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SITESOLUTIONS Inspect SITESOLUTIONS Inspect Report prepared on Industrial unit at, Borron Street, Portwood Industrial Estate, Stockport, SK1 2JD Report reference SpecCommercialPotentialLiabilities National grid reference 390420, 390940 Report prepared for Specimen Client Client reference Client Ref Report date 13th May 2008 Intelligent Due Diligence www.argyllenvironmental.com Liability Assessment Report prepared on Site Area (m2) Estimated Building Coverage (%) Industrial unit at, Borron Street, 7290.37 25 Portwood Industrial Estate, Stockport, SK1 2JD (the Site) Current Use Proposed Use Additional Information Provided Light Industrial Light Industrial Purchase Liability Assessment Within the scope of this assessment no Liabilities have been identified. However, your attention is drawn to the prudent measures suggested below. Recommendations Recommendations 1. A suitable oil water interceptor should be installed to prevent oily discharge via stormwater drains to the River Goyt. In addition, Site management should contact the local sewerage provider to obtain a trade effluent consent or letter of exemption for the discharge of trade effluent from vehicle washing. If drains connect directly to the nearby river, an Environment Agency discharge consent may be required. Budget estimate £15,000 to £20,000 plus VAT. 2. The compressors at the Site should be upgraded or provided with secondary containment to prevent further oily blowdown. Budget estimate £500 to £5,000 plus VAT depending upon scope of work required. Risk Summary Overall on-site risk Low to Moderate Overall off-site risk Moderate Environmental sensitivity rating Moderate to High Although outside the scope of this assessment we would draw your attention to the Additional Considerations detailed later in this section of the report. Environmental Insurance Options Environmental Liability Insurance may assist in completing this property transaction. If you would like some insurance options for consideration, please contact Ensura on 0845 652 8585 or by email [email protected] quoting reference SpecCommercialPotentialLiabilities. Ensura Limited is an Appointed Representative of Ten Insurance Services, which is authorised and regulated by the Financial Services Authority. www.argyllenvironmental.com 0845 458 5250 Intelligent Due Diligence SpecCommercialPotentialLiabilities ii 13th May 2008 Environmental Hazards Natural and Mining Related In addition, the following natural or mining related hazards have been identified in the immediate vicinity of the Site: Flood Zone 2 and 3, Radon between 1 and 3%, Mining Instability, Coal Mining 1. Flood Zones are defined by the Government's Planning Policy Guidance note 25 on 'Development and Flood Risk' (PPG25). A Flood Zone 3 illustrates the Environment Agency's (EA) best estimate of the areas of land (ignoring flood defences) with an annual probability of flooding of 1% or greater from rivers and 0.5% or greater from the sea (including tidal estuaries). A Flood Zone 2 illustrates areas of land (ignoring flood defences) with an annual probability of flooding of 0.1% or greater from rivers or the sea, but with an annual probability of flooding of less than 1% from rivers. Further information on the location of any flood defences or flood water storage areas is available in the detailed data section of this report (see Flood Risk Area map on page 6). However, it should be noted that it is not possible to confirm the degree of protection provided by defences without consultation with the EA. Argyll would be pleased to provide a detailed flood report to include a review of the effectiveness of any flood protection measures upon request (cost estimate £200 plus VAT). 2. Employers are required by the Management of Health and Safety at Work Regulations 1999 to assess risks from radon in workplaces. You may therefore wish to contact the Health Protection Agency for further information regarding radon monitoring. 3. As the Site lies in an area subject to mining instablity, you may wish to consult a local RICS accredited surveyor and/or review any available geotechnical surveys. Further information may be available from the minerals and waste officer at the County Council and the local Building Controls Officer. British Geological Survey GeoHazard reports (www.bgs.ac.uk/georeports) may also provide more detailed information. 4. As the Site lies within a Coal Mining area, it is recommended that a Commercial Coal Mining Report is obtained from the Coal Authority. Contact details are provided at the end of this report. Other Issues One or more telecommunication base stations are located within 250m of the Site (please refer to the map on page 4 to determine specific locations). Telecommunications equipment emits electromagnetic fields which can have adverse health affects. Further information is available from www.hpa.org.uk and http://www.sitefinder.ofcom.org.uk. One or more Control of Major Accident Hazards (COMAH) sites are located within 500m. Although risks at such facilities are controlled under the COMAH Regulations you should be aware that the Site may lie within an evacuation zone which could be affected if an accident occurred. Additionally, planning restrictions may apply. If redevelopment is planned it would be prudent to contact the local planning department. Further information is available at http://www.hse.gov.uk/comah/index.htm. www.argyllenvironmental.com 0845 458 5250 Intelligent Due Diligence SpecCommercialPotentialLiabilities iii 13th May 2008 Risk Analysis Site use The Site was developed in to a depot with ancillary buildings c. 1980 under planning consent reference 79/12432. No conditions relating to environmental investigations or remedial works were attached to this consent. By c.1989 the Site is no longer indicated as a depot but is shown as part of Portwood Industrial estate. Data indicates that the Site operated as a licensed waste management facility until 2001 (see regulatory compliance section below), which was permitted to receive industrial non-hazardous waste. We have been informed by the client that the Site is currently in Light Industrial use and that it will continue in this use without redevelopment. There are no trade directory entries on-site. Furthermore, there are no fuel station records on-site. Stockport Metropolitan Borough Council has stated that the Site has a low to medium priority for further investigation under Part IIA of the Environmental Protection Act 1990. Manchester Fire Department has reported that there are two redundant below ground storage tanks at the Site both of which were gas freed and decommissioned c. 2000. A Site inspection completed on the 1st March indicated no significant concerns with regards to soil or groundwater issues. However two minor issues were noted relating to the potential for tainted vehicle wash waters and surface water runoff from car parking and HGV turning areas to enter the River Goyt and oily blowdown from a number of older style compressors. As a result of the historic and current use of the Site, there is a low to moderate risk of contaminants being present. Regulatory Compliance The following authorisations, licences, consents or enforcements have been identified at or within 25m of the Site: Type Details Distance Local Authority Pollution Prevention Name: Benham (Specialist Cars) Ltd, Location: Mersey 20m Control Street,STOCKPORT,Cheshire,SK1 2HX, Authority: Stockport Metropolitan Borough Council, Environmental Health Department, EEDD, Permit Ref: Epa043, Status: Authorisation revoked. Local Authority Pollution Prevention Location: Mersey Street,Stockport,Merseyside,Sk1 4aa, 25m Control Enforcement Reference: EPA043, Severity: , Dated: Not SuppliedNot Supplied. Waste Management Facility Location Licence Number: 53452, Location: Borron 0m Street,Portwood,Stockport,Cheshire,SK1 2JD, Site Category: Special Waste Transfer Stations, Licence Status: Surrendered. Waste Transfer Site Licence Holder: North West Water Ltd, Licence Reference: 0m 01144, Site Location: Borrow Street,Portwood,Stockport,Cheshire, Site Category: Transfer, Dated: 11th June 1999. The Local Authority Pollution Prevention Control Enforcement noted above is located approximately 25m from the Site and may relate to the garage 30m south which operated a vehicle re-spraying process (now revoked). Both the Waste Management Licences are located at the Site (now surrendered and formerly held by North West Water). The local authority has confirmed that the Site has never been subject to regulatory action. www.argyllenvironmental.com 0845 458 5250 Intelligent Due Diligence SpecCommercialPotentialLiabilities iv 13th May 2008 Surrounding area use A number of historic or current potentially contaminative uses were identified in proximity to the Site. These include: a gravel pit 10m to the east c.1872; a gas works 300m to the south west 1895 – 1938 (the gasometers remain); a cotton mill 10m to the south of the Site c.1895 – 1955 (subsequently marked as a works c. 1959 and a foundry by 1972); a plastics/unspecified works adjacent to the Site c. 1975 – 1989 (subsequently marked as a garage) and a sawmill and works 10 west from c.1982 – 1989. By 1989 all the surrounding buildings are indicated as forming part of Portwood Industrial Estate. According to trade directories, current or recent operations in proximity to the Site include Gas Suppliers (7m, S), Car Dealers - Used (8m, NW), Garage Services (8m, SE, 9m S, 34m S), Mot Testing Centres (9m, S), PVC-U Products - Manufacturers & Suppliers (18m, NW), Glass Products - Manufacturers
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