to the removal of temporary protective fencing.
6.11.2. Any proposed landscaping operations by heavy machinery should be carried out before the protective fencing is removed.
6.12. Signing off
6.12.1. When the construction process is complete, the site should be inspected by the appointed arboriculturist or Local Authority Tree Officer.
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Land to the West of Broseley Avenue prepared for David Senior 10225 - 27th April 2012
7. Photographs
Photo 1.
Photo 2. Photo 3.
Photo 4. Photo 5.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 209 3808. Email: [email protected] Website: www.thetreeconsultant.co.uk
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Land to the West of Broseley Avenue prepared for David Senior 10225 - 27th April 2012
Photo 6. Photo 7.
Photo 8. Photo 9.
Photo 10.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 209 3808. Email: [email protected] Website: www.thetreeconsultant.co.uk
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Appendix 1 – Tree data schedule
The following pages contain information gathered during the site survey.
The reader should refer to Appendix 1 in order to correctly interpret the tree data.
All images within the Tree Data Schedule are diagrammatical only. Their purpose is to indicate, at a glance, the relative dimensions of each tree. The images are computer generated based on measurements recorded for stem diameter, crown spread, crown height and overall height.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 209 3808. Email: [email protected]. Web: www.thetreeconsultant.co.uk Crown Scaled Tree Amenity Vigour (m)
(cm) Value
Spread (m)
(m) Diagram (m)
Recommendations Ht Physiological Life Group Hedge Age & Species Notes
N = =
Condition Expectancy (yrs) G H W E Reference Height Inspect Structural Retention Crown
Diameter S Priority 9 0 9 Freq (yrs) Condition Category Semi‐Mature 25 High Low 3.5 Position: Adjacent north boundary. Sycamore Form: Twin‐stemmed at 0.5m with a slightly unbalanced crown. No action required. 10 2.5 22 T1 2.5 3.5 History: Occasional pruning wounds due to crown lifting. Good 40+ 3.5 Defects: No significant defects. Acer pseudoplatanus Fair 0 n/a 3 C Young 25 High Low 4 Position: Adjacent north boundary. Oak Form: Single stemmed and vertical with a slightly unbalanced crown. No action required. 61.521 T2 3.5 3 History: No evidence of significant pruning. Good 40+ 3.5 Defects: No significant defects. Quercus petraea Good 0 n/a 3 B‐ Young 25 Position: Adjacent north boundary. High Low 1.5 Beech Form: Single stemmed and vertical with an unbalanced crown. No action required. T3 41.57 1.5 1 History: No evidence of significant pruning. Good 40+ 2 Defects: No significant defects. Fagus sylvatica Other: Suppressed specimen. Good 0 n/a 3 C Semi‐MatMatureure 25 High Low 1 Position: Adjacent north boundary. Ash 22 @ Form: Twin‐stemmed at 1m with an unbalanced crown. No action required. 10 4 T4 Base 13.5 History: No evidence of significant pruning. Good 40+ 3.5 Defects: No significant defects. Fraxinus excelsior Fair 0 n/a 3 C Mature av 25 Position: Situated on third party land, adjacent north boundary. High High 3 Form: Single stemmed and vertical with a well‐formed crown. Deadwood two Mixed av av av G5 313 History: No evidence of significant pruning. beech. Good 18 2.5 50 40+ 13.5 Defects: Significant deadwood throughout crowns. Deciduous Other: Horse chestnut, turkey oak, beech, lime. Good each 0 Moderate 1 A Semi‐Mature 25 High Low 0.3 Position: Adjacent west boundary. Beech 7 @ Form: Formally maintained hedge. No action required. 20 H6 Base 0.3 0.3 History: Regularly trimmed. Good 40+ 0.3 Defects: No significant defects. Fagus sylvatica Good 0 n/a 3 C
Appendix 2 - Tree survey schedule explanatory notes
This section explains the terms used in the Tree data schedule within Appendix 1.
A1.1 General observations
A1.1.1 Numbering System: Each item of vegetation has its own unique number prefixed by a letter such that T1=Tree 1, G2=Group 2, H3=Hedge 3 and W4=Woodland 4, S5=Shrub 5. A1.1.2 Age Categories: Young Usually less than 10 years old. Semi-Mature Significant future growth to be expected, both in height and crown spread (typically below 30% of life expectancy). Early-Mature Full height almost attained. Significant growth may be expected in terms of crown spread (typically 30-60% of life expectancy). Mature Full height attained. Crown spread will increase but growth increments will be slight (typically 60% or more of life expectancy). Veteran A level of maturity whereby significant management may be required in order to keep the tree in a safe condition. Over Mature As for veteran except management is not considered worthwhile. A1.1.3 Species: Common names and Latin names are given. A1.1.4 Height: Measured from ground level to the top of the crown. A1.1.5 Stem Diameter: Taken at 1.5m above ground level where possible. On multi-stemmed trees this measurement may be taken at ground level, though usually an indication of the number of stems and average diameter is given, e.g. 3 x 30cm. A1.1.6 Crown Height: Measured from ground level to the height at which the main crown begins. Where the crown is unbalanced it is measured on the side deemed to be most relevant. This is usually the side facing the area of anticipated development. A1.1.7 Tree Diagram: This scaled drawing is computer generated based on measurements taken for stem diameter, crown height and spread, and overall height. It is designed to help the reader rapidly assess the data. It is not an accurate representation of the form of the tree. A1.1.8 Crown Spread: Measured N, E, S & W, taken from the centre of the stem and usually rounded up to the nearest metre. A1.1.9 Observations: If a tree’s position is considered to be relevant it will be commented upon (e.g. overhanging a children’s play area). Tree form and pruning history are also recorded along with an account of any significant defects. Defects and descriptive terms are dealt with in more detail at the end of this section. A1.1.10 Recommendations: Usually based on any defects observed and intended to ensure that the tree is in an acceptable condition. A1.1.11 Priority Scale: Depending upon the threat posed by the tree, and the likelihood of failure, recommendations should be carried out according to the following priority scale: Urgent To be carried out as soon as possible. Very High To be carried out within 1 month. High To be carried out within 3 months. Moderate To be carried out within 1 year. Low To be carried out within 3 years. A1.1.12 Inspection Frequency: An interval of 6 months, 1 year, 1.5 years or 3 years is allocated before the next inspection is due. Wherever practical, consideration should be given to seasonal changes so that deciduous trees are not always surveyed in winter when they have no leaves, or in summer when leaves may obscure branches within the upper crown. A1.1.13 Vigour: An indication of growth rate and the tree’s ability to cope with stresses: High Having above average vigour. Moderate Having average vigour. Low Having below average vigour. Very Low Tree is struggling to survive and may be dying. A1.1.14 Physiological Condition: Good Healthy and with no symptoms of significant disease. Fair Disease present or vigour is impaired. Poor Significant disease present or vigour is extremely low. Very Poor Tree is dying.
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A1.1.15 Structural Condition: Good Having no significant structural defects. Fair Some defects observed though no high priority works are required. Poor Significant defects found. Tree requires monitoring or remedial works. Very Poor Major defects which will usually require significant remedial works or tree removal. A1.1.16 Amenity Value: Very High Exceptional specimen, observable by a large number of people. High Attractive specimen, observable by a significant number of people. Moderate One of the above factors is not applicable. Low Unattractive specimen or largely hidden from view. A1.1.17 Life Expectancy: The estimated number of years before the tree may require removal. Classified as (<10), (10 – 20), (20 – 40), or (40+). A1.1.18 Retention Category: These are explained in detail in Table 1 on the following page. A1.2 Evaluation of defects A1.2.1 Cavities, wounds, deadwood etc are all evaluated as follows: Major Such that structural integrity is, or will become, compromised and the tree is, or will inevitably become, hazardous. Significant A defect that may over time become a major defect, though not necessarily so. This will depend on the vigour of the tree and its ability to deal with decay etc. Minor A defect that is not likely to compromise the tree’s structural integrity.
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Tree retention categorisation
The categorisation of trees is applied to guide the site owner as to the quality and value of their existing tree stock. All trees greater than 75mm in diameter at 1.5m above ground level are surveyed and allocated a retention category which takes into account amenity value, condition and safe useful life expectancy. The categories are allocated independently of development proposals. BS 5837:2005 recommends using a cascade chart for categorisation purposes. Table 1 below provides an explanation of retention categories used.
Trees to be removed Colour on Plan
Category R includes trees of very low quality Trees that are in such a condition that they should be removed as a matter of RED that offer little or no amenity value. good arboricultural practice regardless of given proposals.
Trees to be considered for retention Colour on Plan
Category A includes trees of a high quality, Trees that are excellent examples of their species, usually mature, with a safe usually highly visible to the wider public. useful life expectancy of at least 40 years. Category A trees are likely to GREEN enhance a development and should be retained wherever possible
Trees that are good examples of their species but may have defects or form that downgrade them from category A. Category B trees are usually mature or Category B includes trees of moderate BLUE quality and amenity value. younger trees with the potential to reach A category in the future. Although the retention of these trees is desirable, some losses may be acceptable.
Trees that are either young with a stem diameter less than 150mm or are Category C includes trees of low quality and unlikely to make a contribution for more than 10 years. The removal of these GREY amenity value. trees should be seen as acceptable in order to allow development to proceed. It may be possible to transplant younger specimens.
NOTE: Trees that are viewed as borderline and do not fit neatly into either of the categories are given a plus or minus rating (+/-) in the tree data schedule. Therefore C+ would denote a tree being borderline C/B although C is deemed to be the most appropriate category. Similarly B- would denote a tree being borderline B/C with B seen as the most appropriate category. Table 1
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Glossary of Arboricultural Terms
Abiotic. Pertaining to non-living agents; e.g. environmental resist failure when subjected to compressive loading; factors measurable in trees with special drilling devices Absorptive roots. Non-woody, short-lived roots, generally Compressive loading. Mechanical loading which exerts a having a diameter of less than one millimetre, the primary positive pressure; the opposite to tensile loading function of which is uptake of water and nutrients Condition. An indication of the physiological vitality of the tree. Adaptive growth. In tree biomechanics, the process whereby Where the term ‘condition’ is used in a report, it should not be the rate of wood formation in the cambial zone, as well as wood taken as an indication of the stability of the tree quality, responds to gravity and other forces acting on the Crown/Canopy. The main foliage bearing section of the tree cambium This helps to maintain a uniform distribution of Crown cleaning. The removal of dead, crossing, weak, and mechanical stress damaged branches, where this will not damage or spoil the Adaptive roots. The adaptive growth of existing roots; or the overall appearance of the tree production of new roots in response to damage, decay or Crown lifting. The removal of limbs and small branches to a altered mechanical loading specified height above ground level Adventitious shoots. Shoots that develop other than from Crown thinning. The removal of a proportion of secondary apical, axillary or dormant buds; see also 'epicormic' branch growth throughout the crown to produce an even density Anchorage. The system whereby a tree is fixed within the soil, of foliage around a well-balanced branch structure involving cohesion between roots and soil and the development Crown reduction/shaping. A specified reduction in crown size of a branched system of roots which withstands wind and whilst preserving, as far as possible, the natural tree shape gravitational forces transmitted from the aerial parts of the tree Crown reduction/thinning. Reduction of the canopy volume by Architecture. In a tree, a term describing the pattern of thinning to remove dominant branches whilst preserving, as far branching of the crown or root system as possible the natural tree shape Bacteria. Microscopic single-celled organisms, many species of DBH (Diameter at Breast Height). Stem diameter measured at a which break down dead organic matter, and some of which height of 1.5m or the nearest measurable point. Where cause diseases in other organisms measurement at a height of 1.5 metres is not possible, another Bark. A term usually applied to all the tissues of a woody plant height may be specified lying outside the vascular cambium, thus including the phloem, Deadwood. Branch or stem wood bearing no live tissues. cortex and periderm; occasionally applied only to the periderm Retention of deadwood provides valuable habitat for a wide or the phellem range of species and seldom represents a threat to the health of Basidiomycotina (Basidiomycetes). One of the major the tree. Removal of deadwood can result in the ingress of taxonomic groups of fungi; their spores are borne on decay to otherwise sound tissues and climbing operations to microscopic peg-like structures (basidia), which in many types access deadwood can cause significant damage to a tree. are in turn borne on or within conspicuous fruit bodies, such as Removal of deadwood is generally recommended only where it brackets or toadstools. Most of the principal decay fungi in represents an unacceptable level of hazard standing trees are basidiomycetes Decurrent In trees, a system of branching in which there is a Bottle-butt. A broadening of the stem base and buttresses of a well defined central main stem, bearing branches which are tree, in excess of normal and sometimes denoting a growth limited in their length, diameter and secondary branching (cf. response to weakening in that region, especially due to decay excurrent) In fungi with toadstools as fruit bodies, the description involving selective delignification of gills which run some distance down the stem, rather than Bracing. The use of rods or cables to restrain the movement terminating abruptly between parts of a tree Defect. In relation to tree hazards, any feature of a tree which Branch: detracts from the uniform distribution of mechanical stress, or • Primary. A first order branch arising from a stem which makes the tree mechanically unsuited to its environment Delamination. The separation of wood layers along their length, • Lateral. A second order branch, subordinate to a primary visible as longitudinal splitting branch or stem and bearing sub-lateral branches Dieback. The death of parts of a woody plant, starting at shoot- • Sub-lateral. A third order branch, subordinate to a lateral or tips or root-tips primary branch, or stem and usually bearing only twigs Disease. A malfunction in or destruction of tissues within a living Branch bark ridge. The raised arc of bark tissues that forms organism, usually excluding mechanical damage; in trees, within the acute angle between a branch and its parent stem usually caused by pathogenic micro-organisms Branch collar. A visible swelling formed at the base of a branch Dominance. In trees, the tendency for a leading shoot to grow whose diameter growth has been disproportionately slow faster or more vigorously than the lateral shoots; also the compared to that of the parent stem; a term sometimes applied tendency of a tree to maintain a taller crown than its neighbours also to the pattern of growth of the cells of the parent stem Dormant bud. An axial bud which does not develop into a shoot around the branch base until after the formation of two or more annual wood increments; Brown-rot. A type of wood decay in which cellulose is many such buds persist through the life of a tree and develop degraded, while lignin is only modified only if stimulated to do so Buckling. An irreversible deformation of a structure subjected to Dysfunction. In woody tissues, the loss of physiological a bending load function, especially water conduction, in sapwood Buttress zone. The region at the base of a tree where the major Epicormic shoot. A shoot having developed from a dormant or lateral roots join the stem, with buttress-like formations on the adventitious bud and not having developed from a first year upper side of the junctions shoot Cambium. Layer of dividing cells producing xylem (woody) Excrescence. Any abnormal outgrowth on the surface of tree or tissue internally and phloem (bark) tissue externally other organism Canker. A persistent lesion formed by the death of bark and Excurrent. In trees, a system of branching in which the crown is cambium due to colonisation by fungi or bacteria borne on a number of major widely-spreading and secondarily Compartmentalization. The confinement of disease, decay or branched limbs (cf. excurrent) other dysfunction within an anatomically discrete region of plant Felling licence. In the UK, a permit to fell trees in excess of a tissue, due to passive and/or active defences operating at the stipulated number of stems or volume of timber boundaries of the affected region Flush-cut. A pruning cut which removes part of the branch bark Compression strength. The ability of a material or structure to ridge and or branch-collar
Incorporating extracts from Lonsdale, D. 1999. Principles of Tree Hazard Assessment. Her Majesty's Stationary Office, London
Girdling root. A root which circles and constricts the stem or synthesizing carbohydrates and other biochemical products. roots possibly causing death of phloem and/or cambial tissue Phytotoxic. Toxic to plants Habit. The overall growth characteristics, shape of the tree and Pollarding. The removal of the tree canopy, back to the stem or branch structure primary branches. Pollarding may involve the removal of the Hazard beam. An upwardly curved part of a tree in which strong entire canopy in one operation, or may be phased over several internal stresses may occur without being reduced by adaptive years. The period of safe retention of trees having been growth; prone to longitudinal splitting pollarded varies with species and individuals. It is usually Heartwood/false-heartwood/ripewood. Sapwood that has necessary to re-pollard on a regular basis, annually in the case become dysfunctional as part of the natural aging processes of some species. Heave. A term mainly applicable to a shrinkable clay soil which Pruning. The removal or cutting back of twigs or branches, expands due to re-wetting after the felling of a tree which was sometimes applied to twigs or small branches only, but often previously extracting moisture from the deeper layers; also the used to describe most activities involving the cutting of trees or lifting of pavements and other structures by root diameter shrubs expansion; also the lifting of one side of a wind-rocked root-plate Radial. In the plane or direction of the radius of a circular object High canopy tree species. Tree species having potential to such as a tree stem contribute to the closed canopy of a mature woodland or forest Rams-horn. In connection with wounds on trees, a roll of Incipient failure. In wood tissues, a mechanical failure which occluding tissues which has a spiral structure as seen in results only in deformation or cracking, and not in the fall or cross-section detachment of the affected part Rays strips of radially elongated parenchyma cells within wood Included bark. Bark of adjacent parts of a tree (usually forks, and bark. The functions of rays include food storage, radial acutely joined branches or basal flutes) which is in face-to-face translocation and contributing to the strength of wood contact Reactive Growth/Reaction Wood. Production of woody tissue Increment borer. A hollow auger, which can be used for the in response to altered mechanical loading; often in response to extraction of wood cores for counting or measuring wood internal defect or decay and associated strength loss (cf. increments or for inspecting the condition of the wood adaptive growth) Infection. The establishment of a parasitic micro-organism in the Root-collar. The transitional area between the stem/s and roots tissues of a tree or other organism Sapwood. Living xylem tissues Lever arm. A mechanical term denoting the length of the lever Silvicultural thinning. Removal of selected trees to favour the represented by a structure that is free to move at one end, such development of retained specimens to achieve a management as a tree or an individual branch objective Lignin. The hard, cement-like constituent of wood cells; Snag. In woody plants, a portion of a cut or broken stem, branch deposition of lignin within the matrix of cellulose microfibrils in or root which extends beyond any growing-point or dormant the cell wall is termed Lignification bud; a snag usually tends to die back to the nearest growing Lion-tailing. A term applied to a branch of a tree that has few if point any side-branches except at its end, and is thus liable to snap Soft-rot. A kind of wood decay in which a fungus degrades due to end-loading cellulose within the cell walls, without any general degradation of Loading. A mechanical term describing the force acting on a the wall as a whole structure from a particular source; e.g. the weight of the Spores. Propagules of fungi and many other life-forms; most structure itself or wind pressure spores are microscopic and dispersed in air or water Longitudinal. Along the length (of a stem, root or branch) Sporophore. The spore bearing structure of fungi Lopping. A term often used to describe the removal of large Sprouts. Adventitious shoot growth erupting from beneath the branches from a tree, but also used to describe other forms of bark cutting Stem/s. The main supporting structure/s, from ground level up Mature Heights (approximate): to the first major division into branches • Low maturing – less than 8 metres high Stress. In plant physiology, a condition under which one or more physiological functions are not operating within their • Moderately high maturing – 8 – 12 optimum range, for example due to lack of water, inadequate metres high nutrition or extremes of temperature • High maturing – greater than 12 metres Stress. In mechanics, the application of a force to an object high Structural roots. Roots, generally having a diameter greater Microdrill. An electronic rotating steel probe, which when than ten millimetres, and contributing significantly to the inserted into woody tissue provides a measure of tissue density structural support and stability of the tree Minor deadwood. Deadwood of a diameter less than 25mm and Subsidence. In relation to soil or structures resting in or on soil, or unlikely to cause significant harm or damage upon impact a sinking due to shrinkage when certain types of clay soil dry with a target beneath the tree out, sometimes due to extraction of moisture by tree roots Mulch. Material laid down over the rooting area of a tree or other Taper. In stems and branches, the degree of change in girth plant to help conserve moisture; a mulch may consist of organic along a given length matter or a sheet of plastic or other artificial material Target canker. A kind of perennial canker, containing Mycelium. The body of a fungus, consisting of branched concentric rings of dead occluding tissues filaments (hyphae) Targets. In tree risk assessment (with slight misuse of normal Occluding tissues. A general term for the roll of wood, meaning) persons or property or other things of value which cambium and bark that forms around a wound on a woody plant might be harmed by mechanical failure of the tree or by objects (cf. woundwood) falling from it Occlusion. The process whereby a wound is progressively Topping. In arboriculture, the removal of the crown of a tree, or closed by the formation of new wood and bark around it of a major proportion of it Pathogen. A micro-organism which causes disease in another Torsional stress. Mechanical stress applied by a twisting force organism Translocation. In plant physiology, the movement of water and Photosynthesis. The process whereby plants use light energy dissolved materials through the body of the plant to split hydrogen from water molecules, and combine it with Transpiration. The evaporation of moisture from the surface of a carbon dioxide to form the molecular building blocks for plant, especially via the stomata of leaves; it exerts a suction
Incorporating extracts from Lonsdale, D. 1999. Principles of Tree Hazard Assessment. Her Majesty's Stationary Office, London
which draws water up from the roots and through the intervening xylem cells Understorey. A layer of vegetation beneath the main canopy of woodland or forest or plants forming this Understorey tree species. Tree species not having potential to attain a size at which they can contribute to the closed high canopy of a woodland Vascular wilt. A type of plant disease in which water-conducting cells become dysfunctional Vessels. Water-conducting cells in plants, usually wide and long for hydraulic efficiency; generally not present in coniferous trees Veteran tree. A loosely defined term for an old specimen that is of interest biologically, culturally or aesthetically because of its age, size or condition and which has usually lived longer than the typical upper age range for the species concerned White-rot. A range of kinds of wood decay in which lignin, usually together with cellulose and other wood constituents, is degraded Windthrow. The blowing over of a tree at its roots Woundwood. Wood with atypical anatomical features, formed in the vicinity of a wound'
Incorporating extracts from Lonsdale, D. 1999. Principles of Tree Hazard Assessment. Her Majesty's Stationary Office, London
Appendix 3 - Site plans
The site plans referred to in the report follow this page which can include some or all of the following:
Tree Constraints Plan Tree Removal Plan Tree Protection Plan Proposals
Although included plans are usually to scale, they are only intended to indicate positions of surveyed trees and dimensions should not be taken from these drawings.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 209 3808. Email: [email protected]. Web: www.thetreeconsultant.co.uk LP
(G5A) horse SP chestnut G5 (G5B) lime 6 4 (G5C) oak 5 (G5D) lime T4 MH (G5E) beech T3 3 7 Key 7 T2 T1 Tree number 1 T1 (G5F) beech W G2 Group number 2
H3 Hedge number 3 (G5G) horse chestnut 1 Photo location
Panoramic photo location
Retention category A tree (G5H) beech SP canopy extents of G5 as marked Retention category B tree SP
on topographical survey Retention category C tree 1
9 Retention category U tree
Root Protection Area (RPA) 8 BS 5837 RETENTION CATEGORIES
Category A: Trees of high quality and amenity. Usually, 2 mature trees with a significant life expectancy which would enhance any development. Retention of these trees is strongly encouraged.
Category B: LP Trees of moderate quality and amenity. Usually H6 mature trees, or younger trees with exceptional form. Retention of these trees is desirable though the removal of occasional specimens may be acceptable.
Category C: W Trees of low quality and amenity. The removal of these trees should be seen as acceptable in 10 order to facilitate development.
Category U: Trees whose structural condition is such that they should be removed regardless of development proposals. MH W
W H6
Peter House, Oxford Street, Manchester, M1 5AN T: 0161 637 5242 E: [email protected]
Client David Senior
Project Land to the West of Broseley Avenue
Description H6 Tree Constraints Plan
Scale Drawn by Date 1:200A2 DAL 11/02/2013 H6 Job number Drawing number Revision 10225 10225.01 1a LP
SP
G5
T4 MH T3
T2 T1 W
Key
T1 Tree number 1
G2 Group number 2 SP canopy extents of G5 as marked H3 Hedge number 3 SP on topographical survey Category A tree to be removed
Category B tree to be removed
Category C tree to be removed
Category U tree to be removed
Extents of pruning
BS 5837 RETENTION CATEGORIES
Category A: Trees of high quality and amenity. Usually, mature trees with a significant life expectancy which would enhance any development. LP H6 Retention of these trees is strongly encouraged. Category B: Trees of moderate quality and amenity. Usually mature trees, or younger trees with exceptional form. Retention of these trees is desirable though the removal of occasional specimens W may be acceptable.
Category C: Trees of low quality and amenity. The removal of these trees should be seen as acceptable in order to facilitate development.
Category U:
MH Trees whose structural condition is such that they W should be removed regardless of development
W proposals. H6
Peter House, Oxford Street, Manchester, M1 5AN T: 0161 637 5242 E: [email protected]
Client David Senior
Project Land to the West of Broseley Avenue
Description H6 Tree Removal Plan
Scale Drawn by Date 1:200A2 DAL 11/02/2013
Job number Drawing number Revision H6 10225 10225.02 1a (G5A) horse chestnut G5 (G5B) lime
(G5C) oak
(G5D) lime Golf Club Golf T4 Key T1 Tree number 1 (G5E) beech T3 T2 G2 Group number 2 H3 Hedge number 3
(G5F) beech 1 Photo location
Panoramic photo location
(G5G) horse Retention category A tree chestnut Retention category B tree
Retention category C tree (G5H) beech 17 Retention category U tree canopy extents of G5 as marked on topographical survey Root Protection Area (RPA)
Protective Fencing
RPA not protected by fence. Special care required
BS 5837 RETENTION CATEGORIES
Category A:
Trees of high quality and amenity. Usually, PLOT 2 PLOT mature trees with a significant life expectancy which would enhance any development. Retention of these trees is strongly encouraged.
Category B: Trees of moderate quality and amenity. Usually H6 mature trees, or younger trees with exceptional form. Retention of these trees is desirable though the removal of occasional specimens may be acceptable.
Category C: Trees of low quality and amenity. The removal of these trees should be seen as acceptable in
order to facilitate development.
PLOT 1 PLOT Category U: Fields Trees whose structural condition is such that they should be removed regardless of development proposals.
H6 49
Peter House, Oxford Street, Manchester, M1 5AN T: 0161 637 5242 E: [email protected]
Client David Senior
Project Land to the West of Broseley Avenue
Description
H6 Tree Protection Plan 47
Scale Drawn by Date 1:200A2 DAL 11/02/2013
H6 Job number Drawing number Revision 10225 10225.03 1a
Appendix 4
Recommendations for tree protection during construction
1. General
1.1. All operations that could affect trees on and adjacent to the site must be considered as part of the project management of the development. It is therefore imperative that an arboricultural consultant is appointed as part of the design and management team to advise on pre-development issues and supervise on-site operations.
1.2. The arboricultural consultant may also have an advisory role in the preparation of site including tree surgery works and the protection of trees during demolition processes.
1.3. This document accompanies the AIA and should be read in conjunction with the Tree Constraints Plan in Appendix 3. It is essential to adhere to the recommendations within this document during on-site operations to ensure the successful retention of trees during the development. Compliance with the Arboricultural Method Statement will be a requirement of all relevant contracts associated with the development proposals.
2. The objective of this document
2.1. This document aims to provide general guidelines to onsite personnel that must be followed when working within RPAs on construction sites. It is typically included as additional, generic guidance as an appendix to a site specific AMS. All site personnel should have access to this document and be made aware of any sections that may be relevant to their specific area of work.
2.2. Compliance with these recommendations will be a requirement of all relevant contracts associated with the development proposals.
2.3. The developer will inform the Local Planning Authority (LPA) within twenty four hours if the arboricultural consultant is replaced.
3. RPAs explained
3.1. The RPA is an area of ground around the base of a retained tree, which is calculated in relation to the stem diameter, where disturbance should be kept to a minimum.
3.2. The majority of tree roots grow within the upper 100mm of the soil profile where most nutrients are available as the result of the decomposition of organic matter close to the surface. Rooting conditions become less favourable at depth as the soil density increases, creating anaerobic conditions.
3.3. It is essential that roots are protected from construction works including physical damage from excavation and changes in soil structure from compaction and changes in ground levels.
4. Defining the RPA
4.1. The RPA is defined on the Tree Protection Plan by black circles surrounding retained trees. Where necessary, temporary protective fencing will be placed in these positions, beyond which is a construction exclusion zone. This zone precludes all construction activity, with the sole exception of specified arboricultural works that have been agreed by all parties and under the supervision of an arboriculturist.
4.2. Temporary protective fencing will need to be installed prior to any demolition or construction works and delivery of site accommodation and materials.
4.3. There will be no storage or tipping of any materials, including fuels, oils, adhesives, cement or any other deleterious substance within 0.5m of the construction exclusion zone.
4.4. No fires will be lit within 20 metres of the stem of any tree that is to be retained.
4.5. Any incursion into the construction exclusion zone must be by prior arrangement, following consultation with the LPA.
5. Temporary protective fencing
5.1. RPAs will be protected by ‘Heras’ steadfast type fencing with back stay supports where construction activity is expected to be minimal. (Fig 1. Below)
Fig 1. Temporary Protective Fencing with back stay supports
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 637 5242 [email protected] www.thetreeconsultant.co.uk
5.2. In areas of site where construction activity is expected in close proximity to RPAs, it will be necessary to employ the more robust ‘in-ground’ system following BS 5837 guidelines. (Fig 2. below)
Fig 2. Temporary Protective Fencing
5.3. The ‘in-ground’ system involves driving vertical scaffold poles approximately 0.6m into the ground onto which are affixed horizontal scaffold poles and bracing struts. 2m high anti-climb weldmesh panels are then wired to the scaffold framework. The vertical scaffold poles should be at a maximum of 3m apart.
5.4. No fixing shall be made to any tree and all possible precautions shall be taken to prevent damage to the tree roots when locating uprights.
5.5. Where space is limited, it is sometimes necessary to construct a temporary tree guard to physically protect the main stem of the tree (Fig 3. below). This should be made by joining together 4 X 25mm Exterior Grade pieces of plywood to 47mm X 47mm treated timber posts to create a box shaped frame which is attached to the ground or adjacent structures. No fixings are to be made to the tree and suitable ground protection should be employed within the RPA of the tree (see Section 12).
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 637 5242 [email protected] www.thetreeconsultant.co.uk
Fig 3. Temporary Protective Fencing
5.6. A 600mm x 300mm warning sign reading “TREE PROTECTION AREA KEEP OUT” shall be fixed to every 10m of protective fencing. (Fig 4. below)
Fig 4. Tree Protection Sign
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 637 5242 [email protected] www.thetreeconsultant.co.uk
6. Excavation in the RPA
6.1. Any necessary excavation must be carried out using hand tools to avoid direct damage to the protective bark of tree roots. It may be possible in some instances to use specialised equipment such as high air pressure machinery to excavate the soil with minimal disturbance to roots.
6.2. Exposed roots will be wrapped in dry, clean Hessian sacking to prevent desiccation and to protect from rapid temperature changes. In warmer weather, the sacking should be kept moist by regular watering. Sacking should be removed before backfilling.
6.3. Roots less than 25mm diameter may be pruned back, preferably to a growing point. A sharp cutting tool such as bypass secateurs or a handsaw should be used to leave the smallest wound possible. Roots greater than 25mm in diameter should be retained wherever possible.
6.4. Root pruning should be carried out under the supervision of the arboricultural consultant or the Local Authority Tree Officer to ensure that only roots necessary to facilitate the development will be removed and the long-term well-being of retained trees is maintained.
6.5. Backfilling of any excavation should be carried out by hand to avoid direct root damage by excessive compaction and should include, where possible, the replacement of inert granular material mixed with sharp sand (not builder’s sand) around retained roots.
7. Demolition and removal of surfaces in the RPA
7.1. During demolition, the following restrictions will apply:
Where direct damage by falling masonry is likely, the tree should be protected by exterior grade plywood sheets constructed around the main stem. The main body of any mechanical excavator will operate outside the RPA. Masonry will be pulled away from trees where possible. When breaking masonry, a fine water spray will be used to minimise dust particles. Excessive dust particles on trees will be removed each day by spraying with water.
7.2. Hard surfaces should be kept in place for as long as possible during construction works in order to prevent soil compaction in the RPA.
7.3. During surface removal, the following restrictions will apply:
Only hand operated tools will be used to lift existing surfaces and sub-base. No mechanical excavators are to be used. No excavation below the existing sub-base will occur. Exposed roots are to be treated as in section 6 above. All surface removal within the RPA will be supervised by the arboricultural consultant or the Local Authority Tree Officer.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 637 5242 [email protected] www.thetreeconsultant.co.uk
8. Changes in ground level
8.1. Changes in ground level can be harmful to trees where stripping or filling of soil is carried out in the RPA. It is therefore important that no significant changes in level occur within the RPA of retained trees.
9. Soft landscaping
9.1. No machinery used for landscaping such as rotovators are to operate within the RPAs of retained trees.
9.2. All planting must be carried out carefully, by hand to avoid damage to existing roots. Mulch should be used around the base of trees, where possible, to maintain ground level and to avoid mower and strimmer damage to buttresses and surface roots.
10. Surface design
10.1. It is essential to maintain adequate supplies of water and oxygen for trees through the soil. New impermeable surfacing should not cover more than 20% of the RPA.
10.2. Design and construction specification should take account of further growth.
10.3. Paving slabs and block pavers are available with built in infiltration spaces between the slabs or blocks. They should be laid dry-jointed on a sharp sand foundation to allow air and moisture to penetrate to the rooting area.
10.4. It may be necessary to lay paving and other surfaces on a flexible base to allow movement and to facilitate relaying if distortion becomes excessive due to the activity of tree roots.
10.5. Edgings and associated foundations and haunchings can damage tree roots. This should be avoided within the RPA by either the use of alternative methods of edge support or by not using supports at all.
10.6. Where wheeled traffic is expected in the RPA, it will be necessary to construct the new surface using a cellular confinement system with a permeable surface as detailed in Appendix 5.
11. Ground protection for wheeled or tracked vehicles
11.1. Occasionally, it may be necessary to drive plant machinery in the RPA. To avoid compaction of the soil during construction, a minimum of 100mm compressible material, followed by temporary interconnected road plates or similar that is capable of sustaining the expected loads should be installed. This system will ensure that the weight is evenly distributed over the affected area.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 637 5242 [email protected] www.thetreeconsultant.co.uk
12. Ground protection for pedestrians or light vehicles
12.1. The primary method of ground protection is the installation of a compressible layer (e.g. woodchip) over a geotextile fabric with side butting scaffold boards. (Fig 3. below)
Fig 3. Ground Protection in RPA
12.2. Ground protection measures whilst working the RPA must be capable of supporting the expected loads and avoid compaction of the soil.
12.3. The boarding will be left in place until the construction works are finished.
12.4. Scaffolding may first be erected with the uprights on spreader boards and the ground protection installed around the uprights.
13. New structures in the RPA
13.1. No concrete strip foundations are to be installed within the RPA of any retained tree. Traditional strip foundations can cause an unacceptable amount of damage during the excavation process where roots are easily torn by mechanical excavators.
13.2. Small, light structures such as sheds and bin stores can be laid directly onto the soil surface without the need for significant excavation. A small amount of excavation may be permissible to provide a level surface, however, no roots over 25mm in diameter should be severed without the advice of an arboriculturist or Local Authority Tree Officer.
13.3. Traditional footings should not be used within the RPA for the construction of non-load bearing walls. It may be possible however, to construct walls in proximity to trees by bridging existing roots with lintels.
13.4. Where foundations are to be laid in the RPA of retained trees, root damage can be minimized by using small diameter piles located to avoid major tree
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 637 5242 [email protected] www.thetreeconsultant.co.uk
roots. The proposed area for pile installation should be dug by hand to a depth of approximately 750mm in order to ascertain the position of roots present. Beams, slabs and suspended floors should be laid at or above ground level and cantilevered, as necessary, to avoid tree roots.
13.5. Where piling is to be installed in proximity to trees, the smallest practical pile diameter should be used as this reduces the possibility of striking major tree roots, and reduces the size of the rig required to sink the piles. The latter is particularly important where piling within the branch spread is proposed, as mini-rigs reduce the need for access facilitation pruning. Sheathed piles protect the soil and adjacent roots from the potential toxic effects of concrete.
13.6. Backfilling of any excavation should be carried out by hand to avoid direct root damage by excessive compaction and should include, where possible, the replacement of inert granular material mixed with sharp sand (not builder’s sand) around retained roots.
13.7. Any pruning should be carried out under the supervision of the arboricultural consultant or the Local Authority Tree Officer to ensure that only branches necessary to facilitate the development will be removed and the long-term well being of retained trees is maintained.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 637 5242 [email protected] www.thetreeconsultant.co.uk
14. Utilities
14.1. The installation of underground utilities within the RPA should not be considered unless it is absolutely necessary. Trenching can cause an unacceptable amount of damage to tree roots.
14.2. The National Joint Utilities Group publication, NJUG10 recommends the following precautions when working in the RPA:
No excavation should be carried out using machinery. When digging by hand, carefully work around roots, retaining as many as possible. Do not sever roots over 25mm in diameter without the consent of the arboricultural consultant or Local Authority Tree Officer. Any root pruning will be carried out using a sharp tool (eg secateurs or handsaw). Make a clean cut and leave as small a wound as possible. Backfill the trench with an inert granular material and topsoil mix. Compact the backfill with care around the retained roots. On non- highway sites backfill only the excavated soil. Do not repeatedly move or use heavy mechanical plant except on hard standing. Do not store spoil or building material, including chemical and fuels. Protect roots with dry sacking if they are to be left exposed overnight when there is a risk of frost. Sacking must be removed before backfilling.
15. Monitoring
15.1. The arboricultural consultant will be responsible for monitoring of all arboricultural works and issuing a certificate of practical completion. In addition, the arboricultural consultant will inspect the protective fencing and monitor any works within exclusion zones.
15.2. A record of site visits will be maintained for inspection on site and copies forwarded to the developer/agent and to the local planning authority.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 637 5242 [email protected] www.thetreeconsultant.co.uk
Appendix 5 - Tree work schedule
Tree ID Species Recommendations TPO Information Work time Scales Re-inspect
T1 sycamore Fell to ground level and remove stump No TPO As required N/A
All tree work must be carried out to BS 3998 – Tree work – Recommendations by fully insured and qualified tree work contractors.
Appendix 6 - Professional résumé: Scott Fitzgerald
Qualifications: Scott gained a BSc in Arboriculture from the University of Central Lancashire in 2010, after being awarded a Foundation Degree in Arboriculture with merit at the same institution in 2005.
He is continuing his education further by studying part-time for a Masters Degree in Arboriculture and Urban Forestry at the University of Central Lancashire which will be completed in 2014.
Scott is a professional member of the Arboricultural Association and maintains his professional development by attending industry related seminars and conferences throughout the year.
Experience: Scott has worked in the arboriculture industry since 1993 when he trained as a groundsman and gained NPTC certificates for use of a chainsaw on the ground. In 1994 he gained his NPTC certificate for the use of a chainsaw from a rope and harness. For the next 12 years, he worked as head climbing arborist for a tree surgery company as team leader and was responsible for the day to day management of tree work operations, sales and building client relations.
In 2005, Scott began trading as an independent consultant arboriculturist. He is now the director and principal consultant of Scott Fitzgerald Tree Consultants Ltd, providing expert advice and reports on all matters concerning trees including hazard assessment, TPOs, arboricultural advice within the planning process and reports for mortgage purposes.
The majority of his work is related to trees within the planning process. Instructions can range in scale from providing advice to clients on private residential projects to large-scale housing and infrastructure developments.
Scott Fitzgerald Tree Consultants Ltd, Peter House, Oxford Street, Manchester, M1 5AN. Tel: 0161 209 3808. Email: [email protected]. Web: www.thetreeconsultant.co.uk
Phase 1 Land Quality Assessment: Land to the west of Broseley Avenue, Culcheth, Warrington, WA3 4NZ
Site address: Land to the west of Broseley Avenue Culcheth Warrington WA3 4NZ
Report prepared for: Mr David Senior The Old Forge 3a Hinington Road Grindle Forge Shropshire TF11 9JS Report reference: 61191R1
Report status: Final
Date issued: January 2013
Report author: Liam Carey Land Quality Consultant
Report checker: Lisa Davies Project Consultant
Report reviewer: Andrew Singleton Technical Director
Confidential Prepared by ESI Ltd New Zealand House,160 Abbey Foregate, Shrewsbury, SY2 6FD, UK Tel +44(0)1743 276100 Fax +44 (0)1743 248600 email [email protected] Registered office: New Zealand House, 160 Abbey Foregate, Shrewsbury, SY2 6FD. Registered in England and Wales, number 3212832 Phase 1 Land Quality Assessment: Land to the west of Broseley Avenue, Culcheth, Warrington, Page 1 WA3 4NZ
REPORT SUMMARY
ENVIRONMENTAL RISK SUMMARY (LAND QUALITY RISKS)
The purpose of this report is to provide clear and pragmatic advice regarding the nature and potential significance of any land quality hazards which may be present at the study site. As such, potential land quality risks have been assessed by considering two key items: 1. The likelihood that sources of contamination are present within the sub surface materials at the site (this gives a measure of the potential for contamination to be occurring at the site). 2. The presence and nature of any potential receptors (i.e., something that could be adversely affected by a contaminant, such as people, an ecological system, property or a water body) and pathways (i.e., a route or means by which a receptor can be exposed to or affected by a contaminant) relating to the site and surrounding area. (this gives a measure of the environmental sensitivity of both the site and its local setting). The assessment findings are summarised as follows:
High 1. Potential for contamination to be occurring at the site Med Low High 2. The environmental sensitivity of both the site and the local area Med Low ccc High 3. Overall risk posed by the site Med Low
High There is a high potential contamination risk Key: Med There is medium potential contamination risk Low There is a low potential contamination risk
It is acknowledged that the risk assessment findings are based on documentary sources of information alone. A proportionate programme of intrusive site investigations would be required to fully verify these findings.
RECOMMENDATIONS (FOR NEXT STEPS)
In the absence of any identified land quality risks associated with the Site no further assessment (including any intrusive site investigations) or remediation work is deemed necessary in relation to the proposed development. A watching brief is however recommended during the proposed development works in order to identify any potential land contamination during future excavations or ground works. This would include an inspection of the exposed sub surface soils/Made Ground including observations of any visual or olfactory signs of contamination throughout the development phase of works. The Council should be informed immediately of any suspected land contamination issues and a suitable course of action agreed thereafter.
Report Reference: 61191R1 Report Status: Final Phase 1 Land Quality Assessment: Land to the west of Broseley Avenue, Culcheth, Warrington, Page 2 WA3 4NZ
1. INTRODUCTION
1.1 BACKGROUND The proposed development site (the Site) is situated on Land to the west of Broseley Avenue, Culcheth, Warrington, WA3 4NZ. The Site comprises a vacant plot of land adjacent to no.49 Broseley Avenue (see Figure 1). The Site is set in a predominantly residential area. ESI Ltd. (ESI) was commissioned by Randle White Ltd. on behalf of their client, Mr David Senior, in January 2013 to undertake a Phase 1 contaminated land desk study for the Site in order to support a planning application. The Phase 1 Desktop Study reviews the historical uses of the Site in order to assess any likely issues associated with any potential contamination relating to the former uses of the Site. This assessment has been undertaken by reviewing various environmental data associated with both the Site itself and the surrounding land area; developing a ‘conceptual understanding’ of the likely sub-surface conditions beneath the Site; and performing a preliminary assessment of any risks posed to people, buildings or the natural environment from the anticipated land quality at the Site. 1.2 PURPOSE OF THIS REPORT The purpose of this report is to provide clear and pragmatic advice regarding the nature and potential significance of contaminated land hazards which may be present at the Site.
1.3 REPORT CONTENTS This report is divided into two sections, as described below:
Section Content Purpose
Section 2: A summary of the site history To present a clear and concise overview and environmental setting, the of the land quality issues facing the site, LAND QUALITY findings of the preliminary risk with a focus on the potential regulatory ASSESSMENT assessment and associated and financial implications of any land recommendations contamination which may be present
Section 3: A collection of published data To provide detailed information in support records and mapping, on which of the risk assessment; this section also SUPPORTNG the land quality assessment is represents a source of reference data for INFORMATION based use in any subsequent site works/assessments
This report has been produced in accordance with industry best practice and relevant technical standards (including BS 10175 (BSI, 2011) and Environment Agency (2004; 2010)).
1.4 REPORT LIMITATIONS It is noted that the findings presented in this report are largely based on information supplied by third parties. Whilst we assume that all information is representative of past and present conditions we can offer no guarantee as to its validity. This report excludes consideration of potential hazards arising from any activities at the site other than normal use and occupancy for the intended land uses. Hazards associated with any other activities have not been assessed and must be subject to a specific risk assessment by the parties responsible for those activities.
Report Reference: 61191R1 Report Status: Final Phase 1 Land Quality Assessment: Land to the west of Broseley Avenue, Culcheth, Warrington, Page 3 WA3 4NZ
Figure 1. Aerial view of Land to the west of Broseley Avenue
Report Reference: 61191R1 Report Status: Final Phase 1 Land Quality Assessment: Land to the west of Broseley Avenue, Culcheth, Warrington, WA3 4NZ Page 4
2. LAND QUALITY ASSESSMENT 2.1 SITE DETAILS
Site name: Land to the west of Broseley Avenue, Culcheth, Site area: ~0.13 ha Warrington, WA3 4NZ Current use: Open grassed field Land cover: Grassed
Proposed use: Two detached residential dwellings Additional information:
2.2 CONCEPTUAL UNDERSTANDING (POTENTIAL SOURCE OF CONTAMINATION) Site history • 1849 – Site undeveloped (fields/agricultural land). Small The Site has remained undeveloped for at least 160 years. ponds located c. 200 m west. The land use history (possible fields/agricultural and residential garden) therefore suggests that there are no • 1893 – Site undeveloped. Railway line runs north to south obvious sources of gross historical contamination within the c. 500 m west of the Site. Site boundary. There is, however, the potential for low level • 1907 – No change or very localised contamination relating to the following: • 1928 – No change - Miscellaneous small scale fuel or chemical spills • 1956 – A number of small dwellings constructed north of the associated with ad hoc agricultural, residential or Site (c. 50 m). The Site remains unchanged. A track runs general land management activities (i.e., fuels used for along the north west boundary of the Site. mowers, herbicides, detergents, paint residues, creosote, etc.) • 1961 - The dwelling opposite the Site constructed by this LOW OFCONTAMINANT
time. The Site remains unchanged. - Potential for localised/historical deposition of ash and/or other domestic/agricultural wastes. • 1968 – The dwelling adjacent to the south of the Site SIGNIFICANCE constructed by this time. The Site appears to be inside the - Potential for general wastes associated with fly tipping. boundary of the adjacent building to the south, forming part of
the garden area. SOURCES • 1970 – No change. The current layout of the area surrounding the Site was established by this time. POTENTIAL • 1980 – No change
• 1984 – No change POTENTIAL Current land use Open grassed field. Vacant plot. No potential for gross contamination has been identified in relation to the current use of the Site. LOW
Report Reference: 61191R1 Report Status: Final Phase 1 Land Quality Assessment: Land to the west of Broseley Avenue, Culcheth, Warrington, WA3 4NZ Page 5
2.2 CONCEPTUAL UNDERSTANDING (POTENTIAL SOURCE OF CONTAMINATION) List 2 National No Environment Agency Pollution Incidents have been recorded No potential for gross contamination has been identified in Incident Recording within 250 m of the Site. relation to pollution incidents occurring at the Site. System; Potential Contamination LOW Incidents.
Neighbouring land The dominant land use surrounding the Site is residential. Two The potentially contaminating land-uses identified are not uses potentially contaminative current land uses have been identified present within the immediate vicinity of the Site, (i.e. within a within 250 m of the Site: 50 m radius) and, therefore, are not considered particularly - An Electricity Sub Station, located 213 m north east of the significant with regards to impacting the Site.
Site OFCONTAMINANT
- A ‘Generic Tank’, located 213 m north of the Site. LOW SIGNIFICANCE There are no Radioactive Substance Licenses within 500 m of the Site.
There are no licensed Discharge Consents within 500 m of the SOURCES Site. There are no Part A(2) and Part B Activities and Enforcements POTENTIAL within 500 m of the Site.
Landfill There are no operational landfills present within 1 km of the Site. POTENTIAL There are no historical landfills present within 1 km of the Site. There are no EA licensed waste Sites within 1 km of the Site. LOW There are no operational waste treatment/ transfer/disposal sites within 500 m of the Site.
Report Reference: 61191R1 Report Status: Final Phase 1 Land Quality Assessment: Land to the west of Broseley Avenue, Culcheth, Warrington, WA3 4NZ Page 6
2.3 CONCEPTUAL UNDERSTANDING (ENVIRONMENTAL SENSITIVITY) Geology and BGS maps for the Site indicate the underlying geology comprises The Principal Aquifer (Wilmslow Sandstone Formation) groundwater Devensian Till (classed as Unproductive Strata)), underlain by the comprises geology of high intergranular and/or fracture Wilmslow Sandstone Formation (classed as a Principal Aquifer). permeability, usually providing a high level of water storage There is one potable water abstraction within 1 km of the Site; this and may support water supply/river base flow on a strategic is located 169 m north of the Site, at Leigh Golf Club. This is the scale. closest abstraction to the Site. However, there will be some protection to groundwater within There is one non-potable groundwater abstraction licences within the sandstone aquifer offered by the low permeability nature 1 km of the Site, located 190 m north of the Site, used for spray of the Glacial Till overlying the Site. MED irrigation. The Site lies within Zone 3 (total catchment) of a Source
Protection area for a borehole at Lowes Farm (1.5 k west of the Site). The Site lies within a Groundwater Flooding Susceptibility Area (very low risk). Radon According to current UK radon mapping (HPA, 2007) the Site lies The risks posed by radon ingress to future on Site properties SENSITIVITY in an area where 0 to 1% of homes are at or above the UK radon RECEPTORS is considered to be small. No specific radon protection LOW action level (200 Bq/m3). measures are therefore likely to be required.
Surface water No major water courses are present within 500 m of the Site, Given the distance to the Tertiary River, any contamination however three tertiary rivers are present within 500 m of the Site, risk to associated flora and fauna within the watercourse is POTENTIAL the closest of which, Hibcroft Brook, is located 294 m north west of POTENTIAL considered to be low. the Site. LOW The Site is not in any designated flood risk zone. No surface water abstractions are located within 500 m of the Site. Environmental There are no Environmentally Sensitive Sites within 1000 m of the There is no risk of potential contamination from historical or designations Site. The Site lies within a Nitrate vulnerable Zone. current land-uses at the Site to any environmentally LOW designated sites.
Human receptors Existing neighbouring residential gardens and future Human receptors are considered of high potential sensitivity. residents/users of the Site. HIGH
2.4 REGULATOR CONSULTATION
On 15/01/13 ESI (Liam Carey) consulted with Victoria Simcott, the Contaminated Land Officer for Warrington Borough Council, regarding any concerns the Council may have regarding the Site. The Council have no concerns for contamination, and also confirm there are no potentially contaminated sites within the surrounding area.
Report Reference: 61191R1 Report Status: Final Phase 1 Land Quality Assessment: Land to the west of Broseley Avenue, Culcheth, Warrington, WA3 4NZ Page 7
2.5 PRELIMINARY RISK ASSESSMENT The Site has remained undeveloped (field/agricultural land) for at least 160 years, with a small section potentially used as a residential garden since the late 1960s. It is possible that ad-hoc activities associated with its former use could have led to very limited ground contamination; however, these localised events (if indeed they have occurred) are unlikely to represent any significant sources of contamination. A preliminary assessment of contaminated land risks posed to identified environmental receptors is as follows: The risk to current and future users of the Site being exposed to contaminated materials through direct contact exposures (including soil ingestion, dermal contact and dust ingestion and inhalation) or via the consumption of home grown produce is considered to be low given the limited potential for any significant
source of contamination to be present within the Site boundary. The risk to current and future users of the Site being exposed to vapour phase contaminants through the inhalation of outdoor and indoor air is also characterised as low given the limited potential for vapour phase contamination sources to be present within the Site boundary. The risk to on Site buildings and their occupants from ground gas (including methane and carbon dioxide) generated within the sub surface on Site is considered to be low, given the anticipated absence for any Made Ground to be present within the sub-surface (and hence the lack of a potential gas source). LOW RISK RATINGRISK Transport of dissolved or free phase contaminants to the Principal Aquifer from the Site is unlikely given the limited potential for the presence of any significant contamination to be present at the Site, plus the presence of potentially low permeability Glacial Till overlying the aquifer. Risks to local groundwater are therefore considered to be low.
The risk to surface water features is considered to be low given the limited potential for the presence of any significant contamination to be present at the OVERALL Site, and the absence of any significant surface water courses within close proximity. The risk to ecological receptors is considered to be low given the absence of any nearby ecological receptors and the limited potential for contamination to be occurring at the Site. It is noted that the Site lies outside any area identified as being susceptible to surface water flood risk. The Site does lie within a very low risk groundwater flood risk zone (with low confidence) due to the nature of the underlying geology.
2.6 RECOMMENDATIONS (FOR NEXT STEPS)
In the absence of any identified land quality risks associated with the Site no further assessment (including any intrusive site investigations) or remediation work is deemed necessary in relation to the proposed development. A watching brief is however recommended during the proposed development works in order to identify any potential land contamination during future excavations or ground works. This would include an inspection of the exposed sub surface soils/Made Ground including observations of any visual or olfactory signs of contamination throughout the development phase of works. The Council should be informed immediately of any suspected land contamination issues and a suitable course of action agreed thereafter.
Report Reference: 61191R1 Report Status: Final Phase 1 Land Quality Assessment: Land to the west of Broseley Avenue, Culcheth, Warrington, Page 8 WA3 4NZ
3. SUPPORTING INFORMATION
The following supporting information is contained in this section:
Section Content
3.1 Referenced materials used in the Phase 1 reporting
3.2 Published environmental data records (Centremaps EnviroInsight report for Land to the west of Broseley Avenue, Culcheth, Warrington, WA3 4NZ Ref: CMAPS-CM- 201032-21956-150113), including: • Aerial photographs and site map • Environmental permits, incidents and registers • Landfill and other waste sites • Current land use information • Geology • Hydrogeology and hydrology • Flooding • Designated environmentally sensitive sites • Other environmental factors (i.e. geological considerations)
3.3 Site Photographs
This report has been prepared by ESI Ltd. (ESI) in its professional capacity as soil and groundwater specialists, with reasonable skill, care and diligence within the agreed scope and terms of contract and taking account of the manpower and resources devoted to it by agreement with its client, and is provided by ESI solely for the internal use of its client.
The advice and opinions in this report should be read and relied on only in the context of the report as a whole, taking account of the terms of reference agreed with the client. The findings are based on the information made available to ESI at the date of the report (and will have been assumed to be correct) and on current UK standards, codes, technology and practices as at that time. They do not purport to include any manner of legal advice or opinion. New information or changes in conditions and regulatory requirements may occur in future, which will change the conclusions presented here.
This report is confidential to the client. The client may submit the report to regulatory bodies, where appropriate. Should the client wish to release this report to any other third party for that party’s reliance, ESI may, by prior written agreement, agree to such release, provided that it is acknowledged that ESI accepts no responsibility of any nature to any third party to whom this report or any part thereof is made known. ESI accepts no responsibility for any loss or damage incurred as a result, and the third party does not acquire any rights whatsoever, contractual or otherwise, against ESI except as expressly agreed with ESI in writing.
Report Reference: 61191R1 Report Status: Final Phase 1 Land Quality Assessment: Land to the west of Broseley Avenue, Culcheth, Warrington, Page 9 WA3 4NZ
3.1 REFERENCES The following references were used to inform the conceptual site model and preliminary risk assessment:
British Geological Survey (BGS), 2012. Online scans of borehole logs. (http://www.bgs.ac.uk/data/boreholescans/home.html). Last accessed 15/01/2013. British Standards Institute, 2011. Investigation of potentially contaminated sites – code of practice. ISO 10175:2011. Centremaps, 2013. Centremaps EnviroInsight report for Land to the west of Broseley Avenue, Culcheth, Warrington, WA3 4NZ Ref: CMAPS-CM-201032-21956-150113. Environment Agency, 2004. Publication CLR 11. Model Procedures for the Management of Land Contamination. Environment Agency, 2010. GPLC1 – Guiding principles for land contamination. Environment Agency, 2012. What’s in my backyard? (http://www.environment- agency.gov.uk/homeandleisure/37793.aspx). Last accessed 15/01/2013. Health Protection Agency, 2007. Indicative Atlas of Radon in England and Wales.
Report Reference: 61191R1 Report Status: Final Phase 1 Land Quality Assessment: Land to the west of Broseley Avenue, Culcheth, Warrington, Page 10 WA3 4NZ
3.2 PUBLISHED DATA RECORDS Publicly available environmental information relating to the site and its surrounding area has been provided by Groundsure.
Report Reference: 61191R1 Report Status: Final CENTREMAPS GroundSure CMAPS-CM-201032-21956- Brockamin House, , Reference: 150113 Worcester, WR6 5JU Your Reference: 21956 Report Date: Jan 15, 2013 Report Delivery Email - pdf Method: Client Email: [email protected]
GroundSure EnviroInsight
Address: LAND TO THE WEST OF BROSELEY AVENUE, CULCHETH, WARRINGTON, WA3 4NZ
Dear Sir/Madam,
Thank you for placing your order with CENTREMAPS. Please find enclosed the GroundSure EnviroInsight as requested
If you need any further assistance, please do not hesitate to contact our helpline on 01886 832972 quoting the above CENTREMAPS reference number.
Yours faithfully,
CENTREMAPS
Enc. GroundSure EnviroInsight GroundSure EnviroInsight
Address: LAND TO THE WEST OF BROSELEY AVENUE, CULCHETH, WARRINGTON, WA3 4NZ
Date: Jan 15, 2013
GroundSure Reference: CMAPS-CM-201032-21956-150113
Your Reference: 21956
Client: CENTREMAPS
Brought to you by CENTREMAPS
Report Reference: CMAPS-CM-201032-21956-150113 Aerial Photograph of Study Site ▲ NW N NE
◄W E►
SW S SE ▼ Aerial photography supplied by Getmapping PLC. © Copyright Getmapping PLC 2003. All Rights Reserved. Site Name: LAND TO THE WEST OF BROSELEY AVENUE, CULCHETH, WARRINGTON, WA3 4NZ Grid Reference: 364479,395544 Size of Site: 0.13 ha
Report Reference: CMAPS-CM-201032-21956-150113
Page 2 Overview of Findings For further details on each dataset, please refer to each individual section in the main report as listed. Where the database has been searched a numerical result will be recorded. Where the database has not been searched '-' will be recorded.
Report Section Number of records found within (X) m of the study site boundary
1. Environmental Permits, Incidents and 251- 501- 1000- 0-50 51-250 Registers on-site 500 1000 1500
1.1 Industrial Sites Holding Environmental Permits and/or Authorisations Records of historic IPC Authorisations 0 0 0 0 - - Records of Part A(1) and IPPC Authorised Activities 0 0 0 0 - - Records of Water Industry Referrals (potentially harmful 0 0 0 0 - - discharges to the public sewer) Records of Red List Discharge Consents (potentially harmful 0 0 0 0 - - discharges to controlled waters)
Records of List 1 Dangerous Substances Inventory sites 0 0 0 0 - - Records of List 2 Dangerous Substances Inventory sites 0 0 0 0 - - Records of Part A(2) and Part B Activities and Enforcements 0 0 0 0 - - Records of Category 3 or 4 Radioactive Substances 0 0 0 0 - - Authorisations Records of Licensed Discharge Consents 0 0 0 0 - - Records of Planning Hazardous Substance Consents and 0 0 0 0 Enforcements 1.2 Records of COMAH and NIHHS sites 0 0 0 0 - - 1.3 Environment Agency Recorded Pollution Incidents National Incidents Recording System, List 2 0 0 0 - - - National Incidents Recording System, List 1 0 0 0 - - - 1.4 Sites Determined as Contaminated Land under Part IIA EPA 0 0 0 0 - - 1990
251- 501- 1000- 0-50 51-250 2. Landfill and Other Waste Sites on-site 500 1000 1500
2.1 Landfill Sites Environment Agency Registered Landfill Sites 0 0 0 0 0 - Landfill Data – Operational Landfill Sites 0 0 0 0 0 - Environment Agency Historic Landfill Sites 0 0 0 0 0 0 Landfill Data – Non-Operational Landfill Sites 0 0 0 0 0 - BGS/DoE Landfill Site Survey 0 0 0 0 0 0 GroundSure Local Authority Landfill Sites Data 0 0 0 0 0 0 2.2 Landfill and Other Waste Sites Findings Operational Waste Treatment, Transfer and Disposal Sites 0 0 0 0 - - Non-Operational Waste Treatment, Transfer and Disposal Sites 0 0 0 0 - - Environment Agency Licensed Waste Sites 0 0 0 0 0 1
Report Reference: CMAPS-CM-201032-21956-150113
Page 3 251- 501- on-site 0-50 51-250 1000-1500 3. Current Land Uses 500 1000 3.1 Current Industrial Sites Data 0 0 2 - - - 3.2 Records of Petrol and Fuel Sites 0 0 0 0 - - 3.3 Underground High Pressure Oil and Gas Pipelines 0 0 0 0 - -
4. Geology Description
4.1 Are there any records of Artificial Ground and Made Ground present beneath the No study site? * 4.2 Are there any records of Superficial Ground and Drift Geology present beneath the Yes study site? * 4.3 For records of Bedrock and Solid Geology beneath the study site* see the detailed findings section. Source: Scale: 1:50,000 BGS Sheet 084
* This includes an automatically generated 50m buffer zone around the site.
251- 501- 1001- on-site 0-50 51-250 5. Hydrogeology and Hydrology 500 1000 2000
5.1 Are there any records of Productive Strata in the Superficial Yes Geology within 500m of the study site?
5.2 Are there any records of Productive Strata in the Bedrock Yes Geology within 500m of the study site? 5.3 Groundwater Abstraction Licences (within 2000m of the study 0 0 6 0 0 9 site). 5.4 Surface Water Abstraction Licences (within 2000m of the 0 0 0 0 0 0 study site). 5.5 Potable Water Abstraction Licences (within 2000m of the study 0 0 2 0 0 9 site). 5.6 Are there any Source Protection Zones within 500m of the study site? Yes 5.7 River Quality on-site 0-50 51-250 251-500 501-1000 1001-1500
Is there any Environment Agency information on river quality No No No No No No within 1500m of the study site? 5.8 Detailed River Network entries within 500m of the site 0 0 1 4 - - 5.9 Surface water features within 250m of the study site No No Yes - - -
6. Flooding
6.1 Are there any Environment Agency indicative Zone 2 floodplains within 250m of the No study site? 6.2 Are there any Environment Agency indicative Zone 3 floodplains within 250m of the No study site? 6.3 Are there any Flood Defences within 250m of the study site? No 6.4 Are there any areas benefiting from Flood Defences within 250m of the study site? No 6.5 Are there any areas used for Flood Storage within 250m of the study site? No 6.6 What is the maximum BGS Groundwater Flooding susceptibility within 50m of the Very Low study site?
6.7 What is the BGS confidence rating for the Groundwater Flooding susceptibility areas? Low
7. Designated Environmentally Sensitive 251- 501- 1001- on-site 0-50 51-250 Sites 500 1000 2000
7.1 Records of Sites of Special Scientific Interest (SSSI) 0 0 0 0 0 0 7.2 Records of National Nature Reserves (NNR) 0 0 0 0 0 0
Report Reference: CMAPS-CM-201032-21956-150113
Page 4 7.1 Records of Sites of Special Scientific Interest (SSSI) 0 0 0 0 0 0 7.3 Records of Local Nature Reserves (LNR) 0 0 0 0 0 0 7.4 Records of Special Areas of Conservation (SAC) 0 0 0 0 0 0 7.5 Records of Special Protection Areas (SPA) 0 0 0 0 0 0 7.6 Records of Ramsar sites 0 0 0 0 0 0 7.7 Records of World Heritage Sites 0 0 0 0 0 0 7.8 Records of Environmentally Sensitive Areas 0 0 0 0 0 0 7.9 Records of Areas of Outstanding Natural Beauty (AONB) 0 0 0 0 0 0 7.10 Records of National Parks 0 0 0 0 0 0 7.11 Records of Nitrate Sensitive Areas 0 0 0 0 0 0 7.12 Records of Nitrate Vulnerable Zones 1 0 0 0 0 0 7.13 Records of Ancient Woodlands 0 0 0 0 0 0
8. Natural Hazards
8.1 What is the maximum risk of natural ground subsidence? Very Low
9. Mining
9.1 Are there any coal mining areas within 75m of the study site? Yes 9.2 What is the risk of subsidence relating to shallow mining within 150m of the study Negligible site? 9.3 Are there any brine affected areas within 75m of the study site? No
Report Reference: CMAPS-CM-201032-21956-150113
Page 5 Using this Report The following report is designed by Environmental Consultants for Environmental Professionals bringing together the most up-to-date market leading environmental data. This report is provided under and subject to the Terms & Conditions agreed between GroundSure and the Client. The document contains the following sections:
1. Environmental Permits, Incidents and Registers Provides information on Regulated Industrial Activities and Pollution Incidents as recorded by Regulatory Authorities, and sites determined as Contaminated Land. This search is conducted using radii up to 500m.
2. Landfills and Other Waste Sites Provides information on landfills and other waste sites that may pose a risk to the study site. This search is conducted using radii up to 1500m.
3. Current Land Uses Provides information on current land uses that may pose a risk to the study site in terms of potential contamination from activities or processes. These searches are conducted using radii of up to 500m. This includes information on potentially contaminative industrial sites, petrol stations and fuel sites as well as high pressure underground oil and gas pipelines.
4. Geology Provides information on artificial and superficial deposits and bedrock beneath the study site.
5. Hydrogeology and Hydrology Provides information on productive strata within the bedrock and superficial geological layers, abstraction licenses, Source Protection Zones (SPZs) and river quality. These searches are conducted using radii of up to 2000m.
6. Flooding Provides information on surface water flooding, flood defences, flood storage areas and groundwater flood areas. This search is conducted using radii of up to 250m.
7. Designated Environmentally Sensitive Sites Provides information on the Sites of Special Scientific Interest (SSSI), National Nature Reserves (NNR), Special Areas of Conservation (SAC), Special Protection Areas (SPA), Ramsar sites, Local Nature Reserves (LNR), Areas of Outstanding Natural Beauty (AONB), National Parks (NP), Environmentally Sensitive Areas, Nitrate Sensitive Areas, Nitrate Vulnerable Zones and World Heritage Sites. These searches are conducted using radii of up to 500m.
8. Natural Hazards Provides information on a range of natural hazards that may pose a risk to the study site. These factors include natural ground subsidence.
9. Mining Provides information on areas of coal and shallow mining.
Report Reference: CMAPS-CM-201032-21956-150113
Page 6 10. Contacts This section of the report provides contact points for statutory bodies and data providers that may be able to provide further information on issues raised within this report. Alternatively, GroundSure provide a free Technical Helpline (08444 159000) for further information and guidance.
Note: Maps Only certain features are placed on the maps within the report. All features represented on maps found within this search are given an identification number. This number identifies the feature on the mapping and correlates it to the additional information provided below. This identification number precedes all other information and takes the following format -Id: 1, Id: 2, etc. Where numerous features on the same map are in such close proximity that the numbers would obscure each other a letter identifier is used instead to represent the features. (e.g. Three features which overlap may be given the identifier “A” on the map and would be identified separately as features 1A, 3A, 10A on the data tables provided).
Where a feature is reported in the data tables to a distance greater than the map area, it is noted in the data table as “Not Shown”.
All distances given in this report are in Metres (m). Directions are given as compass headings such as N: North, E: East, NE: North East from the nearest point of the study site boundary.
Report Reference: CMAPS-CM-201032-21956-150113
Page 7 1. Environmental Permits, Incidents and Registers Map
▲ NW N NE
◄W E►
SW S SE ▼ Authorisations,Incidents and Registers Legend Crown Copyright. All Rights Reserved Licence Number: 100035207
Report Reference: CMAPS-CM-201032-21956-150113
Page 8 1.Environmental Permits, Incidents and Registers
1.1 Industrial Sites Holding Licences and/or Authorisations
Searches of information provided by the Environment Agency and Local Authorities reveal the following information:
Records of historic IPC Authorisations within 500m of the study site: 0
Database searched and no data found.
Records of Part A(1) and IPPC Authorised Activities within 500m of the study site: 0
Database searched and no data found.
Records of Water Industry Referrals (potentially harmful discharges to the public sewer) within 500m of the study site: 0
Database searched and no data found.
Records of Red List Discharge Consents (potentially harmful discharges to controlled waters) within 500m of the study site: 0
Database searched and no data found.
Records of List 1 Dangerous Substances Inventory Sites within 500m of the study site: 0
Database searched and no data found.
Records of List 2 Dangerous Substance Inventory Sites within 500m of the study site: 0
Database searched and no data found.
Records of Part A(2) and Part B Activities and Enforcements within 500m of the study site: 0
Database searched and no data found.
Records of Category 3 or 4 Radioactive Substance Licences within 500m of the study site: 0
Database searched and no data found.
Records of Licensed Discharge Consents within 500m of the study site: 0
Database searched and no data found. Report Reference: CMAPS-CM-201032-21956-150113
Page 9 Records of Planning Hazardous Substance Consents and Enforcements within 500m of the study site: 0
Database searched and no data found.
1.2 Dangerous or Hazardous Sites
Records of COMAH & NIHHS sites within 500m of the study site: 0
Database searched and no data found.
1.3 Environment Agency Recorded Pollution Incidents
Records of National Incidents Recording System, List 2 within 250m of the study site: 0
Database searched and no data found.
Records of National Incidents Recording System, List 1 within 250m of the study site: 0
Database searched and no data found.
1.4 Sites Determined as Contaminated Land under Part IIA EPA 1990
How many records of sites determined as contaminated land under Section 78R of the Environmental Protection Act 1990 are there within 500m of the study site? 0
Database searched and no data found.
Report Reference: CMAPS-CM-201032-21956-150113
Page 10 2. Landfill and Other Waste Sites Map
▲ NW N NE
◄W E►
SW S SE ▼ Landfill & Other Waste Sites Legend Crown Copyright. All Rights Reserved Licence Number: 100035207
Report Reference: CMAPS-CM-201032-21956-150113
Page 11 2. Landfill and Other Waste Sites
2.1 Landfill Sites
Records from Environment Agency landfill data within 1000m of the study site: 0
Database searched and no data found.
Records of operational landfill sites sourced from Landmark within 1000m of the study site: 0
Database searched and no data found.
Records of Environment Agency historic landfill sites within 1500m of the study site: 0
Database searched and no data found.
Records of non-operational landfill sites sourced from Landmark within 1000m of the study site: 0
Database searched and no data found.
Records of BGS/DoE non-operational landfill sites within 1500m of the study site: 0
Database searched and no data found.
Records of Local Authority landfill sites within 1500m of the study site: 0
Database searched and no data found.
2.2 Other Waste Sites
Records of operational waste treatment, transfer or disposal sites within 500m of the study site: 0
Database searched and no data found.
Records of non-operational waste treatment, transfer or disposal sites within 500m of the study site: 0
Database searched and no data found.
Records of Environment Agency licensed waste sites within 1500m of the study site: 1
The following waste treatment, transfer or disposal sites records are represented as points on the Landfill and Other Waste Sites map:
ID Distance Direction NGR Details
Report Reference: CMAPS-CM-201032-21956-150113
Page 12 Not 1314.0 N 364437, Site Address: Diggle Green Farm, Wilton Issue Date: 21/03/2012 shown 396882 Lane, Culchuth, Warrington, Cheshire, Effective Date: - WA3 4BD Modified: - Type: Composting Facility Surrendered Date: - Size: >= 25000 tonnes < 75000 tonnes Expiry Date: - Regis Licence Number: ARM073 Cancelled Date: - EPR reference: EA/EPR/QP3995VG/A001 Status: Issued Operator: A Broster Ltd Site Name: Diggle Green Farm Waste Management licence No: 102217 Composting Facility Annual Tonnage: 34999.0 Correspondence Address: -, -
Report Reference: CMAPS-CM-201032-21956-150113
Page 13 3. Current Land Use Map
▲ NW N NE
◄W E►
SW S SE ▼ Current Land Use Legend Crown Copyright. All Rights Reserved Licence Number: 100035207
Report Reference: CMAPS-CM-201032-21956-150113
Page 14 3. Current Land Uses
3.1 Current Industrial Data
Records of potentially contaminative industrial sites within 250m of the study site: 2
The following records are represented as points on the Current Land Uses map.
ID Distance Direction Company Address Activity Category 1 213.0 NE Electricity Sub Station WA3 Electrical Infrastructure Features and Facilities 2 213.0 N Tank WA3 Tanks (Generic) Industrial Features
3.2 Petrol and Fuel Sites
Records of petrol or fuel sites within 500m of the study site: 0
Database searched and no data found.
3.3 Underground High Pressure Oil and Gas Pipelines
Records of high pressure underground pipelines within 500m of the study site: 0
Database searched and no data found.
Report Reference: CMAPS-CM-201032-21956-150113
Page 15 4. Geology
4.1 Artificial Ground and Made Ground
Database searched and no data found.
The database has been searched on site, including a 50m buffer.
4.2 Superficial Ground and Drift Geology
The database has been searched on site, including a 50m buffer.
Lex Code Description Rock Type TILLD-DMTN TILL, DEVENSIAN DIAMICTON (Derived from the BGS 1:50,000 Digital Geological Map of Great Britain)
4.3 Bedrock and Solid Geology
The database has been searched on site, including a 50m buffer.
LEX Code Description Rock Type WLSF-SDST WILMSLOW SANDSTONE FORMATION SANDSTONE (Derived from the BGS 1:50,000 Digital Geological Map of Great Britain)
For more detailed geological and ground stability data please refer to the “GroundSure GeoInsight”. Available from our website.
Report Reference: CMAPS-CM-201032-21956-150113
Page 16 5a. Hydrogeology - Aquifer Within Superficial Geology
▲ NW N NE
▲ W E▲
SW S SE ▲ Aquifer Within Superficial Geology Legend Crown Copyright. All Rights Reserved Licence Number: 100035207
Report Reference: CMAPS-CM-201032-21956-150113
Page 17 5b. Hydrogeology - Aquifer Within Bedrock Geology and Abstraction Licenses
▲ NW N NE
▲ W E▲
SW S SE ▲ Aquifer Within Bedrock Geology Legend Crown Copyright. All Rights Reserved Licence Number: 100035207
Report Reference: CMAPS-CM-201032-21956-150113
Page 18 5c. Hydrogeology – Source Protection Zones and Potable Water Abstraction Licenses
▲ NW N NE
▲ W E▲
SW S SE ▲ SPZ and Potable Water Abstraction Licenses Crown Copyright. All Rights Reserved Legend Licence Number: 100035207
Report Reference: CMAPS-CM-201032-21956-150113
Page 19 5d. Hydrology – Detailed River Network and River Quality
▲ NW N NE
▲ W E▲
SW S SE ▲ Hydrology Legend Crown Copyright. All Rights Reserved Licence Number: 100035207
Report Reference: CMAPS-CM-201032-21956-150113
Page 20 5.Hydrogeology and Hydrology
5.1 Aquifer within Superficial Deposits
Are there records of productive strata within the superficial geology at or in proximity to the property? Yes
From 1 April 2010, the Environment Agency's Groundwater Protection Policy has been using aquifer designations consistent with the Water Framework Directive. For further details on the designation and interpretation of this information, please refer to the GroundSure Enviroinsight User Guide.
The following aquifer records are shown on the Aquifer within Superficial Geology Map (5a):
ID Distance [m] Direction Designation Description 3 0.0 On Site Unproductive These are rock layers or drift deposits with low permeability that have negligible significance for water supply or river base flow 4 495.0 E Unproductive These are rock layers or drift deposits with low permeability that have negligible significance for water supply or river base flow
5.2 Aquifer within Bedrock Deposits
Are there records of productive strata within the bedrock geology at or in proximity to the property? Yes
From 1 April 2010, the Environment Agency's Groundwater Protection Policy has been using aquifer designations consistent with the Water Framework Directive. For further details on the designation and interpretation of this information, please refer to the GroundSure Enviroinsight User Guide.
The following aquifer records are shown on the Aquifer within Bedrock Geology Map (5b):
ID Distance [m] Direction Designation Description 1 0.0 On Site Principal Geology of high intergranular and/or fracture permeability, usually providing a high level of water storage and may support water supply/river base flow on a strategic scale. Generally principal aquifers were previously major aquifers 2 495.0 E Principal Geology of high intergranular and/or fracture permeability, usually providing a high level of water storage and may support water supply/river base flow on a strategic scale. Generally principal aquifers were previously major aquifers
5.3 Groundwater Abstraction Licences
Are there any Groundwater Abstraction Licences within 2000m of the study site? Yes
The following Abstraction Licences records are represented as points, lines and regions on the Aquifer within Bedrock Geology Map (5b):
ID Distance Direction NGR Details 5A 169.0 N 364550, Licence No: 2569016072 Annual Volume (m³): - 395730 Details: Spray Irrigation - Direct Max Daily Volume (m³): - Direct Source: Ground Water - North Original Application No: 7369 West Region Original Start Date: 20/11/1996 Point: "b/h At Leigh Golf Club, Broseley Expiry Date: - La, Culcheth, Warrington" Issue No: 100 Data Type: Point Version Start Date: 20/11/1996 Version End Date:
Report Reference: CMAPS-CM-201032-21956-150113
Page 21 6A 169.0 N 364550, Licence No: 2569016072 Annual Volume (m³): - 395730 Details: "Drinking, Cooking, Sanitary, Max Daily Volume (m³): - Washing, (Small Garden) - Original Application No: 7369 Commercial/Industrial/Public Services" Original Start Date: 20/11/1996 Direct Source: Ground Water - North Expiry Date: - West Region Issue No: 100 Point: "b/h At Leigh Golf Club, Broseley Version Start Date: 20/11/1996 La, Culcheth, Warrington" Version End Date: Data Type: Point 7A 169.0 N 364550, Licence No: 2569016072 Annual Volume (m³): - 395730 Details: Drinking, Cooking, Sanitary, Max Daily Volume (m³): - Washing, (Small Garden) - Original Application No: 7369 Commercial/Industrial/Public Services Original Start Date: 20/11/1996 Direct Source: Ground Water - North Expiry Date: - West Region Issue No: 100 Point: B/h At Leigh Golf Club, Broseley Version Start Date: 20/11/1996 La, Culcheth, Warrington Version End Date: Data Type: Point 8A 169.0 N 364550, Licence No: 2569016072 Annual Volume (m³): - 395730 Details: Spray Irrigation - Direct Max Daily Volume (m³): - Direct Source: Ground Water - North Original Application No: 7369 West Region Original Start Date: 20/11/1996 Point: B/h At Leigh Golf Club, Broseley Expiry Date: - La, Culcheth, Warrington Issue No: 101 Data Type: Point Version Start Date: 20/7/2004 Version End Date: 9A 169.0 N 364550, Licence No: 2569016072 Annual Volume (m³): 9000 395730 Details: Spray Irrigation - Direct Max Daily Volume (m³): 70 Direct Source: Ground Water - North Original Application No: 7369 West Region Original Start Date: 20/11/1996 Point: Borehole At Leigh Golf Club Expiry Date: - Broseley Lane Culcheth Issue No: 101 Data Type: Point Version Start Date: 20/7/2004 Version End Date: 10 190.0 N 364465, Licence No: 2569016072 Annual Volume (m³): 9000 395756 Details: Spray Irrigation - Direct Max Daily Volume (m³): 120 Direct Source: Ground Water - North Original Application No: 7369 West Region Original Start Date: 20/11/1996 Point: Borehole At Leigh Golf Club Expiry Date: - Broseley Lane Culcheth Issue No: 102 Data Type: Point Version Start Date: 21/8/2007 Version End Date: Not 1021.0 S Licence No: 2569023003 Annual Volume (m³): 2495754 shown Details: Potable Water Supply - Direct Max Daily Volume (m³): 6819 Direct Source: Ground Water - North Original Application No: 1542 West Region Original Start Date: 18/2/1966 Point: Boreholes X 2 At Croft Pumping Expiry Date: - Station Warrington Issue No: 100 Data Type: Point Version Start Date: 13/4/1970 Version End Date: Not 1021.0 S Licence No: 2569023003 Annual Volume (m³): - shown Details: Potable Water Supply - Direct Max Daily Volume (m³): - Direct Source: Ground Water - North Original Application No: 1542 West Region Original Start Date: 18/2/1966 Point: "boreholes (2) At Croft P.s., Expiry Date: - Warrington" Issue No: 100 Data Type: Point Version Start Date: 13/4/1970 Version End Date: Not 1021.0 S Licence No: 2569023003 Annual Volume (m³): - shown Details: Potable Water Supply - Direct Max Daily Volume (m³): - Direct Source: Ground Water - North Original Application No: 1542 West Region Original Start Date: 18/2/1966 Point: Boreholes (2) At Croft P.s., Expiry Date: - Warrington Issue No: 100 Data Type: Point Version Start Date: 13/4/1970 Version End Date: Not 1615.0 W Licence No: 2569023005 Annual Volume (m³): - shown Details: Potable Water Supply - Direct Max Daily Volume (m³): - Direct Source: Ground Water - North Original Application No: 2183 West Region Original Start Date: 2/11/1966 Point: "boreholes (2) At Kenyon, Expiry Date: - Golborne" Issue No: 100 Data Type: Point Version Start Date: 13/6/1973 Version End Date:
Report Reference: CMAPS-CM-201032-21956-150113
Page 22 Not 1615.0 W Licence No: 2569023005 Annual Volume (m³): 1659290 shown Details: Potable Water Supply - Direct Max Daily Volume (m³): 4546 Direct Source: Ground Water - North Original Application No: 2183 West Region Original Start Date: 2/11/1966 Point: Boreholes (2) At Kenyon, Golborne Expiry Date: - Data Type: Point Issue No: 100 Version Start Date: 13/6/1973 Version End Date: Not 1856.0 N Licence No: 2569016049 Annual Volume (m³): - shown Details: Potable Water Supply - Direct Max Daily Volume (m³): - Direct Source: Ground Water - North Original Application No: 752 West Region Original Start Date: 23/1/1973 Point: "borehole (landside) At Leigh, Expiry Date: - Lancs" Issue No: 100 Data Type: Point Version Start Date: 22/2/1974 Version End Date: Not 1856.0 N Licence No: 2569016049 Annual Volume (m³): 2500355 shown Details: Potable Water Supply - Direct Max Daily Volume (m³): 9092 Direct Source: Ground Water - North Original Application No: 0752 West Region Original Start Date: 23/1/1973 Point: Borehole (landside) At Leigh, Expiry Date: - Lancs Issue No: 100 Data Type: Point Version Start Date: 22/2/1974 Version End Date: Not 1926.0 N Licence No: 2569016039 Annual Volume (m³): 2500355 shown Details: Potable Water Supply - Direct Max Daily Volume (m³): 9092 Direct Source: Ground Water - North Original Application No: 0747 West Region Original Start Date: 8/3/1966 Point: Borehole Pocket Nook Number 2 Expiry Date: - Golborne Urban District Issue No: 100 Data Type: Point Version Start Date: 8/3/1966 Version End Date: Not 1926.0 N Licence No: 2569016039 Annual Volume (m³): - shown Details: Potable Water Supply - Direct Max Daily Volume (m³): - Direct Source: Ground Water - North Original Application No: 0747 West Region Original Start Date: 8/3/1966 Point: Bh Pocket Nook No. 2 In The Expiry Date: - Golborne Urban District Issue No: 100 Data Type: Point Version Start Date: 8/3/1966 Version End Date:
5.4 Surface Water Abstraction Licences
Are there any Surface Water Abstraction Licences within 2000m of the study site? No
Database searched and no data found.
5.5 Potable Water Abstraction Licences
Are there any Potable Water Abstraction Licences within 2000m of the study site? Yes
The following Potable Water Abstraction Licences records are represented as points, lines and regions on the SPZ and Potable Water Abstraction Licences Map (5c):
ID Distance Direction NGR Details 2A 169.0 N 364550, Licence No: 2569016072 Annual Volume (m³): - 395730 Details: Drinking, Cooking, Sanitary, Max Daily Volume (m³): - Washing, (Small Garden) - Original Application No: 7369 Commercial/Industrial/Public Services Original Start Date: 20/11/1996 Direct Source: Ground Water - North West Expiry Date: - Region Issue No: 100 Point: B/h At Leigh Golf Club, Broseley La, Version Start Date: Culcheth, Warrington Version End Date: Data Type: Point
Report Reference: CMAPS-CM-201032-21956-150113
Page 23 3A 169.0 N 364550, Licence No: 2569016072 Annual Volume (m³): - 395730 Details: "Drinking, Cooking, Sanitary, Max Daily Volume (m³): - Washing, (Small Garden) - Original Application No: 7369 Commercial/Industrial/Public Services" Original Start Date: 20/11/1996 Direct Source: Ground Water - North West Expiry Date: - Region Issue No: 100 Point: "b/h At Leigh Golf Club, Broseley La, Version Start Date: Culcheth, Warrington" Version End Date: Data Type: Point Not 1021.0 S 364400, Licence No: 2569023003 Annual Volume (m³): 2495754 shown 394500 Details: Potable Water Supply - Direct Max Daily Volume (m³): 6819 Direct Source: Ground Water - North West Original Application No: 1542 Region Original Start Date: 18/2/1966 Point: Boreholes X 2 At Croft Pumping Expiry Date: - Station Warrington Issue No: 100 Data Type: Point Version Start Date: Version End Date: Not 1021.0 S 364400, Licence No: 2569023003 Annual Volume (m³): - shown 394500 Details: Potable Water Supply - Direct Max Daily Volume (m³): - Direct Source: Ground Water - North West Original Application No: 1542 Region Original Start Date: 18/2/1966 Point: Boreholes (2) At Croft P.s., Expiry Date: - Warrington Issue No: 100 Data Type: Point Version Start Date: Version End Date: Not 1021.0 S 364400, Licence No: 2569023003 Annual Volume (m³): - shown 394500 Details: Potable Water Supply - Direct Max Daily Volume (m³): - Direct Source: Ground Water - North West Original Application No: 1542 Region Original Start Date: 18/2/1966 Point: "boreholes (2) At Croft P.s., Expiry Date: - Warrington" Issue No: 100 Data Type: Point Version Start Date: Version End Date: Not 1615.0 W 362900, Licence No: 2569023005 Annual Volume (m³): 1659290 shown 395100 Details: Potable Water Supply - Direct Max Daily Volume (m³): 4546 Direct Source: Ground Water - North West Original Application No: 2183 Region Original Start Date: 2/11/1966 Point: Boreholes (2) At Kenyon, Golborne Expiry Date: - Data Type: Point Issue No: 100 Version Start Date: Version End Date: Not 1615.0 W 362900, Licence No: 2569023005 Annual Volume (m³): - shown 395100 Details: Potable Water Supply - Direct Max Daily Volume (m³): - Direct Source: Ground Water - North West Original Application No: 2183 Region Original Start Date: 2/11/1966 Point: "boreholes (2) At Kenyon, Golborne" Expiry Date: - Data Type: Point Issue No: 100 Version Start Date: Version End Date: Not 1856.0 N 364800, Licence No: 2569016049 Annual Volume (m³): 2500355 shown 397400 Details: Potable Water Supply - Direct Max Daily Volume (m³): 9092 Direct Source: Ground Water - North West Original Application No: 0752 Region Original Start Date: 23/1/1973 Point: Borehole (landside) At Leigh, Lancs Expiry Date: - Data Type: Point Issue No: 100 Version Start Date: Version End Date: Not 1856.0 N 364800, Licence No: 2569016049 Annual Volume (m³): - shown 397400 Details: Potable Water Supply - Direct Max Daily Volume (m³): - Direct Source: Ground Water - North West Original Application No: 752 Region Original Start Date: 23/1/1973 Point: "borehole (landside) At Leigh, Lancs" Expiry Date: - Data Type: Point Issue No: 100 Version Start Date: Version End Date: Not 1926.0 N 363900, Licence No: 2569016039 Annual Volume (m³): 2500355 shown 397400 Details: Potable Water Supply - Direct Max Daily Volume (m³): 9092 Direct Source: Ground Water - North West Original Application No: 0747 Region Original Start Date: 8/3/1966 Point: Borehole Pocket Nook Number 2 Expiry Date: - Golborne Urban District Issue No: 100 Data Type: Point Version Start Date: Version End Date: Not 1926.0 N 363900, Licence No: 2569016039 Annual Volume (m³): - shown 397400 Details: Potable Water Supply - Direct Max Daily Volume (m³): - Direct Source: Ground Water - North West Original Application No: 0747 Region Original Start Date: 8/3/1966 Point: Bh Pocket Nook No. 2 In The Expiry Date: - Golborne Urban District Issue No: 100 Data Type: Point Version Start Date: Version End Date: Report Reference: CMAPS-CM-201032-21956-150113
Page 24 5.6 Source Protection Zones
Are there any Source Protection Zones within 500m of the study site? Yes
The following Source Protection Zones records are represented on the SPZ and Potable Water Abstraction Map (5c):
ID Distance Direction Type Description 1 0.0 On Site 3 Total Catchment
5.7 River Quality
Is there any Environment Agency information on river quality within 1500m of the study site? No
Biological Quality:
Database searched and no data found.
Chemical Quality:
Database searched and no data found.
5.8 Detailed River Network
Are there any Detailed River Network entries within 500m of the study site? Yes
The following Detailed River Network records are represented on the Hydrology Map (5d):
ID Distance Direction Details 1 115.0 SE River Name: - River Type: Extended Culvert (greater than 50m) Water Course Name: Wellfield Wood Catchment: - (unnamed) Drain: NO Welsh River Name: - Main River Status: Currently Undefined Alternative Name: - 2 294.0 NW River Name: - River Type: Tertiary River Water Course Name: - Catchment: - Welsh River Name: - Drain: NO Alternative Name: - Main River Status: Currently Undefined 3 413.0 NE River Name: - River Type: Tertiary River Water Course Name: - Catchment: - Welsh River Name: - Drain: NO Alternative Name: - Main River Status: Currently Undefined 4 435.0 E River Name: - River Type: Tertiary River Water Course Name: Wellfield Wood Catchment: - (unnamed) Drain: NO Welsh River Name: - Main River Status: Currently Undefined Alternative Name: - 5 472.0 N River Name: - River Type: Tertiary River Water Course Name: JIBCROFT BROOK Catchment: - Welsh River Name: - Drain: NO Alternative Name: - Main River Status: Currently Undefined
5.9 Surface Water Features
Report Reference: CMAPS-CM-201032-21956-150113
Page 25 Are there any surface water features within 250m of the study site? Yes
The following surface water records are not represented on mapping:
Distance to Surface Water (m) on-site 0-50 51-250 Surface water features within 250m of the study site No No Yes
Report Reference: CMAPS-CM-201032-21956-150113
Page 26 6. Environment Agency Flood Map
NW ▲ NE N
◄W E►
S SW SE ▼
Environment Agency Flood Legend Crown Copyright. All Rights Reserved Licence Number: 100035207
Report Reference: CMAPS-CM-201032-21956-150113
Page 27 6. Flooding
6.1 Zone 2 Flooding
Zone 2 floodplain estimates the annual probability of flooding as one in one thousand (0.1%) or greater from rivers and the sea but less than 1% from rivers or 0.5% from the sea. Alternatively, where information is available they may show the highest known flood level.
Is the site within 250m of an Environment Agency indicative Zone 2 floodplain? No
Database searched and no data found.
6.2 Zone 3 Flooding
Zone 3 estimates the annual probability of flooding as one in one hundred (1%) or greater from rivers and a one in two hundred (0.5%) or greater from the sea. Alternatively, where information is available they may show the highest known flood level.
Is the site within 250m of an Environment Agency indicative Zone 3 floodplain? No
Database searched and no data found.
6.3 Flood Defences
Are there any Flood Defences within 250m of the study site? No
6.4 Areas benefiting from Flood Defences
Are there any areas benefiting from Flood Defences within 250m of the study site? No
6.5 Areas used for Flood Storage
Are there any areas used for Flood Storage within 250m of the study site? No
6.6 Groundwater Flooding Susceptibility Areas
Are there any British Geological Survey groundwater flooding susceptibility flood areas within 50m of the boundary of the study site? Yes
What is the highest susceptibility to groundwater flooding in the search area based on the underlying geological conditions? Very Low
Report Reference: CMAPS-CM-201032-21956-150113
Page 28 6.7 Groundwater Flooding Confidence Areas
What is the British Geological Survey confidence rating in this result? Low
Notes:
Groundwater flooding is defined as the emergence of groundwater at the ground surface or the rising of groundwater into man-made ground under conditions where the normal range of groundwater levels is exceeded.
The confidence rating is on a threefold scale - Low, Moderate and High. This provides a relative indication of the BGS confidence in the accuracy of the susceptibility result for groundwater flooding. This is based on the amount and precision of the information used in the assessment. In areas with a relatively lower level of confidence the susceptibility result should be treated with more caution. In other areas with higher levels of confidence the susceptibility result can be used with more confidence.
Report Reference: CMAPS-CM-201032-21956-150113
Page 29 7.Designated Environmentally Sensitive Sites Map
▲ NW NE N
◄W E►
S SW SE ▼
Designated Environmentally Sensitive Crown Copyright. All Rights Reserved Sites Legend Licence Number: 100035207
Report Reference: CMAPS-CM-201032-21956-150113
Page 30 7.Designated Environmentally Sensitive Sites
Presence of Designated Environmentally Sensitive Sites within 2000m of the study site? Yes
Records of Sites of Special Scientific Interest (SSSI) within 2000m of the study site: 0
Database searched and no data found.
Records of National Nature Reserves (NNR) within 2000m of the study site: 0
Database searched and no data found.
Records of Special Areas of Conservation (SAC) within 2000m of the study site: 0
Database searched and no data found.
Records of Special Protection Areas (SPA) within 2000m of the study site: 0
Database searched and no data found.
Records of Ramsar sites within 2000m of the study site: 0
Database searched and no data found.
Records of Local Nature Reserves (LNR) within 2000m of the study site: 0
Database searched and no data found.
Records of World Heritage Sites within 2000m of the study site: 0
Database searched and no data found.
Records of Environmentally Sensitive Areas within 2000m of the study site: 0
Database searched and no data found.
Records of Areas of Outstanding Natural Beauty (AONB) within 2000m of the study site: 0
Database searched and no data found.
Records of National Parks (NP) within 2000m of the study site: 0
Database searched and no data found.
Report Reference: CMAPS-CM-201032-21956-150113
Page 31 Records of Nitrate Sensitive Areas within 2000m of the study site: 0
Database searched and no data found.
Records of Nitrate Vulnerable Zones within 2000m of the study site: 1
The following Nitrate Vulnerable Zone records produced by DEFRA are represented as polygons on the Designated Environmentally Sensitive Sites Map:
ID Distance Direction NVZ Type Data Source 1 0.0 On Site NVZ Area DEFRA
Records of Ancient Woodland within 2000m of the study site: 0
Database searched and no data found.
Report Reference: CMAPS-CM-201032-21956-150113
Page 32 8. Natural Hazards Findings
8.1 Detailed BGS GeoSure Data
BGS GeoSure Data has been searched to 50m. The data is included in tabular format. If you require further information on geology and ground stability, please obtain a GroundSure GeoInsight, available from our website. The following information has been found:
8.1.1 Shrink Swell
What is the maximum Shrink-Swell* hazard rating identified on the study site? Very Low
The following natural subsidence information provided by the British Geological Survey is not represented on mapping:
Hazard Ground conditions predominantly low plasticity. No special actions required to avoid problems due to shrink-swell clays. No special ground investigation required, and increased construction costs or increased financial risks are unlikely due to potential problems with shrink-swell clays.
8.1.2 Landslides
What is the maximum Landslide* hazard rating identified on the study site? Very Low
The following natural subsidence information provided by the British Geological Survey is not represented on mapping:
Hazard Slope instability problems are unlikely to be present. No special actions required to avoid problems due to landslides. No special ground investigation required, and increased construction costs or increased financial risks are unlikely due to potential problems with landslides.
8.1.3 Soluble Rocks
What is the maximum Soluble Rocks* hazard rating identified on the study site? Null - Negligible
Soluble rocks are not present in the search area. No special actions required to avoid problems due to soluble rocks. No special ground investigation required, and increased construction costs or increased financial risks are unlikely due to potential problems with soluble rocks.
8.1.4 Compressible Ground
What is the maximum Compressible Ground* hazard rating identified on the study site? Negligible
The following natural subsidence information provided by the British Geological Survey is not represented on mapping:
Hazard No indicators for compressible deposits identified. No special actions required to avoid problems due to compressible deposits. No special ground investigation required, and increased construction costs or increased financial risks are unlikely due to potential problems with compressible deposits.
Report Reference: CMAPS-CM-201032-21956-150113
Page 33 8.1.5 Collapsible Rocks
What is the maximum Collapsible Rocks* hazard rating identified on the study site? Very Low
The following natural subsidence information provided by the British Geological Survey is not represented on mapping:
Hazard Deposits with potential to collapse when loaded and saturated are unlikely to be present. No special ground investigation required or increased construction costs or increased financial risk due to potential problems with collapsible deposits.
8.1.6Running Sand
What is the maximum Running Sand* hazard rating identified on the study site? Very Low
The following natural subsidence information provided by the British Geological Survey is not represented on mapping:
Hazard Very low potential for running sand problems if water table rises or if sandy strata are exposed to water. No special actions required, to avoid problems due to running sand. No special ground investigation required, and increased construction costs or increased financial risks are unlikely due to potential problems with running sand.
* This indicates an automatically generated 50m buffer and site.
Report Reference: CMAPS-CM-201032-21956-150113
Page 34 9.Mining
9.1 Coal Mining
Are there any coal mining areas within 75m of the study site? Yes
The following coal mining information provided by the Coal Authority is not represented on Mapping:
Distance Direction Details 0.0 On Site The study site is located within the specified search distance of an identified mining area. Further details concerning this can be obtained from the Coal Authority Helpline on 0845 762 6848.
9.2 Shallow Mining
What is the subsidence hazard relating to shallow mining on-site*? Negligible
*Please note this data is searched with a 150m buffer.
9.3 Brine Affected Areas
Are there any brine affected areas within 75m of the study site? No
Database searched and no data found.
Report Reference: CMAPS-CM-201032-21956-150113
Page 35 10.Contacts
CENTREMAPS Telephone: 01886 832972 [email protected] CENTREMAPS, Brockamin House, Leigh, Worcester, London, WR6 5JU
Directors: M C Walker, MInst C.E.S., C M Walker, S J Hawkins BSc (Hons), S E Stewart BSc (Hons) Registered No. 1890261 Registered in England and Wales Registered Company: Laser Surveys Limited Brockamin House, Leigh, Worcester, WR6 5JU. British Geological Survey (England & Wales) Kingsley Dunham Centre Keyworth, Nottingham NG12 5GG Tel: 0115 936 3143. Fax: 0115 936 3276. Email: [email protected] Web: www.bgs.ac.uk BGS Geological Hazards Reports and general geological enquiries Environment Agency National Customer Contact Centre PO Box 544 Rotherham S60 1BY Tel: 08708 506 506 Web: www.environment-agency.gov.uk Email: [email protected] Health Protection Agency Chilton, Didcot, Oxon, OX11 0RQ Tel: 01235 822622 www.hpa.org.uk/radiation Radon measures and general radon information and guidance
The Coal Authority 200 Lichfield Lane, Mansfield, Notts NG18 4RG Tel: 0845 762 6848 DX 716176 Mansfield 5 Web: www.groundstability.com
Ordnance Survey Romsey Road Southampton SO16 4GU Tel: 08456 050505 Local Authority Authority: Warrington Borough Council Phone: 01925 444400 Web: www.warrington.gov.uk Address: Town Hall, Warrington, WA1 1UH Get Mapping PLC Virginia Villas, High Street, Hartley Witney, Hampshire RG27 8NW Tel: 01252 845444 Acknowledgements This product includes map data licensed from Landmark Information Group Limited®. © Crown Copyright 2003 and Landmark Information Group Limited® 2003. All Rights Reserved.
Site of Special Scientific Interest, National Nature Reserve, Ramsar Site, Special Protection Area, Special Area of Conservation data is provided by, and used with the permission of, English Nature who retain the Copyright and Intellectual Property Rights for the data.
Report Reference: CMAPS-CM-201032-21956-150113
Page 36 PointX © Database Right/Copyright, Thomson Directories Limited © Copyright Link Interchange Network Limited © Database Right/Copyright and Ordnance Survey © Crown Copyright and/or Database Right. All Rights Reserved. Licence Number [03421028]. This report has been prepared in accordance with the GroundSure Ltd standard Terms and Conditions of business for work of this nature.
Report Reference: CMAPS-CM-201032-21956-150113
Page 37 Standard Terms and Conditions 1 Definitions In these conditions unless the context otherwise requires: “Beneficiary” means the Client or the customer of the Client for whom the Client has procured the Services. “Commercial” means any building which is not Residential. “Commission" means an order for Consultancy Services submitted by a Client. “Consultancy Services” mean consultancy services provided by GroundSure including, without limitation, carrying out interpretation of third party and in-house environmental data, provision of environmental consultancy advice, undertaking environmental audits and assessments, Site investigation, Site monitoring and related items. “Contract” means the contract between GroundSure and the Client for the performance of the Services which arises upon GroundSure's acceptance of an Order or Commission and which shall incorporate these conditions, the relevant GroundSure User Guide, proposal by GroundSure and the content of any subsequent report, and any agreed amendments in accordance with clause 11. “Client” means the party that submits an Order or Commission. “Data Provider” means any third party providing Third Party Content to GroundSure. “Data Report” means reports comprising factual data with no professional interpretation in respect of the level of likely risk and/or liability available from GroundSure. “GroundSure” means GroundSure Limited, a company registered in England and Wales under number 03421028 and whose registered office is at Greater London House, Hampstead Road, London NW1 7EJ. “GroundSure Materials” means all materials prepared by GroundSure as a result of the provision of the Services, including but not limited to Data Reports, Mapping and Risk Screening Reports. “Intellectual Property” means any patent, copyright, design rights, service marks, moral rights, data protection rights, know-how, trade mark or any other intellectual property rights. “Mapping” an historical map or a combination of historical maps of various ages, time periods and scales available from GroundSure. “Order” means an order form submitted by the Client requiring Services from GroundSure in respect of a specified Site. “Order Website” means online platform via which Orders may be placed. “Report” means a Risk Screening Report or Data Report for commercial or residential property available from GroundSure relating to the Site prepared in accordance with the specifications set out in the relevant User Guide. “Residential” means any building used as or suitable for use as an individual dwelling. “Risk Screening Report” means one of GroundSure’s risk screening reports, comprising factual data with interpretation in respect of the level of likely risk and/or liability, excluding “Consultancy Services”. “Services” means the provision of any Report, Mapping or Consultancy Services which GroundSure has agreed to carry out for the Client/Beneficiary on these terms and conditions in respect of the Site. "Site" means the landsite in respect of which GroundSure provides the Services. “Third Party Content” means any data, database or other information contained in a Report or Mapping which is provided to GroundSure by a Data Provider. "User Guide" means the relevant current version of the user guide, available upon request from GroundSure.
2 Scope of Services 2.1 GroundSure agrees to carry out the Services in accordance with the Contract and to the extent set out therein. 2.2 GroundSure shall exercise all the reasonable skill, care and diligence to be expected of experienced environmental consultants in the performance of the Services. 2.3 The Client acknowledges that it has not relied on any statement or representation made by or on behalf of GroundSure which is not set out and expressly agreed in the Contract. 2.4 Terms and conditions appearing on a Client’s order form, printed stationery or other communication, including invoices, to GroundSure, its employees, servants, agents or other representatives or any terms implied by custom, practice or course of dealing shall be of no effect and these terms and conditions shall prevail over all others. 2.5 If a Client/Beneficiary requests insurance in conjunction with or as a result of the Services, GroundSure shall use reasonable endeavours to procure such insurance, but makes no warranty that such insurance shall be available from insurers or offered on reasonable terms. GroundSure does not endorse or recommend any particular insurance product, policy or insurer. Any insurance purchased shall be subject solely to the terms of the policy issued by insurers and GroundSure will have no liability therefor. The Client/Beneficiary should take independent advice to ensure that the insurance policy requested and/or offered is suitable for its requirements. 2.6 GroundSure's quotations/proposals are valid for a period of 30 days only. GroundSure reserves the right to withdraw any quotation at any time before GroundSure accepts an Order or Commission. GroundSure's acceptance of an Order or Commission shall be effective only where such acceptance is in writing and signed by GroundSure's authorised representative or where accepted via GroundSure’s Order Website.
3 The Client’s obligations 3.1 The Client shall ensure the Beneficiary complies with and is bound by the terms and conditions set out in the Contract and shall provide that Groundsure may in its own right enforce such terms and conditions against the Beneficiary pursuant to the Contracts (Rights of Third parties) Act 1999. The Client shall be liable for all breaches of the Contract by the Beneficiary as if they were breaches by the Client. The Client shall be solely responsible for ensuring that the Report/Mapping ordered is appropriate and suitable for the Beneficiary’s needs. 3.2 The Client shall (or shall procure that the Beneficiary shall) supply to GroundSure as soon as practicable and without charge all information necessary and accurate relevant data including any specific and/or unusual environmental information relating to the Site known to the Client/Beneficiary which may pertain to the Services and shall give such assistance as GroundSure shall reasonably require in the performance of the Services (including, without limitation, access to a Site, facilities and equipment as agreed in the Contract). 3.3 Where Client/Beneficiary approval or decision is required, such approval or decision shall be given or procured in reasonable time as not to delay or disrupt the performance of any other part of the Services. 3.4 The Client shall not and shall not knowingly permit the Beneficiary to, save as expressly permitted by these terms and conditions, re-sell, alter, add to, amend or use out of context the content of any Report, Mapping or, in respect of any Services, information given by GroundSure. For the avoidance of doubt, the Client and Beneficiary may make the Report, Mapping or GroundSure’s findings available to a third party who is considering acquiring the whole or part of the Site, or providing funding in relation to the Site, but such third party cannot rely on the same unless expressly permitted under clause 4. 3.5 The Client is responsible for maintaining the confidentiality of its user name and password if using GroundSure’s internet ordering service and accepts responsibility for all activity that occurs under such account and password.
4 Reliance 4.1 Upon full payment of all relevant fees and subject to the provisions of these terms and conditions, the Client and Beneficiary are granted an irrevocable royalty-free licence to access the information contained in a Report, Mapping or in a report prepared by GroundSure in respect of or arising out of Consultancy Services. The Services may only be used for the benefit of the Client and those persons listed in clauses 4.2 and 4.3. 4.2 In relation to Data Reports, Mapping and Risk Screening Reports, the Client shall be entitled to make Reports available to (i) the Beneficiary, (ii) the Beneficiary's professional advisers, (iii) any person providing funding to the Beneficiary in relation to the Site (whether directly or as part of a lending syndicate), (iv) the first purchaser or first tenant of the Site (v) the professional advisers and lenders of the first purchaser or tenant of the Site. Accordingly GroundSure shall have the same duties and obligations to those persons in respect of the Services as it has to the Client and those persons shall have the benefit of any of the Client's rights under the Contract as if those persons were parties to the Contract. For the avoidance of doubt, the limitations of GroundSure's liability as set out in clauses 7 and 11.6 shall apply. 4.3 In relation to Consultancy Services, reliance shall be limited to the Client, Beneficiary and named parties on the Report. 4.4 Save as set out in clauses 4.2 and 4.3 and unless otherwise agreed in writing with GroundSure, any other party considering the information supplied by GroundSure as part of the Services, including (but not limited to) insurance underwriters, does so at their own risk and GroundSure has no legal obligations to such party unless otherwise agreed in writing. 4.5 The Client shall not and shall not knowingly permit any person (including the Beneficiary) who is provided with a copy of any Report, (except as permitted herein or by separate agreement with GroundSure) to,: (a) remove, suppress or modify any trade mark, copyright or other proprietary marking from the Report or Mapping; (b) create any product which is derived directly or indirectly from the data contained in the Report or Mapping; (c) combine the Report or Mapping with, or incorporate the Report or Mapping into any other information data or service; or (d) re-format or otherwise change (whether by modification, addition or enhancement) data or images contained in the Report or Mapping. 4.6 Notwithstanding clause 4.5, if the Client acts in a professional capacity, it may make reasonable use of a Report and/or findings made as a result of Consultancy Services to advise Beneficiaries. However, GroundSure shall have no liability in respect of any opinion or report given to such Beneficiaries by the Client or a third party.
5 Fees and Disbursements 5.1 GroundSure shall charge the Client fees at the rate and frequency specified in the Contract together, in the case of Consultancy Services, with all proper disbursements incurred by GroundSure in performing the Services. For the avoidance of doubt, the fees payable for the Services are as set out in GroundSure's written proposal, Order Website or Order acknowledgement form. The Client shall in addition pay all value added tax or other tax payable on such fees and disbursements in relation to the provision of the Services. 5.2 Unless GroundSure requires prepayment, the Client shall promptly pay all fees disbursements and other monies due to GroundSure in full without deduction, counterclaim or set off together with such value added tax or other tax as may be required within 30 days from the date of GroundSure’s invoice or such other period as may be agreed in writing between GroundSure and the Client ("Payment Date"). GroundSure reserves the right to charge interest which shall accrue on a daily basis from 30 days after the date of Payment Date until the date of payment (whether before or after judgment) at the rate of five per cent per annum above the Bank of England base rate from time to time. 5.3 In the event that the Client disputes the amount payable in respect of GroundSure’s invoice it shall notify GroundSure no later than 28 days after the date thereof that it is in dispute. In default of such notification the Client shall be deemed to have agreed the amount thereof. As soon as reasonably practicable following receipt of a notification in respect of any disputed invoice, a member of the management team at GroundSure shall contact the Client and the parties shall use all reasonable endeavours to resolve the dispute.
6 Intellectual Property and Confidentiality 6.1 Subject to the provisions of clause 4.1, the Client and the Beneficiary hereby acknowledge that all Intellectual Property in the Services and Content are and shall remain owned by either GroundSure or the Data Providers and nothing in these terms purports to transfer or assign any rights to the Client or the Beneficiary in respect of the Intellectual Property. 6.2 The Client shall acknowledge the ownership of the Third Party Content where such Third Party Content is incorporated or used in the Client's own documents, reports, systems or services whether or not these are supplied to a third party. 6.3 Data Providers may enforce any breach of clauses 6.1 and 6.2 against the Client or Beneficiary. 6.4 The Client acknowledges that the proprietary rights subsisting in copyright, database rights and any other intellectual property rights in respect of any data and information contained in any Report are and shall remain (subject to clause 11.1) the property of GroundSure and/or any third party that has supplied data or information used to create a Report, and that these conditions do not purport to grant, assign or transfer any such rights in respect thereof to a Client and/or a Beneficiary. 6.5 The Client shall (and shall procure that any recipients of the Report as permitted under clause 4.2 shall): (i) not remove, suppress or modify any trademark, copyright or other proprietary marking belonging to GroundSure or any third party from the Services; (ii) use the information obtained as part of the Services in respect of the subject Site only, and shall not store or reuse any information obtained as part of the Services provided in respect of adjacent or nearby sites; Report Reference: CMAPS-CM-201032-21956-150113
Page 38 (iii) not create any product or report which is derived directly or indirectly from the data contained in the Services (save that those acting in a professional capacity to the Beneficiary may provide advice based upon the Services); (iv) not combine the Services with or incorporate such Services into any other information data or service; and (v) not reformat or otherwise change (whether by modification, addition or enhancement), data contained in the Services (save that those acting in a professional capacity to the Beneficiary shall not be in breach of this clause 6.5(v) where such reformatting is in the normal course of providing advice based upon the Services), in each case of parts (iii) to (v) inclusive, whether or not such product or report is produced for commercial profit or not. 6.6 The Client and/or Beneficiary shall and shall procure that any party to whom the Services are made available shall notify GroundSure of any request or requirement to disclose, publish or disseminate any information contained in the Services in accordance with the Freedom of Information Act 2000, the Environmental Information Regulations 2004 or any associated legislation or regulations in force from time to time. 6.8 Save as otherwise set out in these terms and conditions, any information provided by one party ("Disclosing Party") to the other party ("Receiving Party") shall be treated as confidential and only used for the purposes of these terms and conditions, except in so far as the Receiving Party is authorised by the Disclosing Party to provide such information in whole or in part to a third party.
7 Liability THE CLIENT’S ATTENTION IS DRAWN TO THIS PROVISION 7.1Subject to the provisions of this clause 7, GroundSure shall be liable to the Beneficiary only in relation to any direct losses or damages caused by any negligent act or omission of GroundSure in preparing the GroundSure Materials and provided that the Beneficiary has used all reasonable endeavours to mitigate any such losses. 7.2GroundSure shall not be liable for any other losses or damages incurred by the Beneficiary, including but not limited to: (i) loss of profit, revenue, business or goodwill, losses relating to business interruption, loss of anticipated savings, loss of or corruption to data or for any special, indirect or consequential loss or damage which arise out of or in connection with the GroundSure Materials or otherwise in relation to a Contract; (ii) any losses or damages that arise as a result of the use of all or part of the GroundSure Materials in breach of these terms and conditions or contrary to the terms of the relevant User Guide; (iii) any losses or damages that arise as a result of any error, omission or inaccuracy in any part of the GroundSure Materials where such part is based on any Third Party Content or any reasonable interpretation of Third Party Content. The Client accepts, and shall procure that any other Beneficiary shall accept, that it has no claim or recourse to any Data Provider in relation to Third Party Content; and/or (iv) any loss or damage to a Client’s computer, software, modem, telephone or other property caused by a delay or loss of use of GroundSure’s internet ordering service. 7.3 GroudSure’s total liability in contract, tort (including negligence or breach of statutory duty), misrepresentation, restitution or otherwise, arising in connection with the GroundSure Materials or otherwise in relation to the Contract shall be limited to £10 million in total (i) for any one claim or (ii) for a series of connected claims brought by one or more parties. 7.4 For the duration of the liability periods set out in clauses 7.5 and 7.6 below, GroundSure shall maintain professional indemnity insurance in respect of its liability under these terms and conditions provided such insurance is readily available at commercially viable rates. GroundSure shall produce evidence of such insurance if reasonably requested by the Client. A level of cover greater than GroundSure’s current level of cover may be available upon request and agreement with the Client. 7.5 Any claim under the Contract in relation to Data Reports, Mapping and Risk Screening Reports, must be brought within six years from the date when the Beneficiary became aware that it may have a claim and in no event may a claim be brought twelve years or more after completion of such a Contract. For the avoidance of doubt, any claim in respect of which proceedings are notified to GroundSure in writing prior to the expiry of the time periods referred to in this clause 7.5 shall survive the expiry of those time periods provided the claim is actually commenced within six months of notification. 7.6 Any claim under the Contract in relation to Consultancy Services, must be brought within six years from the date the Consultancy Services were completed. 7.7 he Client accepts and shall procure that any other Beneficiary shall accept that it has no claim or recourse to any Data Provider or to GroundSure in respect of the acts or omissions of any Data Provider and/or any Third Party Content provided by a Data Provider. 7.8 Nothing in these terms and conditions: (i) excludes or limits the liability of GroundSure for death or personal injury caused by GroundSure’s negligence, or for fraudulent misrepresentation; or (ii) shall affect the statutory rights of a consumer under the applicable legislation.
8 GroundSure right to suspend or terminate 8.1 In the event that GroundSure reasonably believes that the Client or Beneficiary as applicable has not provided the information or assistance required to enable the proper performance of the Services, GroundSure shall be entitled on fourteen days written notice to suspend all further performance of the Services until such time as any such deficiency has been made good. 8.2 GroundSure may additionally terminate the Contract immediately on written notice in the event that: (i)the Client shall fail to pay any sum due to GroundSure within 28 days of the Payment Date; or (ii)the Client (being an individual) has a bankruptcy order made against him or (being a company) shall enter into liquidation whether compulsory or voluntary or have an Administration Order made against it or if a Receiver shall be appointed over the whole or any part of its property assets or undertaking or if the Client is struck off the Register of Companies or dissolved; or (iii) the Client being a company is unable to pay its debts within the meaning of Section 123 of the Insolvency Act 1986 or being an individual appears unable to pay his debts within the meaning of Section 268 of the Insolvency Act 1986 or if the Client shall enter into a composition or arrangement with the Client’s creditors or shall suffer distress or execution to be levied on his goods; or (iv)the Client or the Beneficiary breaches any material term of the Contract (including, but not limited to, the obligations in clause 4) incapable of remedy or if remediable, is not remedied within 14 days of notice of the breach.
9 Client’s Right to Terminate and Suspend 9.1 Subject to clause 10.2, the Client may at any time after commencement of the Services by notice in writing to GroundSure require GroundSure to terminate or suspend immediately performance of all or any of the Services. 9.2 The Client waives all and any right of cancellation it may have under the Consumer Protection (Distance Selling) Regulations 2000 (as amended) in respect of the Order of a Report/Mapping. This does not affect the Beneficiary's statutory rights.
10 Consequences of Withdrawal, Termination or Suspension 10.1 Upon termination or any suspension of the Services, GroundSure shall take steps to bring to an end the Services in an orderly manner, vacate any Site with all reasonable speed and shall deliver to the Client/Beneficiary any property of the Client/ Beneficiary in GroundSure’s possession or control. 10.2 In the event of termination/suspension of the Contract under clauses 8 or 9, the Client shall pay to GroundSure all and any fees payable in respect of the performance of the Services up to the date of termination/suspension. In respect of any Consultancy Services provided, the Client shall also pay GroundSure any additional costs incurred in relation to the termination/suspension of the Contract.
11 General 11.1 The mapping contained in the Services is protected by Crown copyright and must not be used for any purpose outside the context of the Services or as specifically provided in these terms. 11.2 GroundSure reserves the right to amend these terms and conditions. No variation to these terms shall be valid unless signed by an authorised representative of GroundSure. 11.3 No failure on the part of GroundSure to exercise and no delay in exercising, any right, power or provision under these terms and conditions shall operate as a waiver thereof. 11.4 Save as expressly provided in clauses 4.2, 4.3, 6.3 and 11.5, no person other than the persons set out therein shall have any right under the Contract (Rights of Third Parties) Act 1999 to enforce any terms of the Contract. 11.5 The Secretary of State for Communities and Local Government acting through Ordnance Survey may enforce breach of clause 6.1 of these terms and conditions against the Client in accordance with the provisions of the Contracts (Rights of Third Parties) Act 1999. 11.6 GroundSure shall not be liable to the Client if the provision of the Services is delayed or prevented by one or more of the following circumstances: (i) the Client or Beneficiary’s failure to provide facilities, access or information; (ii) fire, storm, flood, tempest or epidemic; (iii) Acts of God or the public enemy; (iv) riot, civil commotion or war; (v) strikes, labour disputes or industrial action; (vi) acts or regulations of any governmental or other agency; (vii) suspension or delay of services at public registries by Data Providers; or (viii) changes in law. 11.7 Any notice provided shall be in writing and shall be deemed to be properly given if delivered by hand or sent by first class post, facsimile or by email to the address, facsimile number or email address of the relevant party as may have been notified by each party to the other for such purpose or in the absence of such notification the last known address. 11.8 Such notice shall be deemed to have been received on the day of delivery if delivered by hand, facsimile or email and on the second working day after the day of posting if sent by first class post. 11.9 The Contract constitutes the entire contract between the parties and shall supersede all previous arrangements between the parties. 11.10 Each of the provisions of the Contract is severable and distinct from the others and if one or more provisions is or should become invalid, illegal or unenforceable, the validity and enforceability of the remaining provisions shall not in any way be tainted or impaired. 11.11 These terms and conditions shall be governed by and construed in accordance with English law and any proceedings arising out of or connected with these terms and conditions shall be subject to the exclusive jurisdiction of the English courts. 11.12 If the Client or Beneficiary has a complaint about the Services, notice can be given in any format eg writing, phone, email to the Compliance Officer at GroundSure who will respond in a timely manner. © GroundSure Limited January 2012
Report Reference: CMAPS-CM-201032-21956-150113
Page 39 Phase 1 Land Quality Assessment: Land to the west of Broseley Avenue, Culcheth, Warrington, Page 11 WA3 4NZ
3.3 SITE PHOTOGRAPHS
Photograph 1. Residential property (no.49) adjacent to the southern boundary of Site
Photograph 2. Looking south away from Site
Report Reference: 61191R1 Report Status: Final Phase 1 Land Quality Assessment: Land to the west of Broseley Avenue, Culcheth, Warrington, Page 12 WA3 4NZ
Photograph 3. Current land-cover at the Site (grassed)
Photograph 4. Looking north, with the Site to the left
Report Reference: 61191R1 Report Status: Final Phase 1 Land Quality Assessment: Land to the west of Broseley Avenue, Culcheth, Warrington, Page 13 WA3 4NZ
Photograph 5. Area of land to the north of the Site (golf course evident behind tree line)
Photograph 6. Looking south towards no.49 (Site to right)
Report Reference: 61191R1 Report Status: Final