20 - 22 Bridge Street, Staines Land Contamination Assessment

CDP Staines Limited

June, 2018

Card Geotechnics Limited 4 Godalming Business Centre Woolsack Way, Godalming GU7 1XW Telephone: 01483 310600 www.cgl-uk.com 20 – 22 BRIDGE STREET, STAINES Land Contamination Assessment

Card Geotechnics Limited ("CGL") has prepared this report in accordance with the instructions of CDP Staines Limited ("the Client") under the terms of its appointment for consulting engineering services by the Client dated 28 November 2017. The report is for the sole and specific use of the Client, and CGL shall not be responsible for any use of the report or its contents for any purpose other than that for which it was prepared and provided. Should the Client require to pass copies of the report to other parties for information, the whole of the report should be so copied, but no professional liability or warranty shall be extended to other parties by CGL in this connection without the explicit written agreement thereto by CGL.

Author Gwennan Thomas, Graduate Engineer BEng (Hons) Checked Sarah Key, Principal Engineer MSc BSc CEnv FGS MIEnvSc

Approved Dan Matthews, Director BEng CSci CEnv MIEnvSc MCMI Reference CG/28425 Revision 0 Issue Date December 2017 Revision 1 June 2018

Card Geotechnics Limited, 4 Godalming Business Centre, Woolsack Way, Godalming, Surrey GU7 1XW Telephone: 01483 310600 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

Contents

EXECUTIVE SUMMARY 4

1. INTRODUCTION 5

2. SITE LOCATION AND DESCRIPTION 6 2.1 Site Location 6 2.2 Site Description 6 2.3 Site Walkover 6 2.4 Proposed Development 7

3. HISTORICAL DEVELOPMENT 8 3.1 Sources of Information 8 3.2 Summary of Development 8

4. ANTICIPATED GROUND CONDITIONS 11 4.1 Published Geology 11 4.2 Unpublished Geology 11 4.3 Hydrogeology and Hydrology 12 4.4 Ground Hazards and Mining 12

5. ENVIRONMENTAL SETTING 14 5.1 Environmental Disclosure 14 5.2 Radon 15 5.3 Regulatory Enquires 15

6. PRELIMINARY RISK ASSESSMENT 19 6.1 Introduction 19 6.2 Preliminary Conceptual Model 19 6.3 Preliminary Qualitative Risk Assessment 22

7. CONCLUSIONS AND RECOMMENDATIONS 24 7.1 Conclusions 24 7.2 Recommendations 24

CG/28425 2 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

FIGURES Figure 1 Site Location Plan Figure 2 Site Layout Plan Figure 3 Conceptual Site Model

Glossary of Abbreviations

APPENDICES Appendix A Site Walkover Photographs Appendix B Existing Plan Appendix C Proposed Development Plans Appendix D Historical Maps Appendix E GeoInsight Report Appendix F Historical BGS Borehole Data Appendix G EnviroInsight Report Appendix H Correspondence with Pollution Control Officer

CG/28425 3 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

EXECUTIVE SUMMARY

Card Geotechnics Limited (CGL) was commissioned by CDP Staines Limited to undertake a Land Contamination Assessment for 20 – 22 Bridge Street, Staines TW18 4TW. This report is to support the planning application for demolition and redevelopment of the site. The site is currently occupied by a two-storey building fronting onto Bridge Street.

Historical maps indicate that northern part of the site had been developed prior to 1865 with the construction of the southern part of the building by the time of the map dated 1896. A one-storey extension was constructed to the rear by 1973. Historically the surround area was indicated to comprise a number of industrial uses including a Linoleum and Engineering Works, Mills, and a Brewery. The surrounding area comprise of predominately commercial and residential properties, the adjoining property to the south, 41 Clarence Street, is known to be listed.

Published geology indicated that the site is underlain by Alluvium with the Shepperton Gravel Member (Secondary A Aquifer) overlaying the London Clay Formation (Unproductive Strata). The site is located within a groundwater Source Protection Zone 3 (SPZ), with groundwater assumed to be towards the base of the Shepperton Gravel Member flowing south-south east towards the River Thames.

The preliminary qualitative risk assessment (which includes information provided by Spelthorne Council regarding the findings of previous investigation at the site) indicates that the potential risks to human health and controlled waters associated with the proposed development of the site are generally considered to be low to medium. The potential risk to construction workers is also considered to be low to medium but it is considered that this can be mitigated by the implementation of appropriate health and safety measures during construction. Should perched groundwater be present on site, potential risks to controlled waters is likely to be low to medium.

Potential geotechnical risks at the site include the variable/unknown nature of Made Ground and Alluvium, which is considered unlikely to be a suitable bearing stratum. The Shepperton Gravel Member is likely to be medium dense sands and gravel and potentially water-bearing. Due to the presence of perched groundwater excavations are likely to be unstable. The underlying London Clay formation is known to have a high shrink-swell potential and can by pyritic.

It is recommended that an intrusive investigation is undertaken prior to development to inform the redevelopment design and further quantify and refine the identified potential risks. Based on the findings of the previous investigation, it is anticipated that remediation will be required to mitigate potential risks, which can be undertaken under conditioned planning.

CG/28425 4 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

1. INTRODUCTION

CGL was commissioned by CDP Staines Limited to undertake a desk based Land Contamination Assessment for the proposed redevelopment of 20 – 22 Bridge Street, Staines TW18 4TW to support the planning application for the redevelopment of the site. This report provides a preliminary assessment of ground conditions, environmental issues and potential for contamination to be present at the site by evaluating the environmental setting of the site and the surroundings.

The report presents the following information:

Information obtained from a site walkover, a review of available historical maps and an environmental disclosure report for the site;

A summary of the ground conditions and associated geotechnical and geoenvironmental constraints based on review of the available published and unpublished sources;

A preliminary source-pathway-receptor risk assessment based on the available desk study information; and;

Recommendations for additional investigation and assessment, should this be required.

CG/28425 5 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

2. SITE LOCATION AND DESCRIPTION

2.1 Site Location

The site is located along Bridge Street, Staines-Upon-Thames near the intersection of Bridge Street and Clarence Street. The postcode for the site is TW18 4TW and the approximate national grid reference for the centre of the site is 503278N, 171617E.

A site location plan is presented as Figure 1.

2.2 Site Description

The site fronts onto Bridge Street to the west and is bounded by Provident House to the north, a private car park to the east and by 41 Clarence Street to the south. It is understood that 41 Clarence Street is a listed building and the Old Courage building to the north west of the site is currently being redeveloped. The River Thames is located approximately 90m to the south west of the site and the River Colne is located 45m to the east.

A site layout plan is presented Figure 2.

2.3 Site Walkover

A walkover of the accessible external areas of the site was undertaken by a CGL engineer on 6 December 2017. Photographs from the site walkover are included in Appendix A.

The site forms an irregular shape and is approximately 0.02 hectares in size. The site is currently vacant, although temporarily occupied by Live-In Guardians for site security. The site levels are approximately 16.6 metres above Ordnance Datum (mAOD) at the front of the property along Bridge Street, with a step down to approximately 15mAOD at the rear in the private car parking area. Bridge Street was noted to slope towards the north.

Access to the site was off Bridge Street and through the private car park to the rear of the building. The walkover noted that no significant vegetation was located on the site, however, some weeds including stinging nettles were located along a boundary chain link fence at the rear. On the opposite side of Bridge Street two semi-mature trees were noted.

A plan of the existing structure of the site shows the building to comprise a two-storey building fronting Bridge Street. The building includes a basement, which due to the local topography is at ground level at the rear of the site. The basement is noted to extend below the front of the property beneath the entrance from Bridge Street. The plan is included in Appendix B.

CG/28425 6 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

There was no visual or olfactory evidence of gross contamination across the site. However, due to the age of the building it is assumed Asbestos Containing Materials (ACMs) may be presented within the building itself.

While CGL were unable to view the inside of the existing building at the time of the walkover, we were provided with photographs from the Architect, Kirkwood, to assess the condition of the ground floor and basement with regards to potential contamination. The photos showed both the ground floor and the basement to be underlain by a concrete slab which showed no visual evidence of gross contamination.

A topography and service location plan provided by Kirkwood1 details the locations of underground services around the site. Along Bridge Street the drawing indicates a drainage channel, electricity cables, traffic control cables, telephones cables and a gas pipe. Towards the rear of the site in the small courtyard surface water and fowl drains are indicated.

2.4 Proposed Development

The proposed development comprises the erection of a four-storey building of 8 self-contained flats comprising 3 no. 1 bed flats and 5 no. 2 bed flats with associated cycle parking following demolition of existing two storey building. The development is to include residential accommodation with private outdoor amenity space in the form of private gardens, balconies and roof terraces. The development is to be accessed from Bridge Street with additional access at the rear of the property.

The proposed development plans can be found in Appendix C.

1 Sky Revolutions. (July, 2017). Topographic & UGS Prelim: 20-22 Bridge Street, Staines. Drawing ref: SRL/HSP/030.

CG/28425 7 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

3. HISTORICAL DEVELOPMENT

3.1 Sources of Information

The historical development of the site has been traced from Ordnance Survey maps dating between 1865 and 2014. These maps were produced on scales ranging from 1:1,250 to 1:10,560. Copies of the historical maps, provided by Groundsure2, are presented in Appendix D.

3.2 Summary of Development

Table 1, below, provides a summary of the historical development of the site based on historical maps included in Appendix D. All distances quoted are approximate and are given from the centre of the site.

Table 1. Summary of Historical Development

Year On site Off site 1865 The majority of the site was occupied by part of By this time Bridge Street and Clarence Street had been constructed a building and was potentially associated with and the road layout was largely in the existing configuration along the National School (Girls), Landscaping was with the buildings fronting onto Clarence Street. indicated along the eastern, southern and The surrounding area had been developed with generally residential western boundaries. and commercial buildings, an Orchard was indicated to lie approximately 20m to the west with the River Colne 45m to the east and the River Thames approximately 90m to the south west. The confluence of the rivers is some 130m south east of the site. A number of industrial industries were located within 500m of the site including; a Brewery approximately 16m to the north west, a Linoleum Manufacture 200m to the north, a Papier Mache Works was located 250m to the north east and a Pound Mill (Mustard and Flour) which was located 220 m to the north. An unspecified Wharf was located approximately 65m to the south east of the site. A Graveyard was indicated 275m to the north west of the site. The Southwestern Railway (Windsor Line) was indicated to run north west to south east across the map, towards Staines Station located 800m to the east of the site. The railway splits approximately 750m to the east of the site and also runs towards the south west of the site.

1869 Site not visible on map Staines and Egham Gas Works was located approximately 600m to the west of the site.

1894 No substantial change. Staines Linoleum Works had expanded to the north comprising of a number of industrial buildings.

1895/6 The site was occupied by two adjoining buildings A Smithy was located 65m to the north and a Boat House was by this time and was indicated as a School. indicated 160m to the south west. The Orchard to the west of the site was no longer present on the maps and was indicated to have been occupied by open fields. A railway line was present by this time approximately 200m to the north terminating at (another) Staines Station.

1912 No substantial change. A Motoring Boat Engineering Works was indicated approximately 350m to the south west of the site. An Electric Power Station (Egham and Staines Electricity Company) was indicated 500m to the south west of the site.

2 Groundsure. (December 2017). Historical OS Maps. Report Ref: CGL-4538232

CG/28425 8 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

Year On site Off site 1914 No substantial change. The building adjoining the site to the north had been relabelled as a Sunday School. Pound Mill to the north of the site was no longer shown as a Mustard and Flour Mill and is now indicated as a Flour Mill.

1920 No substantial change. A number of Tanks were indicated 550m to the north of the site and are assumed to be associated with Staines Linoleum Works

1934 No substantial change. Staines Linoleum Works was shown to have extended to the south west, the closest industrial building to the site at this time was approximately 150m to the north east. An Engineering Works was present approximately 150m to the north west of the site. 1938 No substantial change. Staines Reservoirs Aqueduct (Metropolitan Water Board) was shown approximately 700m to the north of the site and ran in a roughly west to east direction towards a Pumping Station 1km to the north east whereupon the aqueduct ran northwards. A Motor Works was indicated 400m to the south west.

1960 No substantial change. A large body of water (identified as King George VI Reservoir) was located 800m to the north east of the site

1962 No substantial change. By this time a Car Park had been constructed, 20m west of the site and the Staines Linoleum Works had been relabelled as a Factory. A Garage was located 50m to the north and a number of unspecified Works were located within 250m of the site, 120m to the north, 180m to the north west, 200m to the north east and 240m to the east. Two Builders Yards where located 100m to the east and 170m to the north. 1970/3 By this time an extension had been constructed The Sunday School adjacent to the site to the north was now replaced towards the rear of the property, this site was by a new building. now shown in its existing configuration. A Motor Repair Works was situated 20m to the north east.

1973/4 No substantial change. Approximately 750m to the north of the site the A30 had been constructed which ran west to east. A large body of water was indicated approximately 800m to the north west of the site. A Petroleum Storage Depot is located 245 m to the north. The building to the north of the site was now labelled as Provident House. An area of Gravel Pits were indicated to lie 1km to the north west. 1984 No substantial change. The Brewery to the north west of the site was no longer indicated on the maps by this time, and the area had been developed with a large building which was largely in the existing configuration. Approximately 1.25km to the north west of the site the M25 had been constructed. The large body of water to the north west of the site was now labelled as Queensmead Lake. 1987 No substantial change. The Car Park to the west of the site was now indicated to be a Multi- Storey Car Park and Motor Repair Garage to the north west was no longer indicated on the map, in its place was a large unspecified building which was shown generally in the existing configuration. 2002 No substantial change. Approximately 550m to the north west Church Lammas Quarry (Sand and Gravel) was located. The Works building previously labelled as Staines Linoleum Works had been demolished and the area comprised of a commercial shopping complex. 2010 No substantial change. Church Lammas Quarry (Sand and Gravel) had been relabelled Church Lammas Lakes.

2014 No substantial change. No substantial change.

CG/28425 9 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

The desk study research indicates that the site has remained relatively unchanged over the time studied with the exception of the rear extension constructed by 1973. While the surrounding area has been indicated to have a number of industrial uses including a Linoleum and Engineering Works, Mills, and a Brewery, although these were generally replaced by commercial uses by 2002.The former Motor Repair Works located to the north west of the site was no longer indicated on the map dated 1988 and had been replaced with a large building with unspecified uses. However the building appears to be in it’s existing configuration and is currently used as offices.

CG/28425 10 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

4. ANTICIPATED GROUND CONDITIONS

4.1 Published Geology

The 1:50,000 British Geological Survey (BGS) geological map3 for Windsor and the BGS website4 indicate the geology beneath the site to be Alluvium underlain by the Shepperton Gravel Member which is in turn underlain by the London Clay Formation.

According to the BGS Lexicon database5, the Shepperton Gravel Member typically comprises of gravels with clay and sands. The London Clay Formation mainly comprises bioturbated or poorly laminated blue-grey or grey-brown, slightly calcareous silty to very silty clay, clayey silt and sometimes silt, with some layers of sandy clay. The London Clay Formation is generally thought to be approximately 80m in thickness in this area.

4.2 Unpublished Geology

Local BGS borehole records have been obtained for ten boreholes located within 520m of the site. The available records of boreholes have been summarised in Table 2 below and copies of the logs, along with a borehole location plan, can be found in Appendix F.

Table 2. Summary of BGS Borehole Records

Depth to top of stratum bgl)

(m bgl)

BGS reference Direction Distance from site Alluvium Base of BH (m bgl) Subgroup Formation Shepperton London ClayLondon White Chalk Made Ground Lambeth Group Gravel Member Groundwater level (m

TQ07SW410 105 N 7.32 - 0 - 1 7.16 - - TQ07SW224 119 NW 116.3 - - - 0 7 93.4 116

TQ07SW223 132 NW 159.5 - - - 0 7.01 88.4 112.5 TQ07SW33 177 N 7.62 1.22 0 0.45 2.7 7 - -

TQ07SW203 212 SE 20.5 3.1 0 - 2.7 10.2 - -

TQ07SW204 223 SE 30.5 3.5 0 - 1.9 10.6 - -

TQ07SW146 (BH1) 350 E 10.2 1.9 0 - 2.5 7.3 - -

TQ07SW146 (BH2) 350 E 30 1.7 0 - 1.6 7.6 - -

TQ07SW146 (BH3) 350 E 10.2 2.5 0 2.1 3.3 7.3 - -

TQ07SW230 520 NE 135.6 - 0 - 1 5.5 110.9 133.5

3 British Geological Survey (2000). Map Sheet 269, Windsor. 1: 50,000, England and Wales. 4 http://mapapps.bgs.ac.uk/geologyofbritain/home.html? [Accessed 6 December 2017] 5 http://www.bgs.ac.uk/lexicon/home.html

CG/28425 11 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

4.3 Hydrogeology and Hydrology

The Environment Agency6 (EA) has produced an aquifer designation system consistent with the requirements of the Water Framework Directive. The designations have been set for superficial and bedrock geology and are based on the importance of aquifers for potable water supply, and their role in supporting surface water bodies and wetland ecosystems.

With reference to the EnviroInsight Report presented in Appendix G, the Shepperton Gravel Member is classified as an Secondary A aquifer. The underlying London Clay Formation is shown as unproductive stratum. The London Clay Formation is further underlain by the Lambeth Group (Secondary A Aquifer) and Chalk (Principal Aquifer) at depth. It is anticipated that the deep Principal Chalk aquifer and water- bearing Lambeth Group and Thanet Sand Formation are protected by the overlying Unproductive London Clay Formation. Approximately 50 m to the north west of the site where the Shepperton Gravel is at ground level this stratum is considered to be a Principle aquifer.

The site is in an area of low risk of flooding from rivers and sea, falls in the boundary of both a Flood Zone 2 and 3a, and the site is in an area susceptible to groundwater flooding. Zone 2 relates to the extent of flooding between 1 in 1000 and 1 in 100 chance of occurring in any year from rivers and Zone 3a relates to the extent of flooding with a 1 in 100 or greater chance of occurring in any year from rivers. A small part of the site is indicated to benefit from flood defences.

The site is within a Source Protection Zone 3 (SPZ) - total catchment area, with the active abstraction borehole located 1042m to the west of the site. According to the Groundsure report, water is abstracted from ‘Thames Groundwater’. There are no records for active groundwater abstraction points located on site or within 1000m. However, there are two records of historical abstraction licences within 1000m, the closest was 578m to the north of the site.

The nearest surface water feature is the River Colne located 45m to the south east flowing towards the River Thames to the south, the River Colne had been given a grade B for biological quality and a grade A for chemical quality from 2005 to 2009.

4.4 Ground Hazards and Mining

The risks associated with potential geological hazards have been assessed using GeoInsight report within Appendix E.

6 http://www.environment-agency.gov.uk (accessed December 2017)

CG/28425 12 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

Table 3. Geological Hazards

Hazard Risk

Shrink-swell clays Very Low Landslides Very Low Ground Dissolution Negligible Compressible Deposits Moderate Collapsible Deposits Negligible Running Sands Low

Based on the above generic site assessment, typical geological hazards are considered to present a negligible to low risk to the proposed development. The compressible deposits risk is considered to be associated with the Alluvium.

An area of potential Made Ground is indicated directly to the south west of the site, which is thought to be associated with the construction of Staines Bridge.

There are a number of potential areas of infilled land within 250m of the site, the closest is associated with an unspecified wharf 65m to the south. There are three ponds noted, which are located 130m to the north, 150m to the south west and 220m to the north.

The potential risk of mining at the site has been assessed from the GeoInsight Report, which identifies that there are no records of mining within 1,000m radius of the site.

CG/28425 13 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

5. ENVIRONMENTAL SETTING

5.1 Environmental Disclosure

The pertinent information presented within the EnviroInsight report is summarised below. The report is included in Appendix G.

There are six records relating to electricity substations within 200m of the site with the closest present approximately 40m north west;

There are a number of locations indicating infilled land within 500m of the site; the closest is located 65m to the south and comprised of an unspecified wharf;

A number of potentially contaminative land uses are located within the surrounding area, the closest being a brewery located approximately 10m to the west, the majority relate to former industrial works to the north and north west of the site;

The site is within a Nitrate vulnerable zone;

A Motor Repair Garage was located approximately 20m to the north west of the site until sometime between 1978 and 1988;

There are a two of Part A (2) and Part B activities and enforcements within 500m of the site, the closest of which is approximately 400m to the west of the site and is a Part B activity relating to a fuelling station;

There are a number of licensed discharge consents within 500m of the site, the closet is located approximately 90m to the north east and refers to a revoked permit from 1993;

There are four Environment Agency recorded pollution incident within 500m of the site. The closest occurred approximately 245m north in 2002 and comprised tyres, however it is report that it caused no impact to air, land or water;

There are a number of current potentially contaminative industrial sites within 250m of the site, the closest of which is located 10m to the south and relates the activity of Published Goods from Kall Kwik Printing;

There are three records of historical landfills within 1500m, the closest was approximately 510m to the north west. The type of waste is unspecified;

CG/28425 14 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

There are three licensed waste sites within 1500m, the closest is located approximately 750m to the north west relating to Church Lammas Quarry taking landfill taking other waste.

5.2 Radon

The site is located in an area where less than 1% of properties are above the Action Level. Therefore, no special radon protection measures will be required.

5.3 Regulatory Enquires

A search of Spelthorne planning website as part of the Design Access Statement7 provided by the client indicates that the site had multiple applications to erect illuminated signs at the front of the building, dated 28/10/1963, 21/04/1964, 30/05/1968 and 26/05/1993 and planning permission to erect a two- storey rear extension, dated 05/01/1973, the grant was conditional, and it is assumed that they were undertaken.

5.3.1 Building Control

Spelthorne Building Control were contacted on 13 December 2017. The council officer in charge of Staines was not present at the time however information regarding previous works in the area was obtained. It was suggested that near the river Alluvium may be present and pockets of ‘bad land’ may be present. It was also suggested to contact the environmental health department for more information.

5.3.2 Environmental Health

Spelthorne Environmental Health Department have provided environmental information regarding the site, included as Appendix H and outlined below:

Historical land use

From the earliest available maps of 1882, the site was part of a National Schools site. By 1899, the school buildings had been extended northwards off-site. There is evidence to suggest that the school closed at the beginning of the twentieth century. On the 1914 and 1935 maps the site is identified as a Sunday School. Planning applications were made in 1960 and 1961, to demolish the part of the school on-site, and replace with a three-storey office block (Provident House). By the maps of the 1970’s, the office block had been constructed.

7 Kirkwood McCarthy. (October, 2017). Pre Application Advice.

CG/28425 15 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

In 1962 and 1963, there were planning applications to use 20 Bridge Street as a restaurant, and in 1967, a further application was received to use the adjacent church hall as an extension to the restaurant. The site appears to have been in use as a restaurant since that period.

The council has not formally investigated the site under Part 2a of the Environmental Protection Act 1990, nor has the site or surrounding area been determined as Contaminated Land under Part 2a.

The site of Bridge House, to the north of Provident House, was formerly a Baptist Church. Planning applications in the 1960s were made for the use of the land as a builders yard, with a retention permission for this land use in 1973. Between 1970 and 1987, there was a permission for the use of 16-18 Bridge Street for the storage and display for sale of motor cars.

Some 30m north of the site was a former brewery (Ashby Brewery). The area had been in use as a brewery since 1783 until the 1970’s when it was redeveloped. Although the process of brewing is not a contaminative process, the brewery was on a large scale and would have historically had smithys and coopers within the complex for barrelling, and later fuel storage for heating, engineering workshops, various machinery and plant, and a fleet of vehicles which were maintained.

A motor vehicle garage was also present within the boundary of the brewery, fronting onto Bridge Street, from the 1930’s. By the late 1960’s this was redeveloped to a car showroom with repair garage. This remained until the late 1980s.

The former brewery area has been redeveloped for commercial offices and warehouses.

Records of potentially contaminative land use

Surrey County Council Licensing Authority holds records for seven former petroleum spirit underground storage tanks (UST’s) across the site. There was a 2000 gallon UST at Courage which records show was removed in 1988 and a further six 650 gallon UST’s at Dobsons which, records show were removed in 1983. This does not coincide with any of the redevelopments at the site, and it is unknown whether contamination would have been checked for (given that the tank locations are identified at the brewery and at Dobsons, it is considered unlikely that they are on the application site).

Spelthorne Borough Council has no record of any current or historic landfilling within a 250m radius of the site across the area north of the River Thames.

There are no records of Private Water supplies within the Borough of Spelthorne, which covers the area within a 2km radius of the site north of the River Thames.

Planning applications

CG/28425 16 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

In 2011 a planning application (11/00949/FUL) for the site was submitted for extensive refurbishment of the building, including a new flat roof, new glazing, and new external glazing together with an extension of the building at the western end to enclose an inner courtyard. The extension was from the upper ground floor and above only, over the existing car parking plinth. There were no proposed changes to the rear ‘grounds’ to the north and north west of the existing building footprint. No intrusive investigation was required to be undertaken for this work.

Previous Investigations

Surrey county council holds a number of previous reports submitted for the car park to the rear of the site which are outlined in Table 4.

Table 4. Reports held by the council in relation to the rear car park

Year Report Availability

2005 Environment Agency report (Spel016) outlining ground Not held by Environmental Health contamination issues associated with this site. The contaminants of concern are hydrocarbons and heavy metals however the Environment Agency did not require remedial measures. 2006 RSK (September 2006) Preliminary Site Investigation Report. Held by council Prepared for George Wimpey West London. Report no 22374- 01(00) 2015 Structa (10 December 2015) Site Investigation: Bridge Street Car Submitted under planning Park, Staines-upon-Thames. Prepared for Bellway Homes Ltd (15/01718/DC8) (North London). Report ref 3869-GE001B 2016 Card Geotechnics Ltd (April 2016) Letter report. Ref CGE/06973 Submitted under planning (Not on online portal)

The report submitted by Structa outlines a comprehensive ground investigation undertaken in 2015 with subsequent monitoring visits. Made Ground was encountered at depths of between 0.64m and 1.64mbgl, with groundwater between 2.03 – 2.25mbgl. Soil samples were compared by Structa against guideline values for a ‘human health residential without plant uptake’ which showed exceedances of Lead in one sample and Benzo(a)pyrene in one shallow sample. In addition, Asbestos chrysotile loose fibres were identified in the east. A series of gas monitoring did not record any positive flow rates and no methane was detected. The maximum carbon dioxide levels were 3.4%. However three remaining boreholes from a previous investigation were also monitored – in a series referred to by Structa as BHA to BHE. Levels of carbon dioxide at BHA peaked at 6.7% by volume. The consultant states that ground gas concentrations recorded are generally consistent with Characteristic Situation 1, whereby no protection measures are required, but that the elevated carbon dioxide at BHA above 5% by volume means that the site falls into Characteristic Situation 2 – meaning basic gas protection measures are appropriate. Structa state that gas protection measures would not be required at the proposed development within the extent of the ventilated basement parking subject to agreement of the local authority. Groundwater levels at monitoring visits were found to be between 2.03m – 2.25mbgl in the Structa wells and at 1.6 – 1.8mbgl in the previous installations.

CG/28425 17 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

The CGL letter report, summarises a geotechnical investigation undertaken in April 2016. In addition trial pits were excavated along the southern boundary and monitoring of existing boreholes conducted to assess water depth, ground stability and waste classification of the soil. Soil samples collected from trial pits were classified as inert, except peat samples which were classified as non-hazardous due to high levels of Selenium. No asbestos was identified.

CG/28425 18 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

6. PRELIMINARY RISK ASSESSMENT

6.1 Introduction

Historical contamination of land may present harm to human health and the environment. Current UK legislation stipulates that the risk associated with potential land contamination is assessed and remediated, if necessary. Under the Town and Country Planning Act 1990 (as amended), potential land contamination is a "material planning consideration" together with the National Planning Policy Framework (March 2012), which means that a planning authority must consider contamination when they prepare development plans or consider individual applications for planning permission. It is the responsibility of the developer to carry out the remediation where it is required and satisfy the Local Authority that the remediation has been carried out as agreed.

Additionally, Part 2A of the Environmental Protection Act 1990 requires that a significant source- pathway-receptor linkage exists to determine a site as contaminated land. This means that there has to be a contaminant present, a receptor that could be harmed by this contaminant, and a pathway linking the two. Part 2A deals with the contamination risk from a site in its current use, however, the planning system requires that the proposed use is considered. Where remediation is carried out under the planning system, it should be ensured that the site is in such a condition that it would still not meet the definition of contaminated land under Part 2A.

6.2 Preliminary Conceptual Model

A preliminary conceptual site model has been compiled for the site based on the Source – Pathway – Receptor methodology to identify the potential sources of contamination and the associated potential pollutant linkages. This model also informs the potential need for further investigation and / or remediation at the site.

6.2.1 Potential Sources Potential contamination sources can include both current and historical activities on site and in the surrounding area. The following potential sources have been identified at the site.

6.2.1.1 On-site Sources Potential contamination sources can include both current and historical activities on site and in the surrounding area. The following potential sources have been identified at the site.

Made Ground – significant thickness of Made Ground is anticipated to be to the south west of the site following the construction of Staines Bridge over the River Thames. However due to the difference in

CG/28425 19 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

level between the front and rear of the site a nominal thickness may be present beneath the site following the construction of the rear extension. Previous investigation undertaken at the site has identified elevated concentrations of lead and benzo(a)pyrene and the presence of asbestos.

Asbestos in the Building Fabric– Given the age of the existing buildings on site, it is possible that asbestos containing materials may present in the existing fabric of the buildings, especially in the rear extension.

Ground gas/vapour – if there is a significant thickness of Made Ground and/or Alluvium, with an appreciable organic content, there may also be potential for ground gases and/or vapours from potentially impacted soils or groundwater. The previous investigation identified elevated concentrations of carbon dioxide, indicating that ground gas protection measures would be required.

6.2.1.2 Off-site Sources Electricity substations – There is one record of an electricity substation within 50m of the site, located approximately 40m to the north west. This appeared on historical maps from the 1970’s and 1980’s. Given the age of the electricity substations, there may be a potential for polychlorinated biphenyls (PCB) contamination in the Made Ground. As the substation no longer exists, the primary source of potential contamination has been removed, although it is unknown whether the substation leaked in the past. Additionally, the hardstanding beneath the substations may have limited infiltration into the underlying soil and groundwater.

Historic Industrial Uses – The surround area, particularly towards the north, has seen a variety of works, garages, factories and the brewery. The largest of which was the linoleum works located to the north east of the site. The manufacturing process of Linoleum can give rise to a range of potential contaminants such as metal/metalloids, organic compounds, solvents and asbestos as suggested by the Department of Environment (DoE) industry profile8.

Garages and Repair Works – The historical maps indicated that a garage and motor repair works were located to the north and north west of the site by 1962. There may be potential for organic compounds and heavy metals.

6.2.2 Potential Pathways The potential migration pathways that may be present include:

8 Department of Environment. (1995). DoE Industry profile – Chemical Works – linoleum, vinyl and bitumen-based floor covering manufacturing works.

CG/28425 20 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

Permeable soils – permeable soils may enable the migration of contaminants both laterally and vertically in liquid and gaseous form. However, the variable permeability of the Made Ground and superficial deposits of Alluvium reduces the likelihood of an uninterrupted flow path for liquid and gaseous contaminants.

Controlled waters – shallow groundwater is likely to be encountered within the Shepperton Gravel Member. Perched groundwater may also be present within the Made Ground and/or Alluvium. Shallow groundwater beneath the site could facilitate migration of contaminants towards the nearby rivers (River Colne and River Thames).

Ingestion & inhalation – contamination of shallow soils and groundwater may result in ingestion (including through ingestion of home grown produce in private gardens) or inhalation of contaminants and vapour. Asbestos can also be inhaled from contaminated shallow soils, or from exposure to damaged or disturbed ACMs if present in the existing building during redevelopment.

Direct/dermal contact – direct/dermal contact with contaminated soils or groundwater can result in uptake of contaminants through the skin.

Drains & service routes – old drainage and service routes, outfalls etc. can act as preferential pathways and enable the migration of contaminants to sensitive receptors if not grubbed out or capped upon discontinuation of use.

Root uptake – the proposed development plan includes the provision of private gardens. There may be the uptake of phytotoxic contaminants by plants and vegetation.

6.2.3 Potential Receptors The main potential receptors at the site are considered to be:

Future site occupants –with access to private gardens are considered to be at risk from possible shallow contamination/asbestos, and soil gas/vapour accumulation within buildings.

Construction workers – could be affected by potential contamination within soils and groundwater during ground works. Such persons are likely to be in close contact with potentially contaminated materials, which may include asbestos.

Off-site residents – potential contamination risks are likely to be low assuming appropriate good site practices during construction.

CG/28425 21 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

Groundwater – the Secondary A aquifers below the site is potentially at risk from the leaching/migration of contaminants such as heavy metals and hydrocarbons from potentially contaminated soils.

Surface water – nearby rivers (River Colne and River Thames) potentially at risk from the leaching/migration of contaminants such as heavy metals and hydrocarbons from potentially contaminated soils.

Building and infrastructure – could be at risk from aggressive ground conditions and contaminants may permeate through underground services such as water supply pipes and concrete.

Plants and vegetation – primarily at risk from phototoxic contaminants such as copper, nickel and zinc.

6.3 Preliminary Qualitative Risk Assessment

A qualitative risk assessment has been undertaken based on the findings of the Conceptual Site Model and the potential pollutant linkages that may exist at the site in accordance with Contaminated Land Report (CLR) 119. The risks identified are in accordance with the DEFRA and Contaminated Land Report (CLR) 610, site prioritisation and categorisation rating system which is summarised in

Table 5.

Table 5. Risk Rating Terminology

Risk Rating Description Contaminants very likely to represent an unacceptable risk to identified targets High Risk Site probably not suitable for proposed use Enforcement action possible, Urgent action required Contaminants likely to represent an unacceptable risk to identified targets Medium Risk Site probably not suitable for proposed use Action required in the medium term Contaminants may be present but unlikely to create unacceptable risk to identified targets Low Risk Site probably suitable for proposed use Action unlikely to be needed whilst site remains in current use If contamination sources are present they are considered to be minor in nature and extent Negligible Risk Site suitable for proposed use No further action required

9 The Environment Agency (2004) Model Procedures for the Management of Land Contamination, CLR 114 10 M.J. Carter Associates (1995) Prioritisation and Categorisation Procedure for Sites which may be Contaminated, Department of the Environment, CLR 6.

CG/28425 22 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

Based on the above terminology an assessment of the risks posed by the potential pollutant linkages at the site is outlined in Table 6, below and visual representation is included in Figure 3.

Table 6. Qualitative Risk Assessment

Source/Medium Receptor Potential Exposure Route Risk Rating

Organic/inorganic Future site occupiers Direct ingestion of soil and dust, ingestion Low to medium contaminants (e.g. heavy of home ground produce, inhalation of metals, inorganic and particulates, and dermal contact organic compounds, and asbestos) in shallow Construction workers Direct ingestion of soil and dust, Low to medium soils/Made Ground (if inhalation of particulates, and dermal present) associated with contact current and historic site uses (various works, Vegetation and plants Root uptake Low to medium garages and factories).

Buildings and structures Direct contact and migration and Low to medium accumulation of gases within building spaces

Secondary A Aquifer Lateral migration of contaminants Low to medium (Shepperton Gravel Member)

Surface water (River Migration to surface water receptors Low Thames, River Colne)

Off-site organic/inorganic Future site occupiers Direct ingestion of soil and dust, ingestion Low to medium contaminants (e.g. heavy of home ground produce, inhalation of metals, inorganic and particulates dermal contact organic compounds, and asbestos) in shallow Construction workers Direct ingestion of soil and dust, Low to medium soils/Made Ground (if inhalation of particulates, and dermal present) associated with contact historic off-site site uses (various works, garages and Vegetation and plants Root uptake Low factories).

Buildings and structures Direct contact and migration and Low accumulation of gases within building spaces

Secondary A Aquifer Lateral migration of contaminants Low to medium (Shepperton Gravel Member)

Surface water Migration to surface water receptors Low to medium

Asbestos in building fabric Construction workers Direct inhalation of asbestos fibres Medium

Organic/inorganic Construction workers Direct/indirect ingestion of soil and dust, Low to medium contaminants within inhalation of particles and vapours, and groundwater (Secondary Future site occupiers dermal contact Low (A) Aquifer) and migration from off-site sources Vegetation and plants Root uptake Low

Direct contact with underground Low to medium Buildings & structures structures and services

Local surface water bodies Lateral migration of contaminants Low to medium

CG/28425 23 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

7. CONCLUSIONS AND RECOMMENDATIONS

7.1 Conclusions

The development comprises of the demolition of the existing building and the construction of a new four-storey residential building. This Preliminary Land Contamination Assessment report has been produced to evaluate potential risks to human health and the environment, and to identify potential constraints associated with the proposed development.

The preliminary qualitative assessment indicates that the potential risks to human health and controlled waters associated with the proposed development of the site are generally considered to be low to medium. The potential risk to construction workers is also considered to be low to medium, but it is considered that this can be mitigated by the implementation of appropriate health and safety measures during construction. Should perched groundwater be present on site, potential risks to controlled waters is considered to be low to medium.

The Made Ground and Alluvium identified by the BGS maps and GeoInsight are likely to be variable in nature and an unsuitable bearing stratum. The Shepperton Gravel Member is likely to be water bearing. The underlying London Clay formation is known to have a high shrink-swell potential and can by pyritic.

7.2 Recommendations

Based on the findings of this Phase 1 assessment, the following recommendations are made with regards to ground investigation, to confirm the ground model and identified potential risks and inform the redevelopment design.

A shallow ground investigation is recommended to confirm the underlying ground conditions at the site and the potential for Made Ground and/or historical contamination.

Ground gas and groundwater monitoring. It may be necessary to undertake up to six ground gas monitoring visits, if Made Ground and/or Alluvium is encountered, as this could be a source or migration path for ground gases. If an appreciable level of ground gas is identified, gas protection measures may be required as part of the redevelopment.

Chemical testing is recommended to inform a semi-quantitative ground contamination risk assessment. The testing should include a broad suite comprising; metals, total petroleum hydrocarbons (TPH), polycyclic aromatic hydrocarbons (PAHs), PCBs, BTEX (benzene, toluene, ethylbenzene and xylene), pH, phenols and asbestos screening (in Made Ground, if encountered).

CG/28425 24 20 - 22 BRIDGE STREET, STAINES Land Contamination Assessment

Interpretative reporting is recommended to include soil, water and ground gas risk assessment and preliminary waste assessment for potential excess spoil or re-use of material to regrade the site.

Liaison should also be undertaken with the Local Authority to agree the scope of any intrusive investigation.

Based on the findings of the previous investigation, it is anticipated that remediation will be required to mitigate potential risks to human health. It is anticipated that these would comprise soil capping layers in soft landscaped areas, the incorporation of ground gas protection measures and consideration of appropriate materials for water supply pipes and buried concrete design. It is considered that the above scope of site investigation and production of a remediation strategy document can be undertaken under conditioned planning.

CG/28425 25

FIGURES

The site

Reproduced from the Ordnance Survey map with permission of the Controller of Her Majesty’s Stationary Office, Crown Copyright.

Licence No. 100012585

Client Project Job No CDP Staines Limited 20 – 22 Bridge Street, Staines CG/28425 TW18 4TW Title

Site Location Plan Figure 1

The River Colne: 45m east

The River Thames: 90m south west

The base plan was obtained from the design access statement supplied by Kirkwood

Scale 1:400 at A4 Client Project Job No CDP Staines Limited 20 – 22 Bridge Street, Staines TW18 4TW CG/28425 Title Site Layout Plan Figure 2

Potential contamination sources can include both current and historical activities on site in the surrounding area. Potential contamination sources can include both current and historical activities on site in the surrounding area. Potential Sources manufacturing process of Linoleum can give rise to a range potential contaminants such as metal/metalloids, organic benzo(a)pyrene and the presence of asbestos. compounds, solvents and asbestos as suggested by the Department of Environment (DoE) industry profile although it is unknown whether the substation leaked in past. Additionally, hardstanding beneath Ground. As the substation no longer exists, primary source of potential contamination has been removed, approximately 40m to the north west. This appeared on historical maps from 1970's and 1980's. Given age of Off-site Sources organic content, there may also be potential for ground gases and/or vapours from potentially impacted soils or containing materials may present in the existing fabric of buildings, especially rear extension. On site Sources extension. Previous investigation undertaken at the site has identified elevated concentrations of lead and and rear of the site a nominal thickness may be present beneath following construction substations may have limited infiltration into the underlying soil and groundwater. gas protection measures would be required. groundwater. The previous investigation identified elevated concentrations of carbon dioxide, indicating that ground S3) S2) S1) the electricity substations, there may be a potential for polychlorinated biphenyls (PCB) contamination in Made factories and the brewery. The largest of which was linoleum works located to north east site. the construction of Staines Bridge over River Thames. However due to difference in level between front The following potential sources have been identified at the site. The following potential sources have been identified at the site. S5) S5) S4) the north and west of site by 1962. There may be a potential for organic compounds heavy metals.

Made Ground

Historic Industrial Uses Ground gas/vapour Asbestos in the Building Fabric Garages and repair works Electricity substations - significant thickness of Made Ground is anticipated to be the south west site following - if there is a significant thickness of Made Ground and/or Alluvium, with an appreciable INDUSTRIAL - There is one record of an electricity substation within 50m the site, located OFF-SITE USES - The surround area, particularly towards the north, has seen a variety of works, garages, VARIOUS LONDON CLAY FORMATION MADE GROUND SHEPPERTON GRAVEL MEMBER ALLUVIUM GROUNDWATER - The historical maps indicated that a garage and motor repair works were located to - Given the age of existing buildings on site, it is possible that asbestos S5 GARAGES [1] . SUBSTATION Perched groundwater may also be present within the Made Ground and/or Alluvium. Shallow beneath building during redevelopment. inhaled from contaminated shallow soils, or exposure to damaged disturbed ACMs if present in the existing ingestion of home grown produce in private gardens) or inhalation contaminants and vapour. Asbestos can also be reduces the likelihood of an uninterrupted flow path for liquid and gaseous contaminants. of phytotoxic contaminants by plants and vegetation. contaminants through the skin. and gaseous form. However, the variable permeability of Made Ground superficial deposits Alluvium Potential Pathways the migration of contaminants to sensitive receptors if not grubbed out or capped upon discontinuation use. the site could facilitate some migration of contaminants into nearby rivers (River Colne and River Thames). The potential migration pathways that may be present include: P6) P5) P4) P3) P1) P2) S4 Root uptake - Drains & service routes Direct/dermal contact Ingestion & inhalation - Permeable soils Controlled waters P1 P5 the proposed development plan includes provision of private gardens. There may be uptake - permeable soils may enable the migration of contaminants both laterally and vertically in liquid

- shallow groundwater is likely to be encountered within the Shepperton Gravel Member. SITE BOUNDARY - direct/dermal contact with contaminated soils or groundwater can result in uptake of - old drainage and service routes, outfalls etc. can act as preferential pathways enable S1 contamination of shallow soils and groundwater may result in ingestion (including through R5 S3 EXISTING BUILDING PROVIDENT HOUSE S2 P2 R6 R4 R1) contaminants such as heavy metals and hydrocarbons from potentially contaminated soils. contaminants such as heavy metals and hydrocarbons from potentially contaminated soils. during construction. asbestos. contamination/asbestos, and soil gas/vapour accumulation within buildings. works. Such persons are likely to be in close contact with potentially contaminated materials, which may include Potential Receptors through underground services such as water supply pipes and concrete. The main potential receptors at the site are considered to be: R7) R6) R5) R4) R3) R2)

Future site occupants - Plants and vegetation - Building and infrastructure - Surface water - Groundwater - Off-site residents - Construction workers - the Secondary A aquifers below site is potentially at risk from leaching/migration of nearby rivers (River Colne and River Thames) potentially at risk from the leaching/migration of potential contamination risks are likely to be low assuming appropriate good site practices with access to private gardens are considered be at risk from possible shallow could be affected by potential contamination within soils and groundwater during ground primarily at risk from phototoxic contaminants such as copper, nickel and zinc. R2 could be at risk from aggressive ground conditions and contaminants may permeate P3,P4 R1

SITE BOUNDARY R3 Drawn Checked Approved Rev 0 Drawing title Project Client Scale(s) © or amended without the written approval of Card Geotechnics This drawing is the copyright of Card Geotechnics Limited. It may not be reproduced aeComments Date 07/12/17 NTS DWM SMK TSB 18/12/17 18/12/17 07/12/17 20-22 Bridge Street, Staines TW18 4TW Figure 3 - Conceptual Site Model CDP Staines Limited Job No. Dwg No. CG/28425-001 CG/28425 P6 R7 GU7 1XW Surrey Godalming Centre Card Geotechnics Ltd Woolsack Way 4 Godalming Business T: 01483 310600 Rev. 0 20 BRIDGE STREET, STAINES Land Contamination Assessment

GENREAL REPORT ABBREVIATIONS

ACM Asbestos Containing Material GPR Ground Penetrating Radar AOD Above Ordnance Datum Ha Hectare BaP Benzo(a)pyrene HMRC HM Revenue & Customs bgl Below ground level HSE Health & Safety Executive BGS British Geological Survey HSV Hand Shear Vane BIA Basement impact assessment kPa KiloPascals BTEX Benzene, Toluene, Ethylbenzene, MMP Materials Management Plan Xylenes NGR National Grid Reference BRE Building Research Establishment OS Ordnance Survey BSI British Standards Institute OCP Organochlorine Pesticides C4SL Category 4 Screening Level OPP Organophosphorus Pesticides CAT Cable Avoidance Tool PAHs Polycyclic Aromatic Hydrocarbons CBR California Bearing Ratio PBET Physiologically Based Extraction Testing CGL Card Geotechnics Limited PCBs Polychlorinated Biphenyls CIRIA Construction Industry Research and PID Photoionisation detector Information Association ppb Parts per billion CL:AIRE Contaminated Land: Applications in Real Environments ppm Parts per million CLEA Contaminated Land Exposure PSD Particle Size Distribution Assessment RIP Remediation Implementation Plan CLR Contaminated Land Report RQD Rock Quality Designation CPT Cone Penetration Test SGV Soil Guideline Value CS Characteristic Situation SOM Soil Organic Matter CSM Conceptual Site Model SPT Standard Penetration Test cu Undrained Shear Strength SSL Soil Saturation Limit DCP Dynamic Cone Penetrometer SSRA Site Specific Risk Assessment DEFRA Department for the Environment, Food SPZ Source Protection Zone and Rural Affairs SVOC Semi-Volatile Organic Compounds DP Dynamic Probe TCR Total Core Recovery DPM Damp Proof Membrane TPH Total Petroleum Hydrocarbons DWV Drinking Water Value TPHCWG Total Petroleum Hydrocarbons Criteria EA Environment Agency Working Group EHO Environmental Health Officer UKWIR UK Water Industry Research EQS Environmental Quality Standard UXO Unexploded Ordnance FID Flame Ionisation Detector VOC Volatile Organic Compounds GAC Generic Assessment Criteria WAC Waste Acceptance Criteria GSV Gas Screening Value WSV Water Screening Value

JOB NUMBER APPENDIX A

Site Walkover Photographs PHOTO SHEET

Front view of the site facing east. Front view of the site facing north east. View of the rear of the site facing south west.

View of the rear of the site facing north west. Rear access to the site. View facing south, Providence House on the right.

Client Project Job No CDP Staines Limited 20 – 22 Bridge Street, Staines TW18 4TW CG/28425

Title Site Walkover Photographs Appendix A

View of the vegetation along the southern boundary of the site. Rear access to site from Bridge Street. Small cracks noted on 41 Clarence Street, the building adjoining the site to the south.

Flood defences located along Clarence Street. View of the sheet pile wall along the River Colne located approximately 45m to the east of the site.

Client Project Job No CDP Staines Limited 20 – 22 Bridge Street, Staines TW18 4TW CG/28425

Title Site Walkover Photographs Appendix A

APPENDIX B

Existing Plan 20 BRIDGE STREET STAINES, TW18 4TW CLIENT: CDP STAINES LTD PROJECT NUMBER: 17006 KIRKWOOD MCCARTHY [email protected]

www.kirkwoodmccarthy.com

C-H 0.87 C-H

C-H 0.87 C-H c Copyright Kirkwood McCarthy Ltd. F-C 1.29 F-C F-C 1.29 F-C

project, or for completion of this project by others, except by written 15.06

15.10 agreement and appropriate compensation to the Architect.

DH 1.96 DH 1.99 DH

1. Dimensions are in millimeters unless stated otherwise.

2.16 2.26

F-C 1.78 F-C 2. All dimensions and measurements are to be checked on site C-H 0.30 C-H

DH 1.96 DH before proceeding. DH 1.98 DH 3. Dimensions govern. Do not scale off drawing.

4. All discrepancies to be notified in writing to Kirkwood McCarthy.

DH 1.96 DH

DH 2.07 DH 2.13

2.16

15.12

BH 2.00 BH

NO ACCESS NO

C L A R E N C E S T R E E T E E R T S E C N E R A L C

DH 1.97 DH

DH 1.91 DH

2.23

15.20

CSU

2.22

15.14

2.17

15.14 B R I D G E S T R E E T

BH 2.04 BH BH 2.01 BH

1.83

F-C 0.83 F-C C-H 0.85 C-H

15.36

BH 1.82 BH

DH 1.84 DH

17.29

2.24

15.16

DH 1.95 DH BH 1.88 BH BH 1.02 BH BH 1.21 BH

OH 1.93 OH

BH 1.57 BH BH 1.39 BH

14.97

CL14.95

15.15

2.18

15.09

2.19

BH 1.97 BH CL15.12

BH 1.70 BH

14.80

1.88

Pipe

CSU 2.16

15.11

BH 1.93 BH

14.89

1.81

14.78

15.12

2.11

BH 1.70 BH BH 1.72 BH 2.18

DH 1.86 DH

14.75

14.81

DH 1.67 DH

BH 1.56 BH

14.82

1.88

2.04 1.93

2.17

14.47

BH 1.73 BH

1.92

Wall h 0.29 h Wall BH 1.34 BH REV: DATE: DESCRIPTION: BY:

DRAWING TITLE: EXISTING GROUND FLOOR PLAN

DRAWING NO: SCALE: 17006 [EX] 100 1:100 @ A3

REVISION: DATE: STAGE:

0 1 2 3 4 / STAGE 2 20 BRIDGE STREET STAINES, TW18 4TW CLIENT: CDP STAINES LTD PROJECT NUMBER: 17006 KIRKWOOD MCCARTHY [email protected] www.kirkwoodmccarthy.com

c Copyright Kirkwood McCarthy Ltd.

Drawings, as instruments of service, are and shall remain the property of Kirkwood McCarthy, whether the project for which they are made is executed or not. The drawings shall not be used by the General Contractor for other projects, for additions to this project, or for completion of this project by others, except by written agreement and appropriate compensation to the Architect.

1. Dimensions are in millimeters unless stated otherwise. 2. All dimensions and measurements are to be checked on site before proceeding. 3. Dimensions govern. Do not scale off drawing.

4. All discrepancies to be notified in writing to Kirkwood McCarthy.

C L A R E N C E S T R E E T E E R T S E C N E R A L C

C-H 1.39 C-H F-C 0.94 F-C

B R I D G E S T R E E T

17.52

2.54

BH 2.16 BH

C-H 0.97 C-H

F-C 2.13 F-C

2.49

17.50

DH 1.87 DH

OH 2.06 OH 17.56

DH 2.28 DH

BH 2.19 BH

2.48

CSU

COUNTER 16.96 3.16

CSU

2.20

17.50

2.29

16.54

2.20

DH 1.94 DH

16.96

DH 1.84 DH

2.28

CSU

2.35

16.54

DH 2.01 DH

2.34

DH 1.99 DH 1.97 DH

16.95

3.12

16.96

2.37 DH 2.02 DH

REV: DATE: DESCRIPTION: BY:

DRAWING TITLE: EXISTING FIRST FLOOR PLAN

DRAWING NO: SCALE: 17006 [EX] 101 1:100 @ A3

REVISION: DATE: STAGE:

0 1 2 3 4 / STAGE 2 20 BRIDGE STREET STAINES, TW18 4TW CLIENT: CDP STAINES LTD PROJECT NUMBER: 17006 KIRKWOOD MCCARTHY [email protected] www.kirkwoodmccarthy.com

c Copyright Kirkwood McCarthy Ltd.

1. Dimensions are in millimeters unless stated otherwise. 2. All dimensions and measurements are to be checked on site before proceeding. 3. Dimensions govern. Do not scale off drawing.

4. All discrepancies to be notified in writing to Kirkwood McCarthy.

C L A R E N C E S T R E E T E E R T S E C N E R A L C

C-H 1.43 C-H

F-C 0.87 F-C

CSU

1.53 Hatch

B R I D G E S T R E E T

CSU

20.24

20.30 2.68

1.49 2.62

CSU 1.59

CSU

DH 1.91 DH

CSU

1.52 1.98 DH

20.19

DH 1.96 DH 20.27

CSU

2.64 2.70

CSU

20.23 OH 1.91 OH

DH 1.90

DH 1.97 DH

2.35

Hatch

BH 1.82 BH

2.66

2.67

20.20

20.21

2.15 19.04

CSU BH 2.09 BH

CSU

1.62 1.61

CSU

C-H 1.46 C-H C-H 1.50 C-H

F-C 0.89 F-C

F-C 0.85 F-C 2.58

C-H 1.49 C-H F-C 0.90 F-C

REV: DATE: DESCRIPTION: BY:

DRAWING TITLE: EXISTING SECOND FLOOR PLAN

DRAWING NO: SCALE: 17006 [EX] 102 1:100 @ A3

REVISION: DATE: STAGE:

0 1 2 3 4 / STAGE 2 20 BRIDGE STREET STAINES, TW18 4TW CLIENT: CDP STAINES LTD PROJECT NUMBER: 17006 KIRKWOOD MCCARTHY [email protected] www.kirkwoodmccarthy.com

c Copyright Kirkwood McCarthy Ltd.

1. Dimensions are in millimeters unless stated otherwise. 2. All dimensions and measurements are to be checked on site before proceeding. 3. Dimensions govern. Do not scale off drawing.

4. All discrepancies to be notified in writing to Kirkwood McCarthy. C L A R E N C E S T R E E T E E R T S E C N E R A L C

B R I D G E S T R E E T

21.37

1.59 F-H 1.53 F-H

CSU F-C 1.04 F-C 0.65

REV: DATE: DESCRIPTION: BY:

DRAWING TITLE: EXISTING THIRD FLOOR PLAN

DRAWING NO: SCALE: 17006 [EX] 103 1:100 @ A3

REVISION: DATE: STAGE:

0 1 2 3 4 / STAGE 2 20 BRIDGE STREET STAINES, TW18 4TW CLIENT: CDP STAINES LTD PROJECT NUMBER: 17006 KIRKWOOD MCCARTHY [email protected] www.kirkwoodmccarthy.com

c Copyright Kirkwood McCarthy Ltd.

1. Dimensions are in millimeters unless stated otherwise. 2. All dimensions and measurements are to be checked on site before proceeding. 3. Dimensions govern. Do not scale off drawing.

4. All discrepancies to be notified in writing to Kirkwood McCarthy. C L A R E N C E S T R E E T E E R T S E C N E R A L C

B R I D G E S T R E E T

REV: DATE: DESCRIPTION: BY:

DRAWING TITLE: EXISTING ROOF PLAN

DRAWING NO: SCALE: 17006 [EX] 104 1:100 @ A3

REVISION: DATE: STAGE:

0 1 2 3 4 / STAGE 2 20 BRIDGE STREET STAINES, TW18 4TW CLIENT: CDP STAINES LTD PROJECT NUMBER: 17006 KIRKWOOD MCCARTHY [email protected] www.kirkwoodmccarthy.com

c Copyright Kirkwood McCarthy Ltd.

1. Dimensions are in millimeters unless stated otherwise. 2. All dimensions and measurements are to be checked on site before proceeding. 3. Dimensions govern. Do not scale off drawing.

4. All discrepancies to be notified in writing to Kirkwood McCarthy. C L A R E N C E S T R E E T E E R T S E C N E R A L C

B R I D G E S T R E E T

REV: DATE: DESCRIPTION: BY:

DRAWING TITLE: EXISTING ELEVATION 01 BRIDGE STREET

DRAWING NO: SCALE: 17006 [EX] 201 1:100 @ A3

REVISION: DATE: STAGE:

0 1 2 3 4 / STAGE 2 20 BRIDGE STREET STAINES, TW18 4TW CLIENT: CDP STAINES LTD PROJECT NUMBER: 17006 KIRKWOOD MCCARTHY [email protected] www.kirkwoodmccarthy.com

c Copyright Kirkwood McCarthy Ltd.

1. Dimensions are in millimeters unless stated otherwise. 2. All dimensions and measurements are to be checked on site before proceeding. 3. Dimensions govern. Do not scale off drawing.

4. All discrepancies to be notified in writing to Kirkwood McCarthy. C L A R E N C E S T R E E T E E R T S E C N E R A L C

B R I D G E S T R E E T

RWP

REV: DATE: DESCRIPTION: BY:

DRAWING TITLE: EXISTING ELEVATION 02

DRAWING NO: SCALE: 17006 [EX] 202 1:100 @ A3

REVISION: DATE: STAGE:

0 1 2 3 4 / STAGE 2 20 BRIDGE STREET STAINES, TW18 4TW CLIENT: CDP STAINES LTD PROJECT NUMBER: 17006 KIRKWOOD MCCARTHY [email protected] www.kirkwoodmccarthy.com

c Copyright Kirkwood McCarthy Ltd. 32.00 Drawings, as instruments of service, are and shall remain the property of Kirkwood McCarthy, whether the project for which they are made is executed or not. The drawings shall not be used by the General Contractor for other projects, for additions to this project, or for completion of this project by others, except by written agreement and appropriate compensation to the Architect.

30.00 1. Dimensions are in millimeters unless stated otherwise. 2. All dimensions and measurements are to be checked on site before proceeding. Cladding 3. Dimensions govern. Do not scale off drawing. 4. All discrepancies to be notified in writing to Kirkwood McCarthy.

28.00 C L A R E N C E S T R E E T E E R T S E C N E R A L C

26.00

B R I D G E S T R E E T Render

24.00

22.00

20.00

18.00

16.00

Datum 14.00 REV: DATE: DESCRIPTION: BY: 5.00 10.00 15.00 DRAWING TITLE: EXISTING ELEVATION 03

DRAWING NO: SCALE: 17006 [EX] 203 1:100 @ A3

REVISION: DATE: STAGE:

0 1 2 3 4 / STAGE 2 20 BRIDGE STREET STAINES, TW18 4TW CLIENT: CDP STAINES LTD PROJECT NUMBER: 17006 KIRKWOOD MCCARTHY [email protected] www.kirkwoodmccarthy.com

c Copyright Kirkwood McCarthy Ltd.

1. Dimensions are in millimeters unless stated otherwise. 2. All dimensions and measurements are to be checked on site before proceeding. 3. Dimensions govern. Do not scale off drawing.

4. All discrepancies to be notified in writing to Kirkwood McCarthy. C L A R E N C E S T R E E T E E R T S E C N E R A L C

B R I D G E S T R E E T

20.21 20.23 20.24

19.98 19.98

17.50 17.52

17.34 17.23 17.31

15.12 15.12 15.14

14.47

REV: DATE: DESCRIPTION: BY:

DRAWING TITLE: EXISTING SECTION AA

DRAWING NO: SCALE: 17006 [EX] 300 1:100 @ A3

REVISION: DATE: STAGE:

0 1 2 3 4 / STAGE 2 APPENDIX C

Proposed Development Plans 20 BRIDGE STREET STAINES, TW18 4TW CLIENT: CDP STAINES LTD PROJECT NUMBER: 17006 KIRKWOOD MCCARTHY [email protected] www.kirkwoodmccarthy.com

c Copyright Kirkwood McCarthy Ltd.

1. Dimensions are in millimeters unless stated otherwise. 2. All dimensions and measurements are to be checked on site before proceeding. 3. Dimensions govern. Do not scale off drawing.

4. All discrepancies to be notified in writing to Kirkwood McCarthy. B R I D G E S T R E E T E E R T S E G D I R B

CHURCH STREET B R I D G E S T R E E T E E R T S E G D I R B

C L A R E N C E S T R E E T C L A R E N C E S T R E E T

01 PROPOSED: SITE LOCATION PLAN 02 PROPOSED: BLOCK PLAN [GA]001 1.1250 @ A3 [GA]001 1.500 @ A3

REV: DATE: DESCRIPTION: BY:

DRAWING TITLE: PROPOSED LOCATION PLAN

DRAWING NO: SCALE: 17006 [GA] 001 VARIES @ A3

REVISION: DATE: STAGE: / 05.06.18 STAGE 3 0 1 2 3

04 [GA]204 +15.300 Terrace 7m2 08 07

A 13 11 13 A [GA]300 [GA]300 1 Bed 51.3m2 G.02 10 B RIDGEST Service Yard 39m2 +16.525 04 12 07 04 [GA]202 [GA]201 02 01 1 Bed 56.9m2 G.01 03 Terrace 7.7m2

08 07

[GA]203 03 17006 [GA]100 GROUND FLOORPLAN GENERAL ARRANGEMENT REVISION: DRAWING NO: DRAWING TITLE: REV: / 17006 15 14 13 12 11 10 1. LEGEND: project, orforcompletionofthisprojectbyothers,exceptwritten property ofKirkwoodMcCarthy,whethertheprojectforwhichthey Drawings, asinstrumentsofservice,areandshallremainthe PROJECT NUMBER: CDP STAINESLTD STAINES, TW184TW 20 BRIDGESTREET 09 08 07 06 05 04 03 02 01 3. CLIENT: 2. agreement andappropriatecompensationtotheArchitect. the GeneralContractorforotherprojects,additionstothis are madeisexecutedornot.Thedrawingsshallnotbeusedby [email protected] 4. www.kirkwoodmccarthy.com KIRKWOOD MCCARTHY c Dimensions govern.Donotscaleoffdrawing. Dimensions areinmillimetersunlessstatedotherwise. before proceeding. All discrepanciestobenotifiedinwritingKirkwoodMcCarthy. All dimensionsandmeasurementsaretobecheckedonsite Copyright KirkwoodMcCarthyLtd. Roof terrace Rain gardenroof Bike stand Bin store-recycling Bin store-waste Dwarf wallwithgardenbed Permeable surface Metal frameddoubleglazedcasement Metal frameddoubleglazeddoorset Entrance door Render facing Slatted balcony Secure fence White metalprivacyscreen White metalguarding DATE:

05.07.18 DATE: DESCRIPTION: B R I D G E S T R E E T E E R T S E G D I R B 1:100 @A3 SCALE: STAGE 3 STAGE: BY:

C L A R E N C E S T R E E T 0 1 2 3

04 [GA]204

A A [GA]300 [GA]300 2 Bed 67.3m2 1.02 +19.525 Balcony 5.5m2 [GA]202 [GA]201 02 01 2 Bed 64.6m2 1.01 Balcony

4m2

[GA]203 03 17006 [GA]101 FIRST FLOORPLAN GENERAL ARRANGEMENT REVISION: DRAWING NO: DRAWING TITLE: REV: / 17006 15 14 13 12 11 10 1. LEGEND: project, orforcompletionofthisprojectbyothers,exceptwritten property ofKirkwoodMcCarthy,whethertheprojectforwhichthey Drawings, asinstrumentsofservice,areandshallremainthe PROJECT NUMBER: CDP STAINESLTD STAINES, TW184TW 20 BRIDGESTREET 09 08 07 06 05 04 03 02 01 3. CLIENT: 2. agreement andappropriatecompensationtotheArchitect. the GeneralContractorforotherprojects,additionstothis are madeisexecutedornot.Thedrawingsshallnotbeusedby [email protected] 4. www.kirkwoodmccarthy.com KIRKWOOD MCCARTHY c Dimensions govern.Donotscaleoffdrawing. Dimensions areinmillimetersunlessstatedotherwise. before proceeding. All discrepanciestobenotifiedinwritingKirkwoodMcCarthy. All dimensionsandmeasurementsaretobecheckedonsite Copyright KirkwoodMcCarthyLtd. Roof terrace Rain gardenroof Bike stand Bin store-recycling Bin store-waste Dwarf wallwithgardenbed Permeable surface Metal frameddoubleglazedcasement Metal frameddoubleglazeddoorset Entrance door Render facing Slatted balcony Secure fence White metalprivacyscreen White metalguarding DATE:

05.06.18 DATE: DESCRIPTION: B R I D G E S T R E E T E E R T S E G D I R B 1:100 @A3 SCALE: STAGE 3 STAGE: BY:

C L A R E N C E S T R E E T 0 1 2 3

04 [GA]204

A A [GA]300 [GA]300 2 Bed 67.3m2 2.02 +22.525 Balcony 5.5m2 [GA]202 [GA]201 02 01 2 Bed 64.6m2 2.01 Balcony

4m2

[GA]203 03 17006 [GA]102 SECOND FLOORPLAN GENERAL ARRANGEMENT REVISION: DRAWING NO: DRAWING TITLE: REV: / 17006 15 14 13 12 11 10 1. LEGEND: project, orforcompletionofthisprojectbyothers,exceptwritten property ofKirkwoodMcCarthy,whethertheprojectforwhichthey Drawings, asinstrumentsofservice,areandshallremainthe PROJECT NUMBER: CDP STAINESLTD STAINES, TW184TW 20 BRIDGESTREET 09 08 07 06 05 04 03 02 01 3. CLIENT: 2. agreement andappropriatecompensationtotheArchitect. the GeneralContractorforotherprojects,additionstothis are madeisexecutedornot.Thedrawingsshallnotbeusedby [email protected] 4. www.kirkwoodmccarthy.com KIRKWOOD MCCARTHY c Dimensions govern.Donotscaleoffdrawing. Dimensions areinmillimetersunlessstatedotherwise. before proceeding. All discrepanciestobenotifiedinwritingKirkwoodMcCarthy. All dimensionsandmeasurementsaretobecheckedonsite Copyright KirkwoodMcCarthyLtd. Roof terrace Rain gardenroof Bike stand Bin store-recycling Bin store-waste Dwarf wallwithgardenbed Permeable surface Metal frameddoubleglazedcasement Metal frameddoubleglazeddoorset Entrance door Render facing Slatted balcony Secure fence White metalprivacyscreen White metalguarding DATE:

05.06.18 DATE: DESCRIPTION: B R I D G E S T R E E T E E R T S E G D I R B 1:100 @A3 SCALE: STAGE 3 STAGE: BY:

C L A R E N C E S T R E E T 0 1 2 3

04 [GA]204

A A [GA]300 [GA]300 2 Bed 67.3m2 3.02 +25.525 Balcony 5.8m2 [GA]202 [GA]201 02 01 1 Bed 47.5m2 3.01 Terrace 13.4m2

[GA]203 03 17006 [GA]103 GENERAL ARRANGEMENT REVISION: DRAWING NO: THIRD FLOORPLAN DRAWING TITLE: REV: / 17006 15 14 13 12 11 10 1. LEGEND: project, orforcompletionofthisprojectbyothers,exceptwritten property ofKirkwoodMcCarthy,whethertheprojectforwhichthey Drawings, asinstrumentsofservice,areandshallremainthe PROJECT NUMBER: CDP STAINESLTD STAINES, TW184TW 20 BRIDGESTREET 09 08 07 06 05 04 03 02 01 3. CLIENT: 2. agreement andappropriatecompensationtotheArchitect. the GeneralContractorforotherprojects,additionstothis are madeisexecutedornot.Thedrawingsshallnotbeusedby [email protected] 4. www.kirkwoodmccarthy.com KIRKWOOD MCCARTHY c Dimensions govern.Donotscaleoffdrawing. Dimensions areinmillimetersunlessstatedotherwise. before proceeding. All discrepanciestobenotifiedinwritingKirkwoodMcCarthy. All dimensionsandmeasurementsaretobecheckedonsite Copyright KirkwoodMcCarthyLtd. Roof terrace Rain gardenroof Bike stand Bin store-recycling Bin store-waste Dwarf wallwithgardenbed Permeable surface Metal frameddoubleglazedcasement Metal frameddoubleglazeddoorset Entrance door Render facing Slatted balcony Secure fence White metalprivacyscreen White metalguarding DATE:

05.06.18 DATE: DESCRIPTION: B R I D G E S T R E E T E E R T S E G D I R B 1:100 @A3 SCALE: STAGE 3 STAGE: BY:

C L A R E N C E S T R E E T