Part 1
Item No
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REPORT OF THE STRATEGIC DIRECTOR OF HOUSING AND PLANNING
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TO THE INFORMAL LEAD MEMBER FOR HOUSING ON 21ST FEBRUARY
TO FORMAL LEAD MEMBER ON 1st March 2007
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TITLE: Implications of Site Investigations, South Ordsall
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RECOMMENDATIONS: That lead member:
1. Notes the findings of the content of the report and appendices.
2. Authorises the Environmental Contaminated Land Team to procure
additional (precautionary) intrusive surveys to an additional 91
properties and risk analysis as described in the report.
3. Authorises that resident consultation is carried out in line with the
recommendations contained in the Communications Plan.
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EXECUTIVE SUMMARY:
As part of the redevelopment of Ordsall, contaminated land site investigation
has revealed elevated levels of some contaminants that may pose a risk to
public health and require remediation as part of the development.
Due to the proximity of the contamination to properties on the South Ordsall
estate and in particular Paris Avenue cottage flats, the Council’s
Environmental Monitoring Officer (Land Contamination Section) has
recommended that further site investigations need to be carried out on the
estate and remediation is carried out in the garden areas of the cottage flats.
The further (precautionary) surveys into the wider area will:
 Establish the extent/boundaries of the contaminated site
 Establish any risk to public health
 Enable the Council to take necessary and appropriate actions on any
findings including the minimising of risk to public health
The report requests permission to carry out this further analysis and
recommends an appropriate method of consultation with residents affected
and in the surrounding properties.
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BACKGROUND DOCUMENTS:
Report: Paris Ave Options Appraisal 121206
South Ordsall Site Investigations Communications Plan
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ASSESSMENT OF RISK: High
Salford City Council has a duty to pursue remediation of these findings under
The Occupiers Liability Act 1957 (for visitors), Defective Premises Act 1972
for tenants) together with the Environmental Protection Act 1990, Section 78a
(7) which requires appropriate remediation. Salford City Council’s
Contaminated Land Inspection Strategy, July 2001 was written in accordance
with this legislation
This level of action is most appropriate as Salford City Council is the main
landowner affected. Failure to act could result in notice being served on the
council and fines.
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SOURCE OF FUNDING:
Public Sector Capital Programme
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LEGAL IMPLICATIONS:
No Legal implications have been identified by Ian Sheard
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FINANCIAL IMPLICATIONS;
Additional survey work, analysis and consultation literature is estimated at
£39,500.
Additional works and remediation costs could be considerable but will not
become clear until after the results of the additional analysis and assessment
is known.
COMMUNICATION IMPLICATIONS:
A separate Communications Plan produced by the Marketing &
Communications Team is appended to the report.
CLIENT IMPLICATIONS: N/A
PROPERTY:
Remediation works are proposed to 24-38 Paris Ave/23-29 Gledhill Ave.
Additional Site Investigations are required to be carried out to a further 91
properties to identify the extent and severity of the land contamination. In the
long term this could identify that further extensive investigation and
remediation is required to be carried out to the remainder of the estate of
approximately 200 properties.
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HUMAN RESOURCES:
Initial consultation will be carried out with the support of the Health Protection
Agency. It is anticipated that there are adequate resources within the three
council teams involved to carry out the consultation in line with the
recommendations. The teams include:
Environmental Protection (Pollution/HMR Team)
Housing Market Renewal Team
New Prospect Salford South Team
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CONTACT OFFICER:
Dylan Vince Programme Manager, Housing Market Renewal
t: 0161 778 0983
e: dylan.vince@salford.gov.uk
Sarah Gray
Environmental Monitoring Officer
t: 0161 925 1104
e: sarah.gray@salford.gov.uk
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WARD(S) TO WHICH REPORT RELATE(S):
Ordsall
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KEY COUNCIL POLICIES: Housing
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DETAILS:
1.0
Background
1.1
The City Council has been working jointly with LPC Living to develop
proposals for the regeneration of Ordsall. In December 2004 the Council
endorsed a Development Framework for Ordsall to bring forward
comprehensive regeneration of the area.
1.2
In July 2005, Council officers and LPC Living completed a consultation in
South Ordsall that looked at development proposals for two cleared sites at
Taylorson Street and Paris Avenue. The consultation exercise concluded that
residential development was the preferred option for the sites.
2.0
Taylorson Street / Paris Avenue Site Investigations
2.1
As part of the development process a contaminated land site investigation
has been carried out on both of these cleared sites. The investigations
revealed elevated levels of some contaminants that may pose a risk to public
health and require remediation as part of the development.
2.2
24-38 Paris Avenue and 23-29 Gledhill Avenue is a row of 12 council owned
cottage flats located between these 2 parcels of cleared land that are being
brought forward for residential development. Due to the proximity of the
cottage flats to the development sites (surrounded on 3 sides) the Council’s
Environmental Monitoring Officer (Land Contamination Section)
recommended further site investigations were carried out in the garden areas
of the cottage flats.
2.3
The results of the site investigations discovered elevated levels of certain
contaminants are widespread across the site namely arsenic, lead, benzo-apyrene and Total Petroleum Hydrocarbons (TPH) were found together with
hot spots of mercury, nickel, cadium and chromium.
2.4
The discovery of most of these contaminants is not in itself unusual and is
believed to originate from material imported during the construction of the
terraced housing. The levels discovered are above current UK guidelines
although not considered a risk to the public.
2.5
The risk assessment concluded that currently, the made ground horizon in the
gardens is covered by about 200mm of grassed topsoil. This depth of cover
will provide some protection from dermal contact, ingestion and dust
inhalation pathways. It will not provide any protection against the ingestion of
vegetable pathway or vapour inhalation, currently unlikely with present
occupants
2.6
Salford City Council has a duty to pursue remediation of these findings under
The Occupiers Liability Act 1957 (for visitors) and Defective Premises Act
1972 for tenants), together with the requirements of the Environmental
Protection Act 1990, Section 78A (7). This level of enforcement is most
appropriate as Salford City Council is the main landowner affected.
3.0
Paris / Gledhill Avenue Option Appraisal & Proposed Site Remediation
works background report
3.1
The above Option Appraisal report (Appendix 1) investigates and identifies
the most appropriate option for remediation to the block of council owned
cottage flats.
3.2
The report concludes that Option D is the preferred option to take forward for
the rear garden area of the cottage flats. In order to gain added value from
the development partnership with LPC Living and to bring forward
remediation work at the earliest opportunity it is recommended that this work
be carried out as part of the development of Taylorson Street. The work has
delegated approval to be carried out by development partners LPC Living Ltd
and, subject to resident consultation, is anticipated to start in early March.
3.3
The report further concludes that the preferred option for remediation to the
front of the block is hard landscaping with off street parking. This option is
dependant on the development of the Paris Avenue site and is subject to
further consultation in early 2007.
3.4
Following consultation with the Health Protection Agency it is further
recommended that the results of the additional risk assessment be taken into
account before the level of remediation is agreed for the front of the cottage
flats.
4.0
Evaluating the extent of land contamination
4.1
The Environmental Contaminated Land Team has managed the site
investigations completed to date. The team recommend that, due to the level
and type of contaminants found at the Paris Avenue and Taylorson Street
sites, it is necessary to conduct further (precautionary) intrusive surveys in the
wider area to:



Establish the extent/boundaries of the contaminated site.
Establish or eliminate any risk to public health.
Take necessary and appropriate action on any findings.
4.2
Guidance contained in BS10175 ‘’Investigation of potentially contaminated
sites – a code of practice’’ suggests that it would be appropriate to carry out
additional site investigations needed to a distance of between 25 and 50m
from the original source material. It is therefore recommended that the site
investigations be carried out within a coherent boundary, i.e. one including
complete blocks of properties at around 50m as shown in Appendix 3
4.3
To obtain an appropriate sample size, samples will be taken from alternate
gardens front and back.
4.4
The 91 properties affected by the additional surveys are all found in the South
Ordsall estate. The estate of family housing and cottage flats is
predominantly Council owned with a small number of houses privately owned
(sold under RTB legislation). Most properties have rear and front gardens
with off street parking
4.5
The additional ‘window’ samples will be taken from residents’ garden areas
and will involve the use of a small drilling rig. The rig will access residents’
gardens across boards to minimise the impact of the machine on garden
areas. The rig will then take a sample core of soil approximately 5cm wide to
a maximum of 1m deep. The contractor carrying out the sample will make
good all damage to sample areas.
4.6
If the small drilling rig is unable to gain access to a garden area then it is
possible to complete the sample by hand.
5.0
Estimated costs of additional samples and analysis.
5.1
Due to the type of contaminants found in the original site investigations it is
recommended that a specialist consultant carry out the analysis of the
laboratory data, risk assessment and option appraisal.
5.2
The estimated cost for carrying out the proposed additional site investigation,
laboratory analysis, assessment of risk and option appraisal is £36,300.
6.0
Public Health Risks
6.1
Salford City Council has a duty to remediate any findings that are prejudicial
to public health. It also has a responsibility to inform its residents and visitors
of potential risks even though they may prove in turn to be non-existent or
negligible.
6.2
According to current guidance, the level of contaminants found in the first
investigation exceeds current guideline values. The risk to human health is
considered minimal because contaminated areas are either paved over or not
accessible to residents.
6.3
The risks to the Public are being mitigated by:



Appropriate remediation to areas of land known to be
contaminated (Paris Avenue and Taylorson Street sites).
Additional site investigations to be carried out to identify the extent
and severity of the contamination.
Appropriate Communications plan.
6.4
Geographically, the full extent of land contamination is as yet unknown. The
additional site investigations will assist in identifying the boundary of the
spread of contamination and subsequently identify the level of remediation
required. Although guidance in the first instance has suggested that site
investigations are only necessary to be carried out on 91 properties it is
suggested that consultation is carried out with the wider estate of
approximately 200 properties and adjacent private housing estate on Lawler
Avenue of 44 properties.
7.0
Communications Plan
7.1
The Council’s Marketing and Communications team have advised fully on the
communication implications of the site investigations and remediation
proposed. A Communications Plan has been produced which outlines the
proposed method of consultation and timescales associated with the
consultation. It is anticipated that some literature is needed to be produced to
provide information to residents on the process. A provisional budget of
£3500 has been requested to cover this cost.
7.2
The report recommends the use of the Health Protection Agency as a primary
support role in the process. It is not known whether there are any financial
implications with the use of this resource.
7.3
Environmental Services staff, New Prospect Housing staff and Housing
Market Renewal staff will form the main resource for the consultation. A copy
of the Communications Strategy is contained in Appendix 5
8.0
Funding and future implications
8.1
The funding required for the additional site investigations and associated
consultation has been estimated at:
Site Investigations
Specialist Analysis/Risk Assessment
Option Appraisal
Contingencies (10%)
Consultation Literature
Total
£12,000
£16,000
£5,000
£3,300
£3,500
£39,800
8.2
Until the results of the further site investigations have been analysed it is not
known to what extent the level of remediation that is required to the estate
and the financial implications that this will have. A further report will be
brought to Lead Member advising of the results of the survey and the level of
remediation required, however financial implications for future remediation
could be considerable.
9.0
Conclusion
9.1
Salford City Council has a duty to pursue remediation of the findings of the
earlier site investigations. It also has a responsibility to inform its residents
and visitors of potential risks even though they may prove in turn to be nonexistent or negligible.
9.2
The cleared land adjacent to the cottage flats; known as Taylorson Street is
being remediated prior to development and is being extended to cover the
rear of the cottage flats. It is recommended that appropriate remediation to
the front of the cottage flats will be brought forward following the conclusions
of the additional analysis and further consultation on the Paris Avenue
development proposals.
9.3
It is recommended that, due to the level and type of contaminants found at
the Paris Avenue and Taylorson Street sites, it is necessary to conduct further
(precautionary) intrusive surveys to 91 properties in the wider area to:



Establish the extent/boundaries of the contaminated site
Establish or eliminate any risk to public health
Take necessary and appropriate action on any findings
9.4 It is also recommended that consultation is carried out with the community in line
with the content of the Communications Plan and that the appropriate resources
are made available to carry out this consultation.