A PHASE I DESK STUDY REPORT TO ADDRESS CONDITION 7 OF PLANNING PERMISSION REFERENCE NO. 20180874 FOR THE RESIDENTIAL REDEVELOPMENT OF: THE LINDENS BARN, DRAYTON LANE, HORSFORD CLIENT: Mr & Mrs Rudd REFERENCE: DJM/18.288/PhaseI DATE: 24 August 2018 A F Howland Associates Limited The Old Exchange Newmarket Road Cringleford Norwich NR4 6UF Tel: 01603 250754 Email: [email protected] Website: www.howland.co.uk Copyright © A F Howland Associates Limited 2018 CONTENTS 1. TERMS OF REFERENCE 1 2. LOCATION 2 3. GEOLOGY 2 4. HYDROLOGY 2 5. HISTORICAL INFORMATION 2 6. CURRENT LAND USES 5 7. WALKOVER SURVEY 5 8. HAZARDOUS GASES AND VAPOURS 7 9. INTRUSIVE INVESTIGATION 8 10. DISCUSSION OF ENVIRONMENTAL ISSUES 8 11. PRELIMINARY CONCEPTUAL MODEL 10 12. SUMMARY AND RECOMMENDATIONS 12 APPENDICES APPENDIX A: REFERENCES APPENDIX B: ENVIRONMENTAL DATABASE REPORT APPENDIX C: TRIAL PIT RECORDS APPENDIX D: DRAWINGS APPENDIX E: RISK ASSESSMENT CLASSIFICATION A Phase I Desk Study Report to Address Condition 7 of Planning Permission Reference No. 20180874 for the Residential Redevelopment of: The Lindens Barn, Drayton Lane, Horsford DJM/18.288/PhaseI 24 August 2018 Page 1 1. TERMS OF REFERENCE A F Howland Associates Limited was instructed by Mr & Mrs Rudd (the “Client”) to carry out a Phase I Desk Study at The Lindens Barn, Drayton Lane, Horsford, NR10 3AN (Fig. 18.288/PhaseI/01). This was required to address condition 7 of planning permission reference no. 20180874 for the conversion and extension of a former agricultural barn and plot of land for a residential end-use. This report presents the background environmental and historical data for the site and gives details of a site walkover undertaken to confirm the current condition of the site and surrounding area. The report also includes the findings of a limited intrusive investigation undertaken during the site walkover, with the findings discussed as part of a qualitative contamination risk assessment. An environmental database report was commissioned to provide certain background information and is included in Appendix B, with relevant details presented where necessary. Other sources of data were used to verify the findings of the environmental database report, supported by anecdotal evidence, and add details where appropriate. A Structural Appraisal report has also been prepared for the site by Frith:Blake Consulting Limited (2018) and is referred to where appropriate. The report has been carried out in general accordance with accepted best practice and methodologies (BSI, 2017) (DEFRA and EA, 2004) (DCLG, 2010) and was prepared for the sole and exclusive use of the Client and its advisors. Other parties using the contained information do so at their own risk and any duty of care to those parties is specifically excluded subject to copyright as detailed below. The copyright of any proposal or any data presented in the report, including without exclusion all text and all procedures and methods developed by A F Howland Associates Limited is held by A F Howland Associates Limited and all rights to such are reserved. No part of the content of, procedures described, or other facets of the report will be copied or used by others outside of the immediate context for which the work was commissioned without the express and specific request and approval to do so in writing. www.howland.co.uk Copyright © A F Howland Associates Limited 2018 A Phase I Desk Study Report to Address Condition 7 of Planning Permission Reference No. 20180874 for the Residential Redevelopment of: The Lindens Barn, Drayton Lane, Horsford DJM/18.288/PhaseI 24 August 2018 Page 2 2. LOCATION The site is located on Drayton Lane, approximately 0.5 km south of the village of Horsford, Norfolk, centred at National Grid reference 619405, 315327 and at an elevation of approximately 35 m above Ordnance Datum (aOD). 3. GEOLOGY The regional geology is mapped for the area by the British Geological Survey (BGS, 2018) as bedrock of Wroxham Crag Formation overlain by superficial deposits of the Sheringham Cliffs Formation. Superficial Head deposits are mapped adjacent to the east of the site. 4. HYDROLOGY There are two surface water courses within 500 m, both are drainage ditches approximately 368 m to the east and 420 m to the north. There are no surface water abstraction licences within a kilometre of the site. The Wroxham Crag Formation is classified as a principal aquifer whilst the superficial deposits are designated secondary (A) aquifer status. All are considered to be of high leaching potential. The site is not located within a groundwater source protection zone. There are no potable water abstraction licences within a kilometre of the site, whilst there is one groundwater abstraction licence within 500 m of the site which is for general farming and domestic purposes. Regional hydrogeological mapping indicates the piezometric head of groundwater to be at around 20 m aOD which is approximately 15 m below ground level (Institute of Geological Sciences, 1976). 5. HISTORICAL INFORMATION A review of historical information has been undertaken, including publically available OS mapping and aerial images. This is supported by anecdotal evidence where appropriate. Since circa 1882, the earliest edition of Ordnance Survey mapping, there has been a structure in the eastern part of the site, which anecdotal evidence suggests was a threshing barn. The central part of the site comprised a structure along the northern boundary with another in the western part, which anecdotal evidence suggests may have www.howland.co.uk Copyright © A F Howland Associates Limited 2018 A Phase I Desk Study Report to Address Condition 7 of Planning Permission Reference No. 20180874 for the Residential Redevelopment of: The Lindens Barn, Drayton Lane, Horsford DJM/18.288/PhaseI 24 August 2018 Page 3 been cattle sheds. These buildings formed a U-shaped structure set around a courtyard area in the southern part of the site fronting on to a road, as indicated in Figure 1 below which shows the site during the mid-1960s. Over the course of the historical mapping, available until the early 1990s, there have been no significant changes to the site. Figure 1: Photograph showing the site (bottom left of photograph as indicated approximately in red) and adjacent residential dwelling circa 1964; as supplied by the Client During the late 1900s, anecdotal evidence suggests that the threshing barn was used to store a tractor, whilst the cattle sheds are understood to have been used by a local builder to store surplus construction materials through to the late 1990s. The site then became disused and the former cattle sheds were demolished leaving only a small section remaining in the north western part of the site. The barn in the east has been unoccupied since the late 1990s and since fallen into a state of dereliction until the present-day. The central part of the site was purchased by the current owners circa 10 years ago, and was incorporated into their residential dwelling and garden as a walled gravelled- courtyard with lawn and raised beds. The remaining structure in the western part of the site has then been used as domestic storage. This establishes the present-day configuration of the site. www.howland.co.uk Copyright © A F Howland Associates Limited 2018 A Phase I Desk Study Report to Address Condition 7 of Planning Permission Reference No. 20180874 for the Residential Redevelopment of: The Lindens Barn, Drayton Lane, Horsford DJM/18.288/PhaseI 24 August 2018 Page 4 Since 1882, there has been a residential dwelling, surveyed as The Cottage set in a private garden, immediately adjacent to the north and east of the site, with this and the site fronting onto a road to the south. This establishes the present-day use and layout of this area, with the dwelling becoming surveyed as The Lindens by the 1970s. The road to the south establishes the present-day alignment of Drayton Lane, whilst the B1149 further to the east is also established by 1882. From the earliest mapping, the wider surrounding area comprised fields, with the village of Horsford approximately 500 m to the north and All Saints’ Church, Vicarage, Church Farm and several other dwellings surveyed approximately 250 to 400 m to the east. The Crown Public House is also surveyed approximately 130 m to the east on the intersection of Drayton Lane and the B1149. This area has remained relatively unchanged, with Horsford developing significantly to the north of the village and sporadically to the west. There has also been limited residential development along the B1149 to the south of Horsford. During the late 1960s to the early 1970s there were also two buildings surveyed on the opposite side of Drayton Lane which are considered residential dwellings. The environmental database report also highlights three historical industrial land uses, including a nursery approximately 400 m to the south, a sewage pumping station 412 m to the north and an unspecified works approximately 440 m to the north west. These are indicated on the OS mapping from the 1970s. Aerial images from 1999 to 2007 show very little detail of the site due to dense vegetation, with a reduction in the number of trees shown from the 2007 to 2011 images and the establishment of the gravelled courtyard and lawn on the site. The 1999 aerial image confirms the immediate surrounding land use to the north, south and east as residential, whilst showing agricultural buildings adjacent to the west. The aerial images do not show any significant changes to the immediate surrounding area, except the 2017 aerial image showing the construction of the Norwich Northern Distributor Road approximately 550 m to the south west, with a new link road from it to the B1149 approximately 170 m south of the site at its closest extent.