Received: from LO2P265MB0606.GBRP265.PROD.OUTLOOK.COM (2603:10a6:401:50::18) by CWXP265MB0245.GBRP265.PROD.OUTLOOK.COM with HTTPS via CWLP265CA0078.GBRP265.PROD.OUTLOOK.COM; Thu, 31 Jan 2019 12:15:31 +0000 Received: from LO2P265MB1520.GBRP265.PROD.OUTLOOK.COM (20.176.139.139) by LO2P265MB0606.GBRP265.PROD.OUTLOOK.COM (10.166.105.19) with Microsoft SMTP Server (version=TLS1_2, cipher=TLS_ECDHE_RSA_WITH_AES_256_GCM_SHA384) id 15.20.1580.17; Thu, 31 Jan 2019 12:15:31 +0000 Received: from LO2P265MB1520.GBRP265.PROD.OUTLOOK.COM ([fe80::d99d:6968:c75e:d2e6]) by LO2P265MB1520.GBRP265.PROD.OUTLOOK.COM ([fe80::d99d:6968:c75e:d2e6%5]) with mapi id 15.20.1558.025; Thu, 31 Jan 2019 12:15:31 +0000 From: "Driver, Jonathan" To: "Ballam, Rachel" CC: "Eaves, David" Subject: APP/13/00317 Yachthaven c.20 Thread-Topic: APP/13/00317 Yachthaven c.20 Thread-Index: AdS4wbxZ6nv7UjLpQJS9V3lZnpHWHw== Date: Thu, 31 Jan 2019 12:15:31 +0000 Message-ID: Accept-Language: en-GB, en-US Content-Language: en-US X-MS-Exchange-Organization-AuthAs: Internal X-MS-Exchange-Organization-AuthMechanism: 04 X-MS-Exchange-Organization-AuthSource: LO2P265MB1520.GBRP265.PROD.OUTLOOK.COM X-MS-Has-Attach: yes X-MS-Exchange-Organization-Network-Message-Id: 5b67b61f-ef35-4f42-7e3e-08d68775cb8c X-MS-Exchange-Organization-SCL: -1 X-Message-Flag: Follow up X-MS-TNEF-Correlator: X-MS-Exchange-Organization-RecordReviewCfmType: 0 x-ms-publictraffictype: Email X-Microsoft-Exchange-Diagnostics: 1;CWXP265MB0245;27:uTYeGgWCsnEIUMKN4sEmz+rl38rk2mzpUb6vCDPxnaFd4QMktprIejTYqNLU0ZTXIH84AsvpZ0M8eSkB4WSJDNFxMRbo32zyVym/3BJuERTTJlctTPmjVBw2STUb93SrqtVlUZMdk06DklPvYXuGPS0m0GqG7kAPGOBrv75gnqWFUjYR+sFnnYkxjWqLmI1qKVFfP0MxAo9nCgMZdPVkIeMekDpyHJrE0c8apMCYtTgzVUE+fc0WsDpDEOqzlw5fcmg2ax268ygGv/ia1nkSPbm5A/gssQGCJIgfAcYWX9ZkIuCPLEEUfQmXRUs501nhjZwXRhEuo1H8xIH9aEObU6MNXFY0h6WX61QQCBlD+GLxlZ/kOKhBHASFQCm+yCI/0Y0eX35W+iJMCe4xeHjuD1+idOuaRc6aT0nnV14WWnc= X-Microsoft-Antispam-Mailbox-Delivery: ucf:0;jmr:0;ex:0;auth:0;dest:I;ENG:(750119)(520011016)(706158)(944506303)(944626516); X-Microsoft-Antispam-Message-Info: ECzxzDprg10MPD+u0wGG8EsnzF0Rw+gVCi0hK9H1cPNK8cpgv6hFLEwN857YrASbbKyhX/LHlYUFuM360KAOcuKfbtohc2VzPgx2sh+EjUX7EbSV+QpBMNoQjrJcspYDrf47co6PbV2QIk4iK5tHKG2xZ3p2A7a0h7kRaq8lQyN51byV7zzEy2TAEQLNEPTSeKmVDTG249Qr9QkncxKXgxmw/HQB4EDeCBjrENrXIYropqH9VJqG6NQAzILK6DUVU6ANae4YFUDYYRf+ujn/+u4/EWNq6cvmFBphoD5UyqnBbgnEmwNpaS4StGYoYFM9VvbEXAA8vUNL+Iz4YPwrkW7LwAjJOuP3I0aJYEzgBj9aXgVJppeTH5cqqN7qjNQibM4DCpqW5TzpkVbHfkQevjfbNLT4AzjV10cunXXCNK3Ek/8vxKc97APKiHB37eG6 Content-Type: multipart/related; boundary="_004_LO2P265MB15201009D9B99561B75A37C9B7910LO2P265MB1520GBRP_"; type="multipart/alternative" MIME-Version: 1.0 --_004_LO2P265MB15201009D9B99561B75A37C9B7910LO2P265MB1520GBRP_ Content-Type: multipart/alternative; boundary="_000_LO2P265MB15201009D9B99561B75A37C9B7910LO2P265MB1520GBRP_" --_000_LO2P265MB15201009D9B99561B75A37C9B7910LO2P265MB1520GBRP_ Content-Type: text/plain; charset="us-ascii" Rachel, I've now had opportunity to go through the submissions. My apologies for the delay with this, and the length of the response - I do however feel that it is important to have a solid rationale for a decision, or at least for you to be fully appraised of the implications prior to making a decision. Summary * No comments on CMS, no objections. Informative recommended previously still valid. * Scope of remedial works (barrier); no extension necessary (proposed extent o.k.) * Verification method statement (VMS); amenity and ecological considerations for cleaning the nature area of physical contaminants - DM needs to consider desired approach. Enhancements material to efficacy of proposed risk mitigation measures (leachate barrier) should be sought at VMS 4.6. * Other matters - VMS doesn't include measures to further consider foreshore hydrocarbon contamination. Full discharge of c.20 risks making the Council liable at least in part-, if not wholly-, for investigation & clean-up of the foreshore in the event that it becomes apparent that it may fall under our duties to address. Amendments recommended. See below for rationale / detail. Construction Method Statement The document is unchanged from a draft I've previously commented on - please refer to consultation response under (our ref) CONS/18/02045, APP/13/00317, dated 19/10/2018). Essentially the document was acceptable, but an informative was recommended for clarity. Contamination Assessment, General I have located an apparently unfinished communication to EAS which I had assumed had been sent. It is not unusual for Outlook to store a draft for an email that has actually been completed & sent, but I have so far been unable to find a record that I had got it out the door. I am mindful that some of my outstanding concerns (relating to the contamination assessment, and in particular with respect to the position and extent of the leachate barrier and nature conservation area-) have not been explicitly addressed because they may not have been communicated. Concerns essentially centred upon positions F24 & F28 (outside the proposed barrier) recording made ground to depths between 1.1 & 1.4m, and E25 (also outside the barrier, and without any reported anthropogenic deposit) recording elevated leachable Chromium, Copper, Lead, and Zinc. There doesn't appear to be any particular reason to expect made ground / worked soils to these depths in the location of either F24 or F28, or any particular reason to expect elevated leachate results at E25 (especially given the low concentrations in topsoil at that location). Given the relatively low likelihood of encountering such deposits in an area of ~1.1Ha with just 10 randomly located trial holes, soil conditions encountered at F24 & F28 could be taken to be indicative of a reasonably significant deposit to land, or of multiple (common) small deposits to land - though the reason to dig, or the availability of small discrete 'hollows' to fill is a bit of a mystery, and as a result I'd regard the former to be more likely. Results from E25 could be interpreted to indicate a mis-identification of 'worked soils' as natural strata. The descriptions given for positions denoted E25 are the only indication that this depth of made ground might not be representative of a band stretching from WS4 in the East to E24 in the west, and would lead me to conclude that it is likely that natural depressions have been opportunistically infilled with waste spoil, of origins unknown. The existing conceptual model for the site doesn't give us much to 'hang our hat on' to dismiss as unlikely the possibility of encountering up to 1.5m depth of made ground impacted with Zn / Pb &/or Cu at any particular location within this zone. In light of the above, I have invested some time in calculating some statistical metrics for different conceptual sample populations. In respect of the Nature Conservation Area, this work has failed to find any significant differences in the likely true average soil concentrations for Chromium, Cadmium or Copper (comparing soils within, or outside the line of the leach barrier as currently proposed). Significant differences were however apparent for Lead, Zinc, PAH and TPH. Expanding consideration to include the wider 'development area' (housing & marina), the population mean estimates were substantially lower for the Nature Conservation area for all contaminants, with concentrations ranging from <4% to ~65% the respective estimates for soil groupings within the Leachate Control Area (landward of the sheet pile wall). Whilst there is some residual uncertainty, I think that this is enough evidence to conclude that the most significantly contaminated soils are within the Leachate Control Area as currently defined, and that an extension of the barrier is not necessary. Remediation Verification Method Statement The remediation recommendations presented in 3.1 are broadly agreed. I note however that; * the first & fifth points (removal of deposited superficial waste in general, and in the 'wildlife areas', respectively) does not specify a threshold of triviality (e.g. identify a physical size or other 'waste-type' criteria for waste that doesn't need to be removed), * the fourth point refers to matters most appropriately covered under the CEMP/CMS, and * the firth point (enhancement of wildlife areas) are landscape and ecology considerations There is no need to treat ecological enhancements or construction site management matters as part of the contamination remediation or verification requirements. The lack of a 'threshold of triviality' for removal of physical contaminants is potentially problematic - this is an item relevant to the remediation of the site, to amenity, and to the ecological value of the land. A recent site visit has shown that this element has been adequately undertaken for the Development Area (soils largely free of waste inclusions), but that the riddling / grading exercise undertaken for the Nature Conservation area has left a significant proportion of anthropogenic inclusions in topsoil at the surface. With reference to the statistical works described above, it could be argued that this is not a material consideration with respect to contamination issue per se, and instead is a matter more material to the ecological and amenity value of the land. If we regard the obvious residual waste materials as contaminants (knowing that Alpine essentially regard this element of the remediation as being complete), we may have issues signing off the verification condition. If we are to treat the waste in this way, further remedial (physical waste removal) works will need to be undertaken before the site is seeded, whist there is no risk of causing further ecological harm by doing so (the land is currently stripped bare, and at this moment has little ecological value - indeed, until vegetated, the land represents a runoff risk to the harbour in terms of turbidity & siltation if not in terms of any chemical contaminants). This may involve repeat riddling to a finer grade, or potentially systematic hand picking of waste inclusions from the surface. The former could remove inclusions to around 0.25m depth, the latter likely surface only (betterment, but further waste may rise to surface under natural physical processes). I would recommend that you consult the ecological & landscape consultees in this regard to gauge their level of concern - an argument could be constructed either way from a contamination perspective. Please let me know if you need any further input from me on this issue. Provisions at 4.2, 4.3 & 4.4 are agreed. Provisions at 4.5 (Ecological Enhancements) are not necessary for the purposes of contamination remediation conditions, but may be relevant to ecological conditions (i.e. they don't need to be taken out if they serve another purpose, but there's no need to keep them in, and I won't regard this as a material reason to hold up discharge of the verification condition). Provisions at 4.6 are relatively 'light'. Whilst I don't disagree with the proposal to include photographic evidence & an 'as built' drawing - it is noted that there is no mention here of installation depth achieved relative to the depth to cohesive natural strata, or the need to confirm strata penetration to a minimum working depth in order to minimise the risk (or rate) of hydraulic 'bypass' of the barrier, or the logging / recording of the progression of works (e.g. to record depths as described, and to ensure that waterproofing of clutches between sheet piles is not accidentally skipped). It is anticipated that the installers will be keeping logs as work progresses (this is common practice for engineering & quality purposes), and that the logs could be fairly easily translated into an 'as built' drawing which includes a section drawing that demonstrates that the Lambeth Clays have been reached, and penetrated to the minimum required depth. This is a relatively minor enhancement to the verification reporting, but goes to the core of demonstrating the likely efficacy of the remedial strategy. The minor amendment as regards the robustness of measures at 4.6 will enable c.20 to be discharged in full for the development area (notwithstanding your opinion on the issue of the standard of physical waste removal discussed above, 3.1 & 4.2.1) Other Contamination Matters Given our hesitancy to engage in partial discharge, I assume that the question is whether the condition may be discharged for the entire development site. I would highlight that the omission of any reference to the contamination hot-spot on the foreshore (near the third-party-owned mud dock, but on the application land) would mean that (were we to discharge wholly-), this deposit of contamination would fall outside of our ability to address via the planning process. Similarly, the Council could not attribute liability to the developer in an enforcement action should it become apparent that the contamination identified (substantially elevated TPH & PAH close to the principle receptor), as it would have been aware, considered & dismissed the responsibility of the developer to deal with the contamination within the red line area. We currently have no basis on which to dismiss this contamination as being a significant source. Worst case, there has been a substantial release to soil at the mud dock (outside the red-line area) and a migrating plume impacting perhaps up to 1500sq.m of land area within the development red-line. Best case, it's a chance intersection of a trial pit with a recent surface deposit affecting only a couple of sq.m's. The August 2018 report acknowledged the need to investigate this, but suggested that it could be done post-cessation of the boat repair activity. This doesn't work in planning terms (in the absence of a new application, we'd not be able to secure this), the LPA would be permitting a harmful input to the internationally protected harbour waters for the duration that the boat repair business continues to operate (arguably contrary to local & national policy, and the Part 2A [Contaminated Land] statutory guidance). In terms of expedience, we need not necessarily require the investigation & decision-making process to be undertaken prior to discharge of c.20, it would suffice to; * include a risk mitigation action under 3.1 which provides for a limited SI be undertaken around the position of FS1 & appropriate assessment / mitigation to be undertaken; and * to include a reporting action under section 4 to report the findings, actions, and confirmation of efficacy of any mitigation work arising. This element would then fall under the 'prior to occupation' clause of the verification condition. I've previously discussed with the applicant / their consultant a possible scope of such works, and the benefits of working with the operator of the mud-dock to prevent any ongoing inputs to soil (or directly to the harbour) from it's use. The developer can only be held liable for contamination that is already on land under their control (i.e. the red-line area), and could not be held liable for any future contamination that may occur as a result of continued operation of the mud dock. This clear division of liability is reliant upon there being surety (via the development process) of the nature & extent of the contamination at FS1 prior to signing off the condition - without this the operator of the Mud Dock could always argue that it's unrelated (the contamination was always present within foreshore material, from another source. With that surety, HBC as a regulator will have complied with it's policy & statutory obligations, and knows that there was no significant contamination at the time of completion. As a result, the Council will have avoided undermining it's own enforcement position, and made clear it's decision on liability apportionment for any subsequent legal action. Obviously not necessarily a likely scenario - but the result in question is practically on top of the receptor under consideration, so if it's anything like the worst case outlined above, this could be a problem, and discharging the condition could leave the Council liable for the cost of investigation, assessment and remediation under it's part 2A duties. Obviously, my recommendation would be to seek amendment of the verification method statement as described in the points above. Best Regards, Jon Jonathan Driver Environmental Control Officer Havant Borough Council Environmental Health Public Service Plaza, Civic Centre Road, Havant, Hants PO9 2AX Tel (Direct Dial): 023 9244 6677 Tel (Mobile) : 07877 971 106 Tel (Team Admin): 023 9244 6670 Email: jonathan.driver@havant.gov.uk www.havant.gov.uk www.facebook.com/havantboroughcouncil www.twitter.com/havantborough Your privacy matters, go to www.havant.gov.uk/privacy-policy Information in this message is confidential and may be privileged. It is intended solely for the person to whom it is addressed. If you are not the intended recipient please notify the sender and delete the message from your system immediately. From: Ballam, Rachel Sent: 28 January 2019 16:54 To: Driver, Jonathan > Subject: FW: Yachthaven Good afternoon Jonathon, Just a quick follow up to ask if you've had a chance to review the below information? The applicants are eager to receive a response as soon as possible so that they resume development on site. Kind regards, Rachel Ballam Planning Officer: Conditions Discharge and Compliance Planning Services Havant Borough Council Public Service Plaza Civic Centre Road Havant PO9 2AX Direct Line: +4423 92 446 143 rachel.ballam@havant.gov.uk www.havant.gov.uk www.facebook.com/havantboroughcouncil www.twitter.com/havantborough If you are requesting information under the Freedom of Information Act, Environmental Information Regulations or Date Protection Act then please redirect your email to customer.services@havant.gov.uk. Any statutory timeframe for a response for requests will not commence until the request is received by the Customer Services Team. Information in this message is confidential and may be privileged. It is intended solely for the person to whom it is addressed. If you are not the intended recipient, please notify the sender and delete the message from your system immediately. Your privacy matters, go to: www.havant.gov.uk/privacy-policy From: Ballam, Rachel Sent: 22 January 2019 17:38 To: Driver, Jonathan > Subject: FW: Yachthaven Good afternoon Jonathon, This will hopefully be the final information required for a site-wide full discharge of Condition 20. Please let me know your thoughts on this. Kind regards, Rachel Ballam Planning Officer: Conditions Discharge and Compliance Planning Services Havant Borough Council Public Service Plaza Civic Centre Road Havant PO9 2AX Direct Line: +4423 92 446 143 rachel.ballam@havant.gov.uk www.havant.gov.uk www.facebook.com/havantboroughcouncil www.twitter.com/havantborough If you are requesting information under the Freedom of Information Act, Environmental Information Regulations or Date Protection Act then please redirect your email to customer.services@havant.gov.uk. Any statutory timeframe for a response for requests will not commence until the request is received by the Customer Services Team. Information in this message is confidential and may be privileged. It is intended solely for the person to whom it is addressed. If you are not the intended recipient, please notify the sender and delete the message from your system immediately. Your privacy matters, go to: www.havant.gov.uk/privacy-policy From: chris@alpinehomesuk.co.uk [mailto:chris@alpinehomesuk.co.uk] Sent: 22 January 2019 15:05 To: Ballam, Rachel > Cc: 'Alpine (Ian Fields)' >; josh@alpinehomesuk.co.uk Subject: Yachthaven Good afternoon Rachel Please find documentation attached which hopefully now can discharge condition 20. The attachments contain the method statement varication report and the CEMP site method statement that ( already submitted and signed off by Jonathan )which Is the last parts that Jonathan Driver requested . Kind regards Chris Fields Project Manager Alpine Group Ltd Telephone | 01489 892978 Mobile | 07881976461 E-mail | chris@alpinehomesuk.co.uk Web | www.alpinehomesuk.co.uk Alpine Homes Ltd, Three Oaks, Botley Road, Bishops Waltham, Southampton, SO32 1DR [cid:image002.png@01D2A497.33DD16F0] --_000_LO2P265MB15201009D9B99561B75A37C9B7910LO2P265MB1520GBRP_ Content-Type: text/html; charset="us-ascii"

Rachel,

 

   I’ve now had opportunity to go through the submissions.  My apologies for the delay with this, and the length of the response  – I do however feel that it is important to have a solid rationale for a decision, or at least for you to be fully appraised of the implications prior to making a decision. 

 

Summary

 

  • No comments on CMS, no objections.  Informative recommended previously still valid.
  • Scope of remedial works (barrier); no extension necessary (proposed extent o.k.)
  • Verification method statement (VMS); amenity and ecological considerations for cleaning the nature area of physical contaminants – DM needs to consider desired approach.  Enhancements material to efficacy of proposed risk mitigation measures (leachate barrier) should be sought at VMS 4.6.
  • Other matters – VMS doesn’t include measures to further consider foreshore hydrocarbon contamination.  Full discharge of c.20 risks making the Council liable at least in part-, if not wholly-, for investigation & clean-up of the foreshore in the event that it becomes apparent that it may fall under our duties to address.  Amendments recommended.

 

See below for rationale / detail.

 

Construction Method Statement

 

   The document is unchanged from a draft I’ve previously commented on – please refer to consultation response under (our ref) CONS/18/02045, APP/13/00317, dated 19/10/2018).  Essentially the document was acceptable, but an informative was recommended for clarity.

 

Contamination Assessment, General

 

   I have located an apparently unfinished communication to EAS which I had assumed had been sent.  It is not unusual for Outlook to store a draft for an email that has actually been completed & sent, but I have so far been unable to find a record that I had got it out the door.  I am mindful that some of my outstanding concerns (relating to the contamination assessment, and in particular with respect to the position and extent of the leachate barrier and nature conservation area-) have not been explicitly addressed because they may not have been communicated.

 

   Concerns essentially centred upon positions F24 & F28 (outside the proposed barrier) recording made ground to depths between 1.1 & 1.4m, and E25 (also outside the barrier, and without any reported anthropogenic deposit) recording elevated leachable Chromium, Copper, Lead, and Zinc.      There doesn’t appear to be any particular reason to expect made ground / worked soils to these depths in the location of either F24 or F28, or any particular reason to expect elevated leachate results at E25 (especially given the low concentrations in topsoil at that location).  

 

   Given the relatively low likelihood of encountering such deposits in an area of ~1.1Ha with just 10 randomly located trial holes, soil conditions encountered at F24 & F28 could be taken to be indicative of a reasonably significant deposit to land, or of multiple (common) small deposits to land – though the reason to dig, or the availability of small discrete ‘hollows’ to fill is a bit of a mystery, and as a result I’d regard the former to be more likely.    Results from E25 could be interpreted to indicate a mis-identification of ‘worked soils’ as natural strata.  

 

   The descriptions given for positions denoted E25 are the only indication that this depth of made ground might not be representative of a band stretching from WS4 in the East to E24 in the west, and would lead me to conclude that it is likely that natural depressions have been opportunistically infilled with waste spoil, of origins unknown.  The existing conceptual model for the site doesn’t give us much to ‘hang our hat on’ to dismiss as unlikely the possibility of encountering up to 1.5m depth of made ground impacted with Zn / Pb &/or Cu at any particular location within this zone. 

 

  In light of the above, I have invested some time in calculating some statistical metrics for different conceptual sample populations.  In respect of the Nature Conservation Area, this work has failed to find any significant differences in the likely true average soil concentrations for Chromium, Cadmium or Copper (comparing soils within, or outside the line of the leach barrier as currently proposed).   Significant differences were however apparent for Lead, Zinc, PAH and TPH.    Expanding consideration to include the wider ‘development area’ (housing & marina), the population mean estimates were substantially lower for the Nature Conservation area for all contaminants, with concentrations ranging from <4% to ~65%  the respective estimates for soil groupings within the Leachate Control Area (landward of the sheet pile wall).   Whilst there is some residual uncertainty, I think that this is enough evidence to conclude that the most significantly contaminated soils are within the Leachate Control Area as currently defined, and that an extension of the barrier is not necessary.

 

Remediation Verification Method Statement

 

    The remediation recommendations presented in 3.1 are broadly agreed.  I note however that;

 

  • the first & fifth points (removal of deposited superficial waste in general, and in the ‘wildlife areas’, respectively) does not specify a threshold of triviality (e.g. identify a physical size or other ‘waste-type’ criteria for waste that doesn’t need to be removed),
  • the fourth point refers to matters most appropriately covered under the CEMP/CMS, and
  • the firth point (enhancement of wildlife areas) are landscape and ecology considerations

 

   There is no need to treat ecological enhancements or construction site management matters as part of the contamination remediation or verification requirements.

 

    The lack of a ‘threshold of triviality’ for removal of physical contaminants is potentially problematic – this is an item relevant to the remediation of the site, to amenity, and to the ecological value of the land.  A recent site visit has shown that this element has been adequately undertaken for the Development Area (soils largely free of waste inclusions), but that the riddling / grading exercise undertaken for the Nature Conservation area has left a significant proportion of anthropogenic inclusions in topsoil at the surface.  With reference to the statistical works described above, it could be argued that this is not a material consideration with respect to contamination issue per se, and instead is a matter more material to the ecological and amenity value of the land.  If we regard the obvious residual waste materials as contaminants (knowing that Alpine essentially regard this element of the remediation as being complete), we may have issues signing off the verification condition.

 

   If we are to treat the waste in this way, further remedial (physical waste removal) works will need to be undertaken before the site is seeded, whist there is no risk of causing further ecological harm by doing so (the land is currently stripped bare, and at this moment has little ecological value – indeed, until vegetated, the land represents a runoff risk to the harbour in terms of turbidity & siltation if not in terms of any chemical contaminants).  This may involve repeat riddling to a finer grade, or potentially systematic hand picking of waste inclusions from the surface.  The former could remove inclusions to around 0.25m depth, the latter likely surface only (betterment, but further waste may rise to surface under natural physical processes). 

 

   I would recommend that you consult the ecological & landscape consultees in this regard to gauge their level of concern – an argument could be constructed either way from a contamination perspective.  Please let me know if you need any further input from me on this issue.

 

   Provisions at 4.2, 4.3 & 4.4 are agreed.  Provisions at 4.5 (Ecological Enhancements) are not necessary for the purposes of contamination remediation conditions, but may be relevant to ecological conditions (i.e. they don’t need to be taken out if they serve another purpose, but there’s no need to keep them in, and I won’t regard this as a material reason to hold up discharge of the verification condition).

 

   Provisions at 4.6 are relatively ‘light’. Whilst I don’t disagree with the proposal to include photographic evidence & an ‘as built’ drawing – it is noted that there is no mention here of installation depth achieved relative to the depth to cohesive natural strata, or the need to confirm strata penetration to a minimum working depth in order to minimise the risk (or rate) of hydraulic ‘bypass’ of the barrier, or the logging / recording of the progression of works (e.g. to record depths as described, and to ensure that waterproofing of clutches between sheet piles is not accidentally skipped).  It is anticipated that the installers will be keeping logs as work progresses (this is common practice for engineering & quality purposes), and that the logs could be fairly easily translated into an ‘as built’ drawing which includes a section drawing that demonstrates that the Lambeth Clays have been reached, and penetrated to the minimum required depth.  This is a relatively minor enhancement to the verification reporting, but goes to the core of demonstrating the likely efficacy of the remedial strategy. 

 

   The minor amendment as regards the robustness of measures at 4.6 will enable c.20 to be discharged in full for the development area (notwithstanding your opinion on the issue of the standard of physical waste removal discussed above, 3.1 & 4.2.1)

 

Other Contamination Matters

 

   Given our hesitancy to engage in partial discharge, I assume that the question is whether the condition may be discharged for the entire development site.  I would highlight that the omission of any reference to the contamination hot-spot on the foreshore (near the third-party-owned mud dock, but on the application land) would mean that (were we to discharge wholly-), this deposit of contamination would fall outside of our ability to address via the planning process.  Similarly, the Council could not attribute liability to the developer in an enforcement action should it become apparent that the contamination identified (substantially elevated TPH & PAH close to the principle receptor), as it would have been aware, considered & dismissed the responsibility of the developer to deal with the contamination within the red line area.

 

   We currently have no basis on which to dismiss this contamination as being a significant source.  Worst case, there has been a substantial release to soil at the mud dock (outside the red-line area) and a migrating plume impacting perhaps up to 1500sq.m of land area within the development red-line.  Best case, it’s a chance intersection of a trial pit with a recent surface deposit affecting only a couple of sq.m’s. 

 

   The August 2018 report acknowledged the need to investigate this, but suggested that it could be done post-cessation of the boat repair activity.  This doesn’t work in planning terms (in the absence of a new application, we’d not be able to secure this), the LPA would be permitting a harmful input to the internationally protected harbour waters for the duration that the boat repair business continues to operate (arguably contrary to local & national policy, and the Part 2A [Contaminated Land] statutory guidance).

 

   In terms of expedience, we need not necessarily require the investigation & decision-making process to be undertaken prior to discharge of c.20, it would suffice to;

 

  • include a risk mitigation action under 3.1 which provides for a limited SI be undertaken around the position of FS1 & appropriate assessment / mitigation to be undertaken; and
  • to include a reporting action under section 4 to report the findings, actions, and confirmation of efficacy of any mitigation work arising.   

 

   This element would then fall under the ‘prior to occupation’ clause of the verification condition.

 

   I’ve previously discussed with the applicant / their consultant a possible scope of such works, and the benefits of working with the operator of the mud-dock to prevent any ongoing inputs to soil (or directly to the harbour) from it’s use.  The developer can only be held liable for contamination that is already on land under their control (i.e. the red-line area), and could not be held liable for any future contamination that may occur as a result of continued operation of the mud dock. 

 

   This clear division of liability is reliant upon there being surety (via the development process) of the nature & extent of the contamination at FS1 prior to signing off the condition – without this the operator of the Mud Dock could always argue that it’s unrelated (the contamination was always present within foreshore material, from another source.   With that surety, HBC as a regulator will have complied with it’s policy & statutory obligations, and knows that there was no significant contamination at the time of completion.  As a result, the Council will have avoided undermining it’s own enforcement position, and made clear it’s decision on liability apportionment for any subsequent legal action.  Obviously not necessarily a likely scenario – but the result in question is practically on top of the receptor under consideration, so if it’s anything like the worst case outlined above, this could be a problem, and discharging the condition could leave the Council liable for the cost of investigation, assessment and remediation under it’s part 2A duties. 

 

   Obviously, my recommendation would be to seek amendment of the verification method statement as described in the points above.

 

 

Best Regards,

 

Jon

 

Jonathan Driver
Environmental Control Officer

Havant Borough Council Environmental Health
Public Service Plaza, Civic Centre Road, Havant, Hants  PO9 2AX


Tel (Direct Dial): 023 9244 6677
Tel (Mobile) : 07877 971 106
Tel (Team Admin): 023 9244 6670

Email: jonathan.driver@havant.gov.uk

www.havant.gov.uk
www.facebook.com/havantboroughcouncil
www.twitter.com/havantborough

 

 

Your privacy matters, go to www.havant.gov.uk/privacy-policy

 

Information in this message is confidential and may be privileged.  It is intended solely for the person to whom it is addressed.  If you are not the intended recipient please notify the sender and delete the message from your system immediately. 

 

From: Ballam, Rachel
Sent: 28 January 2019 16:54
To: Driver, Jonathan <Jonathan.Driver@havant.gov.uk>
Subject: FW: Yachthaven

 

Good afternoon Jonathon,

 

Just a quick follow up to ask if you’ve had a chance to review the below information? The applicants are eager to receive a response as soon as possible so that they resume development on site.

 

Kind regards,

 

Rachel Ballam

Planning Officer: Conditions Discharge and Compliance 

Planning Services 
Havant Borough Council 
Public Service Plaza

Civic Centre Road
Havant 
PO9 2AX 
Direct Line: +4423 92 446 143

rachel.ballam@havant.gov.uk

www.havant.gov.uk

www.facebook.com/havantboroughcouncil

www.twitter.com/havantborough

 

If you are requesting information under the Freedom of Information Act, Environmental Information Regulations or Date Protection Act then please redirect your email to customer.services@havant.gov.uk.  Any statutory timeframe for a response for requests will not commence until the request is received by the Customer Services Team.

 

Information in this message is confidential and may be privileged.  It is intended solely for the person to whom it is addressed.  If you are not the intended recipient, please notify the sender and delete the message from your system immediately.

 

Your privacy matters, go to: www.havant.gov.uk/privacy-policy 

 

From: Ballam, Rachel
Sent: 22 January 2019 17:38
To: Driver, Jonathan <Jonathan.Driver@havant.gov.uk>
Subject: FW: Yachthaven

 

Good afternoon Jonathon,

 

This will hopefully be the final information required for a site-wide full discharge of Condition 20. Please let me know your thoughts on this.

 

Kind regards,

 

Rachel Ballam

Planning Officer: Conditions Discharge and Compliance 

Planning Services 
Havant Borough Council 
Public Service Plaza

Civic Centre Road
Havant 
PO9 2AX 
Direct Line: +4423 92 446 143

rachel.ballam@havant.gov.uk

www.havant.gov.uk

www.facebook.com/havantboroughcouncil

www.twitter.com/havantborough

 

If you are requesting information under the Freedom of Information Act, Environmental Information Regulations or Date Protection Act then please redirect your email to customer.services@havant.gov.uk.  Any statutory timeframe for a response for requests will not commence until the request is received by the Customer Services Team.

 

Information in this message is confidential and may be privileged.  It is intended solely for the person to whom it is addressed.  If you are not the intended recipient, please notify the sender and delete the message from your system immediately.

 

Your privacy matters, go to: www.havant.gov.uk/privacy-policy 

 

From: chris@alpinehomesuk.co.uk [mailto:chris@alpinehomesuk.co.uk]
Sent: 22 January 2019 15:05
To: Ballam, Rachel <Rachel.Ballam@havant.gov.uk>
Cc: 'Alpine (Ian Fields)' <ian@alpinehomesuk.co.uk>; josh@alpinehomesuk.co.uk
Subject: Yachthaven

 

Good afternoon Rachel

 

Please find documentation attached which hopefully now can discharge condition 20. The attachments contain the method statement varication report and the CEMP site method statement that ( already submitted and signed off by Jonathan )which Is the last parts that Jonathan Driver requested .

 

 

Kind regards

 

Chris Fields

Project Manager

Alpine Group Ltd

 

Telephone | 01489 892978

Mobile | 07881976461

E-mail | chris@alpinehomesuk.co.uk

Web | www.alpinehomesuk.co.uk

 

Alpine Homes Ltd, Three Oaks, Botley Road, Bishops Waltham, Southampton, SO32 1DR

 

cid:image002.png@01D2A497.33DD16F0

 

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