Review Report Address: 6 Sovereign House, Nelson Quay, Milford Haven, SA73 3AJ Grid Reference: Your Reference: Groundsure Reference: Date: 190311,205788 17423903 17423903 5 Dec 2017 Written By: Reviewed By: Anna Maria Gallart MEng Matthew Brown MSc AIEMA BSc (Hons) AIEMA Contaminated Land Flood Risk ACCEPTABLE RISK Assessed potential for environmental risk associated Assessed potential for flood risk associated with this with this property: property: Low-Moderate High The following opinion is provided by Groundsure on the basis of the information available at the time this report was produced. Statutory or Third Party Action Is there a risk of statutory (e.g. Part 2A EPA 1990) or third party action being taken Unlikely against the site? Banking Security Does the property represent Acceptable Banking Security from an environmental Yes perspective? Environmental Liability Is there a risk that the property value may be impacted due to environmental liability Unlikely issues? Please contact us with any Groundsure reference: 17423903 questions relating to this report: Date: 5 Dec 2017 1 Tel: 08444 159 000 [email protected] Recommendations None required. Consultancy Opinion Current Land Use Groundsure has been advised by the client (or their advisers) that the property is currently used for commercial purposes and will continue in that use. The 0.01 ha site has been identified to comprise part of a building occupying the entire property footprint, labelled as Sovereign House. The study area lies within a predominantly commercial setting with the aforementioned building extending off site to the east and west. Hardstanding is noted to the north with Nelson Quay (road) identified beyond. An unnamed lane lies to the south, with a marina noted beyond. Historical Land Use – On-Site Historically, the site was situated within a beach c.1862. No significant changes were observed until c.1878, by which time the site had been developed as part of a dock. By c.1906, part of a building had been constructed in the north and railway lines were established along the southern perimeter. Further changes were noted on subsequent mapping from c.1937, at which time the area had been redeveloped to comprise part of a building, labelled as a fish market. The study area remained in similar layout until c.1991, by which time the property had been cleared. Recent aerial photography indicates that the property was redeveloped into its current layout by c.2006. Historical Land Use – Surrounding Area Historically, land use in the vicinity of the property has included the aforementioned railway lines noted to extend off site to the west and east c.1906-1908 and railway lines 12m to the north c.1937-1991. Environmental Permits and Register Entries No Environmental Permits of concern have been identified in proximity to the property. No entries on the Local Authority's Contaminated Land Register have been identified within 500m of the site. Environmental Damage Regulations Sensitivity Assessment The site has been assessed in relation to relevant receptors under the regulations, and is noted to have a high sensitivity. As the site does not appear to be in current industrial use, there is unlikely to be a significant risk of Environmental Damage at the property. However, if you require an assessment of operational risk at the property, please contact Groundsure for further advice. Site Setting and Overall Environmental Sensitivity The site is situated on the underlying geology comprising bedrock layers of the Milford Haven Group. Groundwater mapping indicates the bedrock layers to be classified as a Secondary A aquifer. Potentially vulnerable receptors have been identified including the site users, the underlying aquifer and the aforementioned marina. Groundsure considers that the property has a moderate to high environmental sensitivity. Please contact us with any questions relating to this report: Groundsure Reference: 17423903 Tel: 08444 159 000 Date: 5 Dec 2017 2 [email protected] Conclusion Groundsure has not identified a potential contaminant-pathway-receptor relationship that is likely to give rise to significant environmental liability. The study site is considered unlikely to be subject to individual statutory investigation, and Groundsure therefore concludes that the site represents an Acceptable Environmental Risk. Please refer to the Groundsure Risk Assessment Methodology contained within this report. Please contact us with any questions relating to this report: Groundsure Reference: 17423903 Tel: 08444 159 000 Date: 5 Dec 2017 3 [email protected] Further Information Environmental Consultancy If you would like any further assistance regarding this report, please contact the Groundsure Helpline on 08444 159 000 to discuss the findings free of charge. Phase 1 Environmental Risk Assessment If you would like to undertake a Phase 1 Environmental Risk Assessment, Groundsure would be pleased to provide you with a quotation for this more detailed assessment of the property. The cost of the Phase 1 would include a discount to reflect the entire cost of the report already undertaken. Whilst quotes are provided on a site-specific basis, these reports generally start from approximately £1,200+VAT. Please note that a Phase 1 report will often be required to support planning applications. Environmental Insurance Environmental insurance may be available for the subject property. Please contact Groundsure for further details. Please contact us with any questions relating to this report: Groundsure Reference: 17423903 Tel: 08444 159 000 Date: 5 Dec 2017 4 [email protected] Executive Summary: Flood Risk The following opinion is provided by Groundsure on the basis of the information available at the time of writing and contained within this report. Negligible Low Low- Moderate Moderate- High Moderate High Is insurance cover for flooding likely to be available for the property based upon Environment Agency/Natural Resources Wales Risk of Flooding from Rivers and the Sea (RoFRaS) data? May not be available What is the highest Environment Agency/Natural Resources Wales Risk of Flooding from Rivers and the Sea (RoFRaS) rating for the property? High What is the highest Environment Agency/Natural Resources Wales Flood Zone risk at the property? High What is the risk of flooding from pluvial/surface water sources? Negligible If the site were to be redeveloped, would a NPPF flood risk assessment be required? Yes Please contact us with any questions relating to this report: Groundsure Reference: 17423903 Tel: 08444 159 000 Date: 5 Dec 2017 5 [email protected] Flood Recommendations It is recommended that several insurers are contacted to confirm the availability of reasonably priced insurance for the property. The purchaser may wish to make specific enquiries of the vendor regarding the history of flooding at the property. Risk of Flooding from Rivers and the Sea (RoFRaS) As the site lies within or in close proximity to an area with a High risk rating in the RoFRaS database, a prudent purchaser may wish to consider reducing the impact of flooding at the property by installing flood protection measures. Such measures may help reduce the effects of flooding at the property if flood defences are absent or are breached, and may assist in obtaining insurance for the site. Furthermore, it is recommended that anyone living within an area at High risk signs up to the Environment Agency/Natural Resources Wales's Flood Warning Scheme on 0345 988 1188 or at www.environment-agency.gov.uk. Environment Agency/Natural Resources Wales Flood Zones The site has been identified to lie within Flood Zone 3 as designated by the Environment Agency/Natural Resources Wales, indicating the site has a predicted chance of flooding of greater than 1.0% from fluvial sources or greater than 0.5% from coastal sources in any given year. It is recommended that a purchaser consider reducing the impact of flooding at the property by installing flood protection measures at the site. Such measures may help reduce the effects of flooding at the property if flood defences are absent or are breached, and may assist in obtaining insurance for the site. Further information on flood protection measures may be obtained from the National Flood Forum or the Flood Protection Association. A more detailed flood risk assessment may further quantify the risk of flooding at the site as well as examining the history of flooding at the site, reviewing the standard of protection afforded to the site and providing a quote for a a Full Flood Risk Assessment to meet the requirements of NPPF, if required. Groundsure Flooding Desktop Reports are available from £500 + VAT. Please contact Groundsure for further details. Groundwater Flooding The area is not considered to be prone to groundwater flooding Development Guidance If the site is to be developed, a detailed Flood Risk Assessment will be required. 'Highly Vulnerable' developments, as defined within NPPF, will not be permitted within a Zone 3 floodplain, and 'Essential Infrastructure' and 'More Vulnerable' developments will be required to pass an Exemption Test prior to permission being granted. A Groundsure Flooding Desktop Report would assist in clarifying the flood risk to the property and assessing the potential for development at the site in relation to flood risk. Groundsure Flooding Desktop Reports are available from £500 + VAT. Please contact Groundsure for further details. JBA Surface Water (Pluvial) Flooding The site and areas in close proximity have been assessed to not be at risk from surface water (pluvial) flooding. No further guidance is required. Historical Flood Events The site is not recorded to have been subject to historical flooding. However, the absence of data does not provide a definitive conclusion that the site has never flooded, only that the Environment Agency/Natural Resources Wales hold no record of any flooding at the site. Please contact us with any questions relating to this report: Groundsure Reference: 17423903 Tel: 08444 159 000 Date: 5 Dec 2017 6 [email protected] Additional Matters The following additional risk issues are outside the scope of the opinion provided by this report.