Phase I Environmental Assessment 190 Rye Lane Peckham London SE15 4NF
Prepared for: 2Gee Developments Ltd. Prepared by: ENVIRON London, UK Date: January 2014 Project or Issue Number: UK11-19700
Contract No:
UK11-19700
Issue:
01
Author (signature):
Jessica Gregory
Project Manager/Director (signature):
Matthew Pannett
Date:
January 2014
This report has been prepared by ENVIRON with all reasonable skill, care and diligence, and taking account of the Services and the Terms agreed between ENVIRON and the Client. This report is confidential to the client, and ENVIRON accepts no responsibility whatsoever to third parties to whom this report, or any part thereof, is made known, unless formally agreed by ENVIRON beforehand. Any such party relies upon the report at their own risk. ENVIRON disclaims any responsibility to the Client and others in respect of any matters outside the agreed scope of the Services.
Version Control Record Issue
Description of Status
Date
Reviewer Initials
Author Initials
01
Draft to Client
28 January 2014
MJP
JG
2Gee Ltd.
Phase I Environmental Assessment 190 Rye Lane, London
Contents Executive Summary
i
1
Introduction
1
1.1 1.2 1.3
Background Objectives Scope and Limitation
1 1 1
2
Site Inspection
2
2.1 2.2 2.3 2.4 2.5 2.6 2.7 2.8
Site Setting Site Layout and Activities Storage of Chemicals and Hazardous Substances Water, Wastewater and Drainage Waste Storage and Disposal Deleterious Materials Other Issues Potential for Ground Contamination from Current Uses
2 2 2 3 3 3 4 4
3
Historical & Regulatory Information
6
3.1 3.2 3.3 3.4
Map History Environmental Database Records Regulatory Authority Enquiries Historical Potential for Ground Contamination
6 7 8 9
4
Environmental Setting
10
4.1 4.2 4.3
Geology and Hydrogeology Surface Water Environmental Sensitivity and Vulnerability
10 11 11
5
Conclusions
12
Annex A: Historical Maps
UK11-19700 Issue: 01
ENVIRON
Phase I Environmental Assessment 190 Rye Lane, Peckham
2Gee Developments Ltd.
Executive Summary ENVIRON was instructed by 2Gee Developments Ltd. to undertake a Phase 1 Environmental Assessment (desk study) of 190 Rye Lane, Southwark, London, SE15 4NF. The assessment is required in connection with the proposed redevelopment of the site for residential use (including demolition of the existing building). Historically the site appears to have been in residential use from the late nineteenth century until its redevelopment as a timber yard in the 1910s, subsequent uses of the site has included a builders’ merchants. Based on this mixed industrial/commercial history, it is considered unlikely that significant ground contamination would have resulted from past uses of the site. However, the presence of typical urban contaminants cannot be completely ruled out. The surrounding area has been dominated by residential properties with the addition of other commercial and industrial uses for at least a century. Some potential for contaminative historic land uses have been identified in the wider area, including printing works adjacent to the site with nearby laundries, works and factories. According to the site representative, there are no potential significant ground contamination sources at the site (e.g. such as oil storage). However, the storage of salvaged materials in the concreted back yard of the site does represent some potential for ground contamination, although this is undertaken on concrete. The site is currently utilised by Christmas Ward Demolition (demolition and salvage company), and has been for at least the last 24 years according to the site contact. The site is almost entirely hard surfaced or covered by buildings. The site is located in a low sensitivity setting in terms of groundwater and surface water. The site is located on a Secondary A Aquifer (Lambeth Group – clay, silt and sand), and the closest surface water course is the River Ravensbourne (3.5 km distant). There are no groundwater or surface water abstractions in the immediate vicinity. Risks to Controlled Waters are considered low. In addition, the site is located in Flood Zone 1 (low risk). In summary, ENVIRON considers that there is a low risk of significant ground contamination being present at the site. Given the proposed residential development and former commercial site uses the local authority may require an investigation to confirm ground conditions (i.e. to confirm the low risk nature of the site and assess typical urban contaminants). An investigation would also provide reassurance to potential purchasers or investors in the site, and aid redevelopment plans and programmes. As a precaution it is recommended that method statements are developed for ‘unexpected contamination’ that might be encountered during redevelopment. Following development it would also be prudent for the building contractor to provide a ‘validation report’ confirming any actions with respect to contamination it undertook during the development. It is also recommended, again as a precaution, that there is a method statement for verifying the quality of soil in areas of landscaping and private gardens. This should consider the thickness of the clean imported soil (i.e. a capping layer) and the quality of soil that will remain at depth beneath landscaping and gardens. In other areas of the site where buildings and hard surfacing is planned, exposure to the underlying soil is less likely (and therefore risks are lower).
UK11-19700 Issue: 01
i
ENVIRON
2Gee Developments Ltd.
Phase I Environmental Assessment 190 Rye Lane, Peckham
1 Introduction 1.1
Background
ENVIRON UK Limited (ENVIRON) was instructed by 2Gee Ltd. (the client), to undertake a Phase I Environmental Assessment of 190 Rye Lane, Southwark, London, SE15 4NF. ENVIRON understands that the assessment is required in connection with the client’s intention to redevelop the site, which will include demolition of a single-story office building and replacement with two residential units with gardens and associated landscaping inbetween.
1.2
Objectives
The objectives of the Phase I Environmental Assessment are to assess the potential for ground contamination and its likely implications. Specifically the assessment considers the potential for soil and groundwater contamination, from current and historical uses on and offsite in order to assess potential risks to sensitive receptors. A secondary objective is to provide information on the risk of surface water flooding at the site; and to highlight other potential environmental risks associated with the site in residential use. This does not constitute an environmental compliance assessment. This assessment has been undertaken with the assumption that the site will be in residential use.
1.3
Scope and Limitation
The scope of the Phase I Environmental Assessment has included the following: examination of historical, recent and current Ordnance Survey plans to identify activities which might have led to contamination of soil or groundwater (for example, from manufacturing processes, from storage activities or waste disposal practices) both on the subject site and on adjacent sites; examination of published records and plans on the shallow and deep geology and hydrogeology of the site to assess the vulnerability and sensitivity of groundwater and surface water resources to contamination, if present, and the possible direction of movement off site, if mobile; search of a proprietary database of environmental permits, records and incidents at the site and surrounding area; enquiries of the Local Authority Planning and Environmental Health Departments to obtain information on environmental conditions, incidents and known contamination risks and on the Local Authority’s Contaminated Land Strategy; enquiries of the Petroleum Officer to determine if records exist of above ground or below ground licensed (petrol) storage facilities; and discussions with site management. No sampling or analysis of soils, waters or other materials has been carried out as part of the Phase I Environmental Assessment.
UK11-19700 Issue: 01
ENVIRON
2Gee Developments Ltd.
2
Phase I Environmental Assessment 190 Rye Lane, Peckham
Site Inspection
Peter Christmas of Christmas Ward Demolition, was contacted by Jessica Gregory on 14th January 2014 and on 22nd January 2014 to discuss the current site activities and to identify current potentially significant sources of contamination on-site. ENVIRON has not undertaken a site inspection.
2.1
Site Setting
The site is located approximately 600m south of the centre of the London Borough of Peckham at National Grid Reference (NGR) 534380, 176000. The site is situated to the west of Rye Lane, approximately 375m south-east of Peckham Station with the remaining surrounding land uses predominantly of a commercial and residential nature. Local topography is generally flat, and in the wider area the site and immediate surrounds lies at an elevation of approximately 14m AOD. Adjacent and surrounding land uses are detailed in Table 2.1. Table 2.1: Adjacent and Surrounding Land Uses Direction
Occupant
Distance
North
A commercial property occupied by a Chiropodist (ground floor) and a Pool Club (upstairs), with other terraced commercial/residential properties beyond
Adjacent
North-East
Bus Depot and Blackpool Fire Station
300 m
East
Rye Lane with commercial shops/properties beyond including Barclays Bank, a hairdressers and an off-licence.
Adjacent
An electricity substation, beyond which lies a car park.
45 m
Residential/commercial properties and a primary school
130 m
Residential properties including a low-rise block of flats, terraced housing and a surgery
Adjacent
Sternhall Lane
45 m
Further commercial and residential properties
Adjacent
South
West
2.2
Site Layout and Activities
The site is irregular in shape and occupies an area of approximately 0.12 hectares. The site consists of a single-storied building (40% site area) comprising an office building with associated hardstanding (utilised as a storage area) and two steel-frame storage sheds to the west of the site (60% site area). The building comprises an office and welfare facilities with outside (partially covered) storage and steel-frame storage sheds occupying the remainder of the site. The property and storage areas are accessed via the front entrance. The building is formed of a steel frame with a brick external shell and a flat roof.
2.3
Storage of Chemicals and Hazardous Substances
The site contact confirmed that there is currently no bulk storage of fuels or chemicals on site with the exception of multiple cylinders of propane and oxygen. These cylinders are
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ENVIRON
2Gee Developments Ltd.
Phase I Environmental Assessment 190 Rye Lane, Peckham
reported to be stored appropriately in a locked cage. Empty cylinders are sent back to the manufacturer. The site contact was not aware of any underground storage tanks or evidence of such (such as unexplained vents pipes, inspection covers etc). The contact was aware of an aboveground storage tank located in the storage yard at the back of the property this was originally intended to be used to store diesel however, the tank has never been used and remains empty. The site contact confirms that he was not aware of any oil storage having taken place such as for heating fuel uses. The boiler (located in the main office building) was reported to be gas fired.
2.4
Water, Wastewater and Drainage
A drainage plan was not available for review. The site contact confirmed the site utilises a mains water supply for all on-site activities. The surface water drainage for the building on site comprises roof gulleys and down pipes that appear to connect into the in ground drainage system. The site contact was aware of a gully located to the south-west of the office building for surface water drainage from the site. No further evidence of surface water drainage was reported by the site contact and he was unaware of the presence of any oil/water interceptors on site. The site contact confirmed that the site is served by a foul water drainage system that is likely to discharge to the main municipal sewer. The route of the surface water drainage offsite is not known.
2.5
Waste Storage and Disposal
There are no current activities on-site that generate waste material with the exception of general domestic waste. The back yard of the site is utilised as a storage area comprised of piles of building salvage material and steel-framed storage sheds. The salvage/waste material reported to be present by the site contact is not considered to represent a ground contamination issue given the type of material stored (building salvage) and given that the storage area is covered in concrete hardstanding. The site contact reported that the concrete in the storage areas is of average condition with no staining present.
2.6
Deleterious Materials
2.6.1 Asbestos Containing Materials (ACM) The site contact confirmed that an Asbestos Survey has recently been conducted and confirmed that ACMs were identified and all ACMS will be subsequently removed as part of the refurbishment of the building. The asbestos is reportedly in the process of being removed by an approved contractor. Under the Control of Asbestos Regulations (2012), the "duty holder" for a building is required to assess where asbestos is or may be present and to develop and implement an ACM management plan, with review and updating as appropriate. The "duty holder" is the party who has, by virtue of contract or tenancy, an obligation for the repair and maintenance of the building.
UK11-19700 Issue: 01
ENVIRON
2Gee Developments Ltd.
Phase I Environmental Assessment 190 Rye Lane, Peckham
2.6.2 Ozone Depleting Substances (ODS) and Fluorinated Greenhouse Gases (F-gases) The site contact confirmed that there were no air conditioning systems present at the site associated with the buildings. Under EC Regulation 2037/2000 on Substances that Deplete the Ozone Layer, ozone depleting chemicals are to be phased out. ODS used in air conditioning equipment must therefore be recovered during servicing, maintenance and decommissioning. Under the Fluorinated Greenhouse Gases Regulations 2009, all systems with >3kg of fluorinated refrigerant gas require annual testing and good record keeping. It is good practice to make sure that all equipment containing F-gases is labelled with the type and amount of F-gas contained.
2.6.3 Polychlorinated Biphenyls (PCB) The site contact was not aware of any electricity sub stations having been present on the site such as may use polychlorinated biphenyls.
2.6.4 Air Emissions No significant sources of air emissions are present on-site. The site contacted reported that the main office building is heated by a mains gas boiler. These heating arrangements and subsequent air emissions are not considered to represent a ground contamination issue.
2.7
Other Issues
According to the site representative, there is no known history of complaints, enforcements or other regulatory actions regarding the site related to environmental conditions. No fire or spill events were reported. No evidence of any invasive plants species. The site contact was unaware of any issues relating to flooding.
2.8
Potential for Ground Contamination from Current Uses
2.8.1 Potential On-site Contamination Sources The site is currently occupied by Christmas Ward Demolition, a demolition and salvage company who have occupied the site for at least 24 years. According to the site representative, there is no evidence of potential significant ground contamination sources identified on the site (e.g. such as oil storage). The storage of salvaged materials in the concreted back yard of the site does represent some potential for ground contamination. Overall the current site activities are considered to have a low potential to have caused significant ground contamination. The building on site has Asbestos Containing Materials (ACMs) in multiple locations within the office building that will require removal under controlled conditions by an authorised contractor prior to demolition taking place. The site contact reported that the ACMs are in the process of being removed from the site. Waste classification and management is beyond the scope of this report.
2.8.2 Potential Off-site Contamination Sources The site is located in a predominantly commercial/residential area. There is an electricity sub-station present from approximately 45m to the east of the site, beyond Rye Land and
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ENVIRON
2Gee Developments Ltd.
Phase I Environmental Assessment 190 Rye Lane, Peckham
the commercial properties on the eastern side of the road. Ground contamination that may result from the sub-station would be the responsibility of the operator. Overall the surrounds of the site are considered to have a low potential for ground contamination.
UK11-19700 Issue: 01
ENVIRON
2Gee Developments Ltd.
Phase I Environmental Assessment 190 Rye Lane, Peckham
3 Historical & Regulatory Information 3.1
Map History
ENVIRON has undertaken a review of historical mapping obtained from a proprietary environmental database which is summarised below. Selected historical maps are presented in Annex A.
3.1.1 The Site On the earliest available historical map edition dated 1874, the north of the site was occupied by at least one building which appeared residential in nature occupying approximately 20% of the total land area. The rest of the site was vegetated with at least one pathway providing access from the south-west. By 1896, the site had been redeveloped with two terraced building units, which appeared residential in nature toward the north of the site, occupying approximately 20% of the total site area. Associated open/undeveloped areas (possible gardens) were present in the remainder of the site with an additional building located toward the central southern boundary of the site. By 1916, the site was identified as a timber yard (present until at least 1971) and had been comprehensively redeveloped, with two differently configured buildings present in the northeast of the site, fronted onto Rye Lane. A third building was present in the south-west corner of the site, and an elongated structure was located toward the centre of the site, occupying approximately 45% of the total site area. By the 1950s, the timber yard had been reconfigured to include two adjacent buildings toward the western corner of the site occupying approximately 20% of total site area, an Lshaped building adjacent the southern site boundary (a possible extension to the buildings to the north of the site, now identified as 190 Rye Lane) occupying approximately 25% of the total site area, and a building toward the centre of the northern site boundary extending off site forming part of 188 Rye Lane occupying approximately 5% of total site area. By 1987, the site was no longer identified as a timber yard and approximately 60% of the total site area was occupied by buildings, with some minor reconfiguration to the north and west of the site. By 1991, an archway was identified in the northern corner of the site. The site remained unchanged on subsequent map editions dating up to and including 2013.
3.1.2 The Surrounding Area On the earliest available historical map edition dated 1874, the areas immediately to the north and south of the site were occupied by buildings appearing to be of a residential nature, in the wider surrounds the land to the south was largely undeveloped. The area immediately west of the site was occupied by woodland, with undeveloped land approximately 70m beyond. Rye Lane was located immediately adjacent to the north-east site boundary with buildings of an apparent residential nature and an area of undeveloped land with additional residential properties beyond. A railway line was located approximately 315m north of the site at its closest point (present in 2013).
UK11-19700 Issue: 01
ENVIRON
Phase I Environmental Assessment 190 Rye Lane, Peckham
2Gee Developments Ltd.
By 1896, the surrounding areas to the north, south, east and west were largely developed with buildings appearing to be predominantly residential in nature. A tramway was located approximately 130m north-west of the site running parallel to Choumert Road. By 1916, a timber yard was located approximately 260m east of the site (with the addition of a saw mill by 1951, redeveloped by 1985) and three laundries were located approximately 190m south (unidentifiable by 1951), 190m north-west (works by 1985) and 290m southwest of the site (depot by 1987). By 1951, two printing works were located immediately adjacent to the western site boundary, Crown Works (printing) was located approximately 170m north-east (present until at least 1995) and a furniture factory was located approximately 135m south-east (works by 1956). A soap factory was located approximately 250m north, two unspecified warehouses were located 310m north and 370m north-east of the site, and an additional laundry was located approximately 315m south-west (depot by 1987). An electricity sub-station was located approximately 345m south-east of the site. No further significant changes were observed until the 1971 map edition, in which the land approximately 210m north-west (previously a cinema) was redeveloped into a car park. By 1980, residential properties located to within approximately 100m of the south-east site boundary had been redeveloped into flats. By at least 1982 significant redevelopment had occurred from approximately 100m northeast of the site to include a Council Depot (identified as a bus garage by 1995) to within 250m, a builders yard approximately 275m north-east, and the development of Russell Court and Magdalene Close from approximately 100m east of the site. Additional residential redevelopment had occurred to the south-east. By 1985, properties approximately 60m north-east of the site were demolished and replaced by a car park (present in 2013). Electricity sub-stations were present approximately 120m west, 225m north-west and 270m south-east of the site. The surrounding area remained largely unchanged on subsequent map editions dating up to and including 2013.
3.2
Environmental Database Records
The information presented in Table 3.1 has been obtained from a review of a proprietary environmental database procured by ENVIRON relating to the site and surrounding land Table 3.1: Summary of Key Environmental Database Information Data Type
On site
Within 250m
Within 500m
Within 1km
Details of nearest relevant record within 250m of the site
Contaminated Land Register entries
0
0
0
0
N/A
Prosecutions or enforcement actions
0
0
0
0
N/A
Pollution incidents
0
0
1
0
N/A
Former landfill sites
0
0
0
0
N/A
Current landfill sites
0
0
0
0
N/A
Registered Waste Sites
0
0
4
0
N/A
UK11-19700 Issue: 01
ENVIRON
Phase I Environmental Assessment 190 Rye Lane, Peckham
2Gee Developments Ltd.
Table 3.1: Summary of Key Environmental Database Information Data Type
On site
Within 250m
Within 500m
Within 1km
Details of nearest relevant record within 250m of the site
Part A(1) Environmental Permits
0
0
0
0
N/A
Part A(2) Environmental Permits
0
0
0
0
N/A
Part B Environmental Permits
0
1
3
15
Karizma Dry Cleaners is located approximately 50 m south-east.
Control of Major Accident Hazards Sites (COMAH)
0
0
0
0
N/A
Fuel Stations
0
0
0
8
N/A
Contemporary trade directory entries
Karizma Dry Cleaners is located approximately 50 m south-east. 0
18
88
125
Honda Riders Motors (Motor Cycle Repairs) is located 166m north-east. The remaining entries are inactive.
Registered Radioactive Substances
0
0
0
0
Information on certain radioactive substance authorisations is not publicly accessible
EA discharge consents
0
0
0
0
N/A
Radon affected area
N
N
N
N
N/A
A review of the Linesearch database of pipelines and other infrastructure has identified no records of underground pipelines on-site or within a 250m radius of the site.
3.3
Regulatory Authority Enquiries
3.3.1 Local Authority Environmental Health Department The Environmental Health Department of Southwark Council has been contacted regarding environmental issues associated with the site. The response is awaited and will be included within the Final Report.
3.3.2 Local Authority Planning Department A review of Southwark Councils online planning portal has revealed no planning applications of interest relating to the site.
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2Gee Developments Ltd.
Phase I Environmental Assessment 190 Rye Lane, Peckham
3.3.3 Petroleum Storage Information The Petroleum Officer for London Fire and Emergency Planning Authority has been contacted regarding the storage of petroleum products at the site. A response is awaited, and will be included within the Final Report.
3.4
Historical Potential for Ground Contamination
3.4.1 The Site Historically, the site has featured buildings since prior to 1874 (the earliest available historical record), with redevelopments having occurred by the late 1890s and in the earlyand mid- twentieth century. The current configuration of buildings on site is understood to have been achieved by the 1980s. Residential properties occupied the site before the 1910s, after which it was occupied by a timber yard until at least the 1970s. The use of the site as a timber yard could represent a source of on-site contamination, although it would not appear from the historical maps that timber treatment occurred (e.g. no evidence of tanks or similar facilities). This however cannot be confirmed. The precise use of the site and its buildings post-1972 is unknown. The current site use is a demolition and salvage company (Christmas Ward Demolition).
3.4.2 The Surrounding Area Historically, the area has been dominated by residential properties with the addition of other commercial and industrial uses for at least a century. These uses, including printing works adjacent to the site with nearby laundries, works, factories, a timber yard, a builders yard and depots which could represent off-site sources of contamination.
UK11-19700 Issue: 01
ENVIRON
Phase I Environmental Assessment 190 Rye Lane, Peckham
2Gee Developments Ltd.
4 Environmental Setting Desk-based research of the local geology, hydrogeology and hydrology was carried out in order to establish the potential for migration of contamination onto or away from the site, and to assess the sensitivity and vulnerability of the site’s setting with respect to surface water and groundwater. Information was obtained from a number of sources, including: examination of published geological maps produced by the British Geological Survey (BGS) and associated sheet memoirs (where available); a proprietary environmental database procured by ENVIRON; and regulatory authority websites including the Environment Agency (EA).
4.1
Geology and Hydrogeology
Table 4.1 below gives a summary of geological and hydrogeological conditions beneath the site according to available BGS mapping (Sheet 270, South London, 1:50,000, Solid and Drift Edition; BGS Online Mapping, 1:50,000) and EA online information (accessed 14th January 2013). Table 4.1: Summary of Geology and Hydrogeology Formation
Description
Thickness
EA Aquifer Designation
Hydrogeological Significance
Superficial Deposits:
N/A
N/A
N/A
N/A
Vertically and laterally variable sequences mainly of clay, some silty or sandy, with some sands and gravels, minor limestones and lignites and occasional sandstone and conglomerate
Up to 39m in the west of the London Basin
Secondary A
Layers with variable permeability capable of supporting water supplies at a local rather than strategic scale, and in some cases forming an important source of base flow to rivers.
Not present beneath the site Bedrock Unit: Lambeth Group
According to information presented in the Landmark Envirocheck database, there are five licensed groundwater abstractions located within a 2 km radius of the site, one of which is for public water supply. These are detailed in Table 4.2 overleaf. These are not considered representative of sensitive groundwater abstractions due to their distances away from the site (i.e. >1 km).
UK11-19700 Issue: 01
ENVIRON
Phase I Environmental Assessment 190 Rye Lane, Peckham
2Gee Developments Ltd.
Table 4.2: Licensed Groundwater Abstractions within 2 km of the Site Licence Holder
Distance from Site
Abstraction source
Purpose of Abstraction
Kings Healthcare NHS Trust (License no. 28/39/42/0075 and 28/39/42/0055) at Dulwich Hospital, Southwark.
1332 m SW
Borehole
Hospitals: General Use (Medium Loss)
Thames Water Utilities Ltd
1422 m SE
Honor Oak Pumping Station
Public Water Supply: Potable Water Supply - Direct
National Grid Co Plc
1841 m NE
Borehole
Other Industrial/Commercial/Public Services: Non-Evaporative Cooling
National Grid Co Plc
1880 m NE
Borehole
Other Industrial/Commercial/Public Services: Non-Evaporative Cooling
The site is not situated within an EA designated groundwater Source Protection Zone. There may also be private (unlicensed) abstractions (that are generally of smaller scale).
4.2
Surface Water
The nearest surface water body to the site is an unidentified stream located approximately 990m south at the closest point. In the wider surrounds, the River Ravensbourne (Catford to Deptford), which is a tributary of the River Thames, is located approximately 3.5 km east of the site. This has been classified by the EA using Water Framework Directive (WFD) guidelines as having Poor Potential in terms of Current Ecological Quality and as a Fail in terms of Current Chemical Quality. The Ecological Quality of the River Ravensbourne is not expected to change by 2015 however; the Chemical Quality is expected to improve to ‘Good’ by 2015. According to information presented in the Landmark Envirocheck database, there are no licensed surface water abstractions within a 2 km radius of the site. According to EA web-based information, the site is located within Flood Zone 1 (low risk). This comprises land assessed as having a less than 1 in 1000 annual probability of river flooding in any year (
