STAGE 1: DESKTOP STUDY AND PRELIMINARY RISK ASSESSMENT REPORT FOR BARCLAY BEALES LTD, BEESTON ROAD, MILEHAM, KING’S LYNN, PE32 2RS For Barclay Beales Ltd

Your Environment Head Office, Chilgrove Business Centre, Chilgrove Park Road, Chilgrove, Nr Chichester, PO18 9HU Tel: 01243 787150

Report Number: YE3134 Date: June 2017

Kevin Brown [email protected] Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

Name Position Signature Date

Prepared Kevin Brown Geo- June 2017 by: Environmental Engineer

Reviewed Tristan Junior Geo- June 2017 by: Le Butt Environmental Engineer

Colin Approved: Director June 2017 Hiscock

For and on behalf of YourEnvironment

Issue Date Description Prepared Reviewed Approved

00 06.06.2017 Final Report KB TLB CH

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

Contents

1.0 Introduction ...... 1 2.0 Site Location ...... 1 3.0 Site Geology & Geological Hazards ...... 2 4.0 Site Hydrogeology and Hydrology ...... 3 5.0 Site Flood Information ...... 4 6.0 Site Environmental and Industrial Setting ...... 4 7.0 Historical Study ...... 7 8.0 Walkover Survey ...... 8 9.0 Summary of Potential Contaminant Sources ...... 10 10.0 Framework for Assessment of Contamination ...... 10 11.0 Source / Pathway / Receptor ...... 11 12.0 Preliminary Conceptual Site Model and Qualitative Risk Assessment ...... 12 13.0 Proposed Site Investigation ...... 15 14.0 Recommendations ...... 15 15.0 Limitations and Uncertainties...... 15

Appendices

Appendix A – Site Location and Proposed Layout Plan Appendix B – EnviroInsight and GeoInsight Appendix C – Historical Ordnance Survey Maps Appendix D – Site Walkover Photographs

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

1.0 Introduction

YourEnvironment (YE) was instructed by Barclay Beales Ltd (Quote No: Q2763, Dated: May 12th 2017) to produce a Stage 1: Desktop Study and Preliminary Risk Assessment Report for a site at Beeston Road, Mileham, King’s Lynn in Norfolk.

We understand current plans for the redevelopment of the site include:

➢ Construction of a commercial unit for the extension of an existing vehicle spray painting and MOT garage business.

This desk study has been prepared for pre-planning purposes to investigate the potential geo-environmental issues that may be associated with the development of the site.

A site location and proposed playout plan for the site, at the time of issuing this report, can be viewed within Appendix A.

Objectives

The objectives of this Stage 1 report are to:

➢ Establish the environmental setting, including sensitivity in relation to human health, surface water, groundwater and ecological receptors; ➢ Review historical and recent uses to assess the potential for contamination to be present from past and current land-use; ➢ Assess by qualitative means the potential nature and extent of contamination from those uses and the environmental risk and liabilities which may affect the site redevelopment; ➢ Identify the prevalent source-pathway-receptor linkages present on site by means of a Tier 1 contamination risk assessment which incorporates the formulation of a Conceptual Site Model.

Information Sources

During the production of this report the following information sources have been utilised:

➢ Historical Ordnance Survey Maps, EnviroInsight and GeoInsight information obtained from Groundsure (4C Group Ltd). ➢ British Geological Survey Geology of Britain Viewer: (http://mapapps.bgs.ac.uk/geologyofbritain/home.html; accessed May 2017) ➢ Environment Agency ‘What’s in Your Backyard?’ website (http://maps.environment- agency.gov.uk/; accessed May 2017). 2.0 Site Location

The following table outlines the details of the site:

Site address Beeston Road, Mileham, Kings Lynn, PE32 2RS Grid reference 590783, 317572 Total area 0.81 ha Topography The site is situated at approximately 55mAOD. The site slopes gently from east to west with local undulations throughout.

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

Site Layout The site is accessible from Beeston Road via two vehicular entrances. The site contains a number of buildings currently used as a commercial vehicle paint works and a motor vehicle testing station. These buildings are constructed of metal sheeting with concrete bases. The remainder of the site is mainly concrete and hardstanding with some local vegetated areas including trees along the boundaries. The adjacent land is agricultural. Table 1: Site Details 3.0 Site Geology & Geological Hazards

Superficial Ground and Drift Deposits The superficial ground or drift deposits recorded on site comprise Lowestoft Formation Diamicton (chalky till, together with outwash sands and gravels, silts and clays). Undifferentiated River Terrace Deposits are present immediately to the west of the site. Bedrock Geology Underlying the superficial drift deposits is bedrock geology formed of Cretaceous age chalk from the Lewes Nodular Chalk Formation, Seaford Chalk Formation, Newhaven Chalk Formation and Culver Chalk Formations (undifferentiated). Artificial/Made Ground There are no records of artificial/ Made Ground on the site. Natural Hazards On site there is negligible risk from compressible deposits, very low risk from landslides, collapsible deposits, and running sand, and negligible to low risk from ground dissolution and shrink swell clay. Coal Mining There are no coal mining areas identified within 1000m of the site. Non-Coal Mining There is one record of non-coal mining at the site. The GroundSure report notes that ‘Sporadic underground mining of restricted extent may have occurred. Potential for difficult ground conditions are unlikely and localised and are at a level where they need not be considered’. The commodity mined was chalk. Three similar non-coal mining records are identified within 1000m of the site; these are to the west and north-west and are 713m to 990m from the site boundary. The commodity mined in each case was chalk. Faults The 1:10,000 scale geological map for the area does not identify any faults within 500m of the site. Radon The study site is not located within a Radon Affected Area, as less than 1% of properties are above the Action Level. The Groundsure report indicates that no radon protection measures are necessary. Borehole Records There are no borehole records identified within 250m of the site.

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

4.0 Site Hydrogeology and Hydrology

Aquifer within Superficial Geology The aquifer within the superficial geology underlying the site (Lowestoft Formation Diamicton) is designated Secondary (undifferentiated). This classification is assigned where it is not possible to attribute either category A or B to a rock type. In general, these layers have previously been designated as both Minor and Non-Aquifer in different locations due to the variable characteristics of the rock type. Immediately to the west of the site, the aquifer associated with the River Terrace Deposits is designated Secondary A, described as ‘permeable layers capable of supporting water supplies at a local rather than strategic scale, and in some cases forming an important source of base flow to rivers. These are generally aquifers formerly classified as Minor Aquifers. Permeability of Superficial Geology The minimum permeability of the Diamicton is reported to be low and the maximum permeability is reported to be moderate. The flow type is mixed. Immediately to the west of the site, the minimum permeability of the River Terrace Deposits is reported to be high and the maximum permeability is reported to be very high. The flow type is intergranular. Aquifer within Bedrock Geology The aquifer within the bedrock geology is designated Principal. This classification is assigned to aquifers with 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. Permeability of Bedrock Geology The permeability of the bedrock is recorded as very high with the flow type reported to be fracture. Groundwater Abstraction Licences There are fourteen groundwater abstraction licences located within 2000m of the site. Twelve of these are classified as historical. The nearest active license is located 531m south of the site and is identified as being for spray irrigation. Surface Water Abstraction Licences There are no surface water abstraction licences located within 2000m. Potable Water Abstraction Licences There is one potable water abstraction licence located within 2000m. The licence is classified as historical and was located 1864m to the north-west of the site. The abstraction details are provided as Drinking, Cooking, Sanitary, Washing, (Small Garden) - Household. Groundwater Vulnerability and Soil Leaching Potential There are two records provided in the Groundsure report for onsite groundwater vulnerability and soil leaching potential. The first is for a Major Aquifer/Intermediate Leaching Potential (Soil Vulnerability Category I2). This classification refers to ‘soils which can possibly transmit non– or weakly adsorbed pollutants and liquid discharges but are unlikely to transmit adsorbed pollutants’.

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

The second is for a Major Aquifer/Intermediate Leaching Potential (Soil Vulnerability Category I1) which includes ‘soils which can possibly transmit a wide range of pollutants’. Surface Water Features There are nine surface water features located within 250m. The nearest is located 13m to the west of the site. Source Protection Zones There are no Source Protection Zones within 500m of the site. Detailed River Network There are eight records for detailed river networks located within 500m. The nearest is located 13m west of the site and is identified as a drain (Tertiary River). Records of Licensed Discharge Consents There is one record of licensed discharge consent within 500m of the site boundary. This is located 386m north east of the site and is identified as sewage discharges (final / treated effluent) into a tributary of the River Nar. The effective date is reported to be the 25 June 2009. No revocation date is given. 5.0 Site Flood Information

The study site is located within 250m of Environment Agency Zone 2 and Zone 3 floodplains. Both Zone 2 and Zone 3 flood plains are located 192m to the north of the site. The highest on-site risk from flooding from rivers and sea (RoFRaS) is recorded as very low. No flood defences are noted within 250m of the study site. There are British Geological Survey (BGS) groundwater flooding susceptibility areas within 50m of the boundary of the study site which relate to Clearwater Flooding. This type of flooding is associated with unconfined aquifers. The highest susceptibility to groundwater flooding based on the underlying geological conditions is noted as ‘Potential at Surface’. The GroundSure report states that ‘Where potential for groundwater flooding to occur at surface is indicated, this means that given the geological conditions in the area groundwater flooding hazard should be considered in all land-use planning decisions. It is recommended that other relevant information e.g. records of previous incidence of groundwater flooding, rainfall, property type, and land drainage information be investigated in order to establish relative, but not absolute, risk of groundwater flooding’ The BGS confidence rating in respect of this result is reported to be high. 6.0 Site Environmental and Industrial Setting

Environmental Permits, Incidents and Registers

Sites Determined as Contaminated Land under Part IIA EPA 1990 There are no records of sites determined as contaminated land under Section 78R of the Environmental Protection Act 1990 within 500m of the site.

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

Environment Agency Recorded Pollution Incidents There are no records of NIRS List 2 incidents recorded within 500m of the site. Records of Category 3 or 4 Radioactive Substances There are no records of category 3 or 4 radioactive substances authorisations. Records of Historic IPC Authorisations There are no records of historic IPC authorisations within 500m of the site. Records of Part A(1) and IPPC Authorised Activities There are no records of Part A(1) and IPPC authorised activities within 500m of the site. Part A(2) and Part B Activities and Enforcements There is one record of Part A(2) and Part B Activities and Enforcements within 500m of the site. This is associated with the site and is identified as Barclay Beales Limited, Mileham Garage. The process is identified as Respraying of Road Vehicles. The status is listed as current permit and no enforcements are recorded. Records of Red List Discharge Consents There are no records of red list discharge consents within 500m of the site. Records of List 1 Dangerous Substances Inventory Sites There are no records of List 1 Dangerous Substances Inventory Sites within 500m of the site. Records of List 2 Dangerous Substances Inventory Sites There are no records of List 2 Dangerous Substances Inventory Sites within 500m of the site. Records of Water Industry Referrals There are no records of water industry referrals within 500m of the site. Records of Planning Hazardous Substance Consents and Enforcements There are no records of planning hazardous substance consents and enforcements within 500m of the site. Records of COMAH and NIHHS Sites There are no records of COMAH and NIHHS Sites within 500m of the site.

Landfill and Other Waste Sites

Potentially Infilled Land There are fifteen records of potentially infilled land within 500m. The nearest entry is located 116m north west of the site and relates to a pond. The remaining entries are greater than 132m from the site boundary and relate to ponds and one entry of unspecified drift. Records of Environment Agency Licensed Waste Sites There are two records of Environment Agency Licensed Waste Sites within 1500m. Both are located 1393m south-west of the site at Punch Farm Quarry. They are listed as ‘Use of waste for reclamation etc <50,000 tps’ (issued 12/10/2011) and ‘Use of waste for reclamation etc <100,000 tps’ (issued 12/10/2011; modified 15/04/2014). Both have Environmental Permitting Regulations Waste Licence number EAS138. Records from Environment Agency Landfill Data There are no records of landfill sites within 1000m of the site.

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

Records of Environment Agency Historical Landfill Sites There is one record of an historical landfill site within 1500m of the site. This is located 746m south of the site and the waste type is classed as inert. The licence holder is identified as T H Scott and Son and the licence was surrendered in 1994. Records of BGS/DoE Non-operational Landfill Sites There are no records of BGS/DoE Non-operational landfill sites within 1500m of the site. Records of Landfills from Local Authority and Historical Mapping Records There are no records of BGS/DoE Non-operational landfill sites within 1500m of the site.

Workings/Tunnels and Railway Features

Historical Surface Ground Working Features There are seven historical surface ground working features within 250m of the site. All relate to ponds, with the nearest feature 116m to the north-west. Historical Underground Working Features There are no records of historical underground working features within 1000m of the site. Current Ground Workings There are six records of current ground workings within 1000m of the site. The nearest of these is located 562m to the south of the site and is named Hulver Hill Pit. It produced clay and shale and its status is recorded as ceased. The remaining records are all of pits producing clay and shale, sand, and sand and gravel, and all are recorded as ceased. Historical Railway and Tunnel Features There are no historical tunnel or railway features within 250m of the site.

Historical/Current Land Uses

Potentially Contaminative Uses There is one record of potentially contaminative land use within 500m of the site. This record is located a distance of 319m north-east of the site, with the use described as Unspecified Drift and dated 1982. Historical Tank Database There are no records of historical tanks located within 500m of the site. Historical Energy Features Database There are no records of historical energy features within 500m of the site. Historical Garage and Motor Vehicle Repair Database There are no records of historical garage and motor vehicle repairs within 500m of the site. The site itself is an active garage and vehicle spraying yard. Historical Petrol and Fuel Sites There are no records of historical petrol and fuel sites within 500m. National Grid High Voltage Underground Electricity Transmission Cables There are no records of National Grid High Voltage Underground Electricity Transmission Cables within 500m of the site.

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

National Grid High Pressure Gas Transmission Pipelines There are no records of National Grid High Pressure Gas Transmission Pipelines within 500m of the site. Records of Potentially Contaminative Industrial Sites There are two records of sites with a potentially contaminative industrial usage within 250m. Both relate to the site and include vehicle repair, testing and servicing and an electricity sub station.

Designated Environmentally Sensitive Sites Twenty-one records of Sites of Special Scientific Interest (SSSI) are located within 2000m of the site. Twenty of these relate to the River Nar, with the closest of these located 294m to the north of the site. One other entry relates to Horse Wood, Mileham, located 1481m to the north-east of the site. Two records of Designated Ancient Woodland are located within 2000m of the site. They are 1470m and 1483m to the north-east of the site and are described as ‘Ancient Replanted Woodland’ and ‘Ancient and Semi-Natural Woodland’ respectively. One record of a Local Nature Reserve named Litcham Common is recorded 1630m west of the site. The site is located within a Nitrate Vulnerable Zone. There are no other records of environmentally sensitive sites within 2000m of the site. Further information on the environmental and geological setting of the site is presented in a Groundsure EnvironInsight and GeoInsight Report prepared for the site, a copy of this report is reproduced in Appendix B. 7.0 Historical Study

The object of this search is to report on the evidence of site history and redevelopment of the site and its environs from available County Series and Ordnance Survey Maps dating from the mid to late 19th Century to the present day provided in the Groundsure report.

Maps only represent a “snap shot” of the site and its environs at the date of the survey. Changes that had occurred either to the site and/or the environs in the intervening period, or features that were redacted from mapping due to national security concerns at the time, may not have been recorded on the maps but could represent a hazard to the site.

The interpretation of the maps and/or other data commented on in this report is subjective.

Year Information 1883 The site and surrounding area predominantly comprises open land. Buildings are present on 1884 the west of the site adjacent to a road. There are buildings approximately 50m north of the site. There is a minor river / stream approximately 200m north of the site. A spring is identified approximately 300m north west of the site and marshy ground is present to the north west of the site. 1904 The buildings on the west of the site appear to have been demolished. However, a 1906 rectangular structure is identified on the west of the site where the buildings were located. 1927 The building layout on site has changed although the location remains similar to before. No 1928- significant changes to the land use adjacent to the site have been identified 1929

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

1950 No significant changes to site identified. Minor revisions of field boundaries beyond the site. 1958 1978 The building layout on site has changed although the location remains similar to before. 1980 Again, minor revisions of field boundaries are present in the surrounding area. The marshy 1982 area adjacent to the road north west of the site has been developed with buildings shown 1994 and a rectangular ‘water’ feature. Buildings 50m to the north of the site have been redeveloped and are identified as Padgett Farm. The surrounding land is still predominantly undeveloped. 2002 The site has been redeveloped with five new buildings occupying the western and central areas of the site. The ‘water’ feature to the north west is now absent, and additional buildings are present at Padgett Farm. 2010 No significant changes to the site identified. Buildings to the south and west appear to have 2014 been redeveloped. Table 2: Historical Review

On site sources of possible contamination identified from historical mapping include:

➢ Buildings on site (unknown historical use, currently used as an MOT and vehicle spray painting business).

Off site sources of possible contamination:

➢ Agricultural land use; ➢ Buildings to north west of site of unknown use.

The Historical Ordnance Survey Maps were obtained from Groundsure and are available for review within Appendix C. 8.0 Walkover Survey

The site was visited by YE on May 24th 2017. The weather was dry and sunny at the time. Access The site is accessible from Beeston Road via two different access points. The first being the main entrance which has large gates to secure the site before leading to a parking and reception area. The second a smaller entrance which has a security barrier present. Topography The site slopes gently from east to west with local undulations throughout. Vegetation The site itself is covered mainly by impermeable concrete with some local vegetated areas along the northern, eastern and southern boundaries in the form of trees approximately twenty to thirty metres high. The site is surrounded by agricultural land. Evidence of burning was noted in the south east corner of the site in the area proposed for redevelopment. Buildings and Structures / Floor Covering The site contains a number of buildings used as vehicle paint works and a motor vehicle MOT testing station. These are large enough to house commercial vehicles and lorries and are constructed of metal sheeting with concrete floor covering. Chemicals were noted to be stored across the site.

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

In the area due for development are a number of smaller sheds, containers and poly tunnels. The floor covering in this area is soft permeable landscaping covering in gravel and vegetation with some areas of impermeable concrete. In the area due for redevelopment stood a number of waste items including old vehicle tyres, fuel storage containers, general vehicle parts, cardboard and a controlled bonfire tank. Surface Permeability / Ground Covering It is estimated that 90% of the site is impermeable concrete 10% being permeable soft landscaping or soft permeable landscaping covered in gravel. Drainage Features No drainage features were observed during the walkover. Other Services The site has access to water and electricity with gas storage tanks evident on site as well as fuel storage tank located in the north west corner of the site. Surrounds The site is surrounded immediately by agricultural land on its eastern, southern and western flanks and has a residential property located on its northern flank before leading into further agricultural land.

Direction Description of Site boundary

North Vegetation and wooden fencing East Vegetation South Vegetation West Vegetation, access points Table 3: Summary of site boundaries

Direction Description of Surrounding Land Use

North Residential property and agricultural land East Agricultural land South Agricultural land West Agricultural land Table 4: Summary of Surrounding Land Uses Potentially Contaminative Land Uses On site sources: ➢ Commercial vehicles on site; ➢ Chemical stored on site; ➢ Fuel storage tank in north west corner of site; ➢ Evidence of burning in corner of site proposed for development; ➢ Waste items (old vehicle tyres, fuel storage containers, general vehicle parts) in corner of site proposed for development.

Off site sources: ➢ Agricultural land use.

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

Photographs taken during the walkover of the site and surrounds, can be reviewed within Appendix D. 9.0 Summary of Potential Contaminant Sources

The main potential source of contaminants is considered to be on site sources associated with the current use of the site as an MOT centre and spray painting of vehicles Potential contaminants associated with this land use can include petroleum products, paints, solvents, coolants, and degreasing agents. However, the site is predominantly covered by hardstanding and areas of concrete appear to be in moderate to good condition which should reduce the potential for contamination of underlying soils and groundwater. A fuel storage tank is present in the north west corner of the site. The tank is bunded and appears to be in good condition. Evidence of waste storage and burning was noted in the area of the proposed extension. An electricity substation is located on the west of the site. Potential contaminants associated with this land use can include polychlorinated biphenyls. However, the proposed extension is not in the vicinity of the substation and as polychlorinated biphenyls are known to be relatively immobile it is considered that the electricity substation is unlikely to pose a significant risk to the development. The surrounding area is predominantly used for agriculture. Potential contaminants associated with this land use can include metals, pesticides, herbicides and microbiological contaminants. 10.0 Framework for Assessment of Contamination

Environmental risks are assessed within the risk management framework established in Part IIA of the Environmental Protection Act (EPA) 1990 introduced by Section 57 of the Environment Act 1995 which provides a statutory definition of contaminated land. To fall within this definition, it is necessary that, as a result of the condition of the land, substances may be present on or under the land such that:

(a) Significant harm is being caused or there is a significant possibility of such harm being caused; or (b) Pollution of controlled water is being, or is likely to be caused.

Risk from contamination is assessed by consideration of possible linkages between contaminant sources and potential receptors which could be harmed or polluted.

The key aspect of the framework is the development of a Conceptual Site Model (CSM) which illustrates the spatial interaction between the potential sources and receptors on site.

The information presented in this report was collated and evaluated to develop an initial CSM to assess ground contamination issues at the site.

For a risk of pollution or environmental harm to occur as a result of ground contamination, all of the following elements must be present:

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

➢ A source, i.e., a substance that is capable of causing pollution or harm; ➢ A receptor, i.e., something which could be adversely affected by the contaminant; ➢ A pathway, i.e., a route by which the contaminant can reach the receptor.

If one of these elements is absent there can be no significant risk. If all are present then the magnitude of the risk is a function of the magnitude and mobility of the source, the sensitivity of the receptor and the nature of the migration pathway.

Potential sources, pathways and receptors are identified in the sections below and the risks associated with possible pollutant linkages outlined. 11.0 Source / Pathway / Receptor

Sources

The main sources of potential contamination that have been identified at the site or in the vicinity of the site are summarised above and below:

Source Location Description Garage and Vehicle On Site Potential contaminants associated with this land use can Spray Painting Centre include metals, petroleum hydrocarbons, polycyclic and area of waste aromatic hydrocarbons, volatile organic contaminants storage and asbestos. Fuel Storage Tank On Site Contaminants include petroleum hydrocarbons. Electricity substation On Site Contaminants include polychlorinated biphenyls. Agricultural Land Off Site Contaminants may include metals, herbicides and pesticides. Table 5: Sources

Receptors

The site-specific receptors that could be potentially affected by the contamination hazards identified during this preliminary appraisal are summarised below:

Category Receptor Properties Humans End users The site is proposed for commercial development with (commercial site continued use of the site for spray painting of vehicles and end use) an MOT garage. Construction Reworking of the contaminant impacted materials during workers construction works may expose workers to contamination.

Property Materials and site Site services may be damaged by potentially aggressive structures compounds present in soils. Controlled Underlying The bedrock beneath the site is classified as a Principal Waters superficial / Aquifer. The superficial deposits overlying the bedrock are bedrock aquifer, classified as Secondary (Undifferentiated). There is a Tertiary River tertiary river to the west of the site. Plant (species Various Based on the proposed development layout it is considered and uptake) and that the site is unlikely to pose a significant risk to flora Wildlife and fauna. Table 6: Receptors

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

Pathways

In order for contaminants to reach potential receptors, there has to be a viable pathway for the contaminant. Potential pathways that may affect the migration of contaminants are listed below:

Pathway Medium Properties Direct Contact, Dust, solid and liquid The site is currently predominantly hard Inhalation, Ingestion phase surfaced. However, the area to be developed comprises a combination of soft permeable landscaping, gravel, vegetation and impermeable concrete. This area of the site will be covered by hardstanding as part of the proposed development. It is therefore considered unlikely that site end users would be exposed to contaminants in soils via direct contact and ingestion. There is potential for volatile organic compounds to be present in the groundwater beneath the site which could potentially pose a vapour risk to site end users. Leaching through Unsaturated flow The site is to be covered by hardstanding. The Superficial and/or potential for the leaching of contaminants Bedrock present in any made ground to groundwater receptors is considered to be low. Underground Preferential flow Testing would be required to determine the Infrastructure and presence of contaminants which are aggressive Obstructions to buried concrete and any proposed services. Migration of Ground Gaseous flow No significant sources of ground gas have been Gas identified. The risk to the proposed development from migration of ground gas is considered to be low. Table 7: Pathways 12.0 Preliminary Conceptual Site Model and Qualitative Risk Assessment

Potential pollutant linkages are identified using the source-pathway-receptor framework detailed above. An assessment of the potential significance of each linkage is then made by consideration of the likely magnitude and mobility of the source, the sensitivity of the receptor and nature of the migration/exposure pathways.

This qualitative risk assessment has been undertaken in accordance with CIRIA C552: Contaminated Land Risk Assessment, A Guide to Good Practice (Rudland et al., 2001)

An assessment of the likelihood of the risk being realised and the magnitude of potential risk is presented below to give an estimation of the significance of each potential pollutant linkage identified.

The assessment is undertaken based on the current proposals for the site, at the time of issuing this report and therefore would be classed as been a generic commercial site end use. The table presented on the following page presents the Preliminary Conceptual Site Model (CSM) for the proposed development.

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

Contaminant Pathways Receptor Potential Probability Level of Risk Justification Source Severity of Risk On Site: Ingestion, Future end Medium Low Moderate/Low There is potential for contaminants associated with the current land Made Ground. dermal users and likelihood use to be present at the site. However, the site is predominantly Current Land Use contact, site visitors covered by hardstanding and areas of concrete appear to be in (Vehicle painting inhalation of moderate to good condition which should reduce the potential for and MOT Garage, dusts/vapours contamination of underlying soils and groundwater. Fuel Storage A fuel storage tank is present in the north west corner of the site. Tank). Electricity The tank is bunded and appears to be in good condition. substation. The extension area will also be covered in hardstanding and it is therefore considered unlikely that site end users would come into direct contact with contaminants in soils and groundwater. The new commercial unit on the site will also be well ventilated with a damp proof membrane. Overall the risk posed to the site end users from the proposed commercial extension to the site is considered to be low and no further investigation is proposed. It is recommended that a watching brief is maintained by a geo-environmental engineer during construction works. Construction Medium Low Moderate/Low Construction workers may come into direct contact with soils during Workers likelihood any groundworks. Safe working practices should be implemented and appropriate personal protective equipment (PPE) should be used to mitigate any potential risk from contact with soils and shallow/perched groundwater. Leaching Controlled Medium Low Moderate The site is to be covered by hardstanding. The risk posed to the through soils Waters likelihood underlying aquifers and the surface water receptor from the and migration proposed development is considered to be low and no site via investigation is proposed. It is recommended that a watching brief groundwater is maintained by a geo-environmental engineer during construction or soil pore works. moisture Permeation of Construction Medium Low Moderate/Low There is potential for contaminants to be present in soil and water pipes materials, likelihood groundwater which could pose a risk to water pipes. Sampling and future end chemical testing of soils may be required to inform the selection of users and construction materials. Advice should be sought based on the site visitors proposed service installation for the development. On Site: Inhalation of Future end Severe Low Moderate Based on the development history of the site and surrounding area Asbestos at/near fibres in users and likelihood it is considered unlikely that there is a significant risk posed to site ground surface in airborne dust site visitors end users from asbestos in soils. The proposed development area is made ground soils to be covered by hardstanding. No site investigation is proposed.

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

However, it is recommended that a watching brief is maintained by a geo-environmental engineer during construction works. Construction Severe Low Moderate Based on the development history of the site and surrounding area Workers likelihood it is considered unlikely that there is a significant risk from asbestos in soils. However, safe working practices should be implemented. it is recommended that a watching brief is maintained by a geo- environmental engineer during construction works. On Site: Gas migration Future end Severe Low Moderate No significant on site sources of ground gas have been identified. Ground Gases and build up users and Likelihood The new commercial unit on the site will also be well ventilated (CH4, CO2) within building with a damp proof membrane. No site investigation is therefore buildings structures. proposed with respect to ground gas. If substantial made ground (explosion/ deposits are encountered further advice should be obtained from a asphyxiation geo-environmental engineer. risk) Leaching Future end Medium Low Low/Moderate The surrounding area is predominantly agricultural. Contaminants through soils users and Likelihood such as metals, pesticides, herbicides and microbiological Off Site: and migration site visitors contaminants can be associated with this type of land use. However, Agricultural Land via the proposed development is to be covered by hardstanding and it Use groundwater is considered unlikely the site end users would have contact with or soil pore groundwater beneath the site. No further site investigation is moisture therefore proposed. Off Site: Gas migration Future end Severe Low Low/Moderate No significant off site sources of ground gas have been identified. Ground Gases and build up users and likelihood The new commercial unit on the site will also be well ventilated (CH4, CO2, H2S) - within building with a damp proof membrane. No site investigation is therefore buildings structures. proposed with respect to ground gas. (explosion/ asphyxiation risk) Table 8: Preliminary Conceptual Site Model

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017

13.0 Proposed Site Investigation

Based on the information obtained for the formation of this report, we consider that the proposed development is unlikely to pose a significant risk to site end users and the other receptors considered in this report. The site is to be covered by hardstanding and therefore contact between site end users and contaminants in soils and groundwater is unlikely and the potential for leaching of contaminants to ground water will be significantly reduced. No significant sources of ground gas have been identified and the building construction will be well ventilated with a damp proof membrane installed. Based on the results of this study no intrusive site investigation is therefore proposed for geo-environmental purposes. Further advice should be sought regarding any requirements for site investigation to obtain geotechnical data to inform the design of the extension. 14.0 Recommendations

Consultees We would recommend that this report be forwarded to the relevant Local Authority Environmental Health and Planning Department prior to commencement of the proposed scope of site investigation works to seek their comments and subsequent approval of the site investigation protocol. Construction Workers Construction workers may come into direct contact with soils during any groundworks. Safe working practices should be implemented and appropriate personal protective equipment (PPE) should be used to mitigate any potential risk from contact with soils and shallow/perched groundwater. Watching Brief It is recommended that a watching brief is maintained by the site manager during construction works. Should significant made ground and/or visual and olfactory evidence of contamination be encountered works specialist advice should be obtained with regards to any site investigation requirements. Soakaways Soakaways are for the disposal of clean uncontaminated surface water only and must not be constructed in contaminated land, or land suspected of having contamination present. Flood Risk Assessment Flood risk assessment is beyond the scope of this report.

15.0 Limitations and Uncertainties

This report has been prepared by YE with all reasonable skill, care and diligence. The work undertaken to provide the basis of this report comprised a study of available documented information from a variety of sources, together with a site walkover inspection of the site. The opinions given in this report have been dictated by the finite data on which they are based and are relevant only to the purpose for which the report was commissioned. Information reviewed should not be considered exhaustive and has accepted in good faith as providing true and representative data with respect to site conditions. Should additional information become available which may influence the opinion expressed in this report, YE

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Stage 1: Desktop Study and Preliminary Risk Assessment Barclay Beales Ltd, Beeston Road, King’s Lynn, PE32 2RS YE3134, June 2017 reserves the right to review such information and, if warranted, to alter the opinions accordingly. It should be noted that any risks identified in this report are perceived risks based on the information reviewed; actual risks can only be assessed following a physical investigation of the site. The ‘vicinity’ of the site for the purposes of the report, is defined as locations situated within an approximate 250m radius of the site, although certain source of contamination and/or sensitive targets further than 250m of site have also been included. The recommendations contained in this report represent our professional opinions. These opinions were arrived at in accordance with currently accepted industry practices at this time and as such are not guarantee that the sites are free of hazardous, or potentially hazardous materials, or conditions. This report has been prepared solely for the use of the named client, and may not be relied upon by other parties without written consent from YE. YE disclaims any responsibility to the client and others in respect of any matters outside the agreed scope of the work.

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