Contaminated Land in Plymouth: Planning Application Support

All you need to know about dealing with contaminated sites in Plymouth

Plymouth’s maritime history has evolved over years of shipbuilding and manufacturing which have led to areas of contaminated land. Common contaminants left behind include heavy metals, oils, tars, chemical substances, and gases. Guided by national legislation, Plymouth City Council manages such polluted land to ensure public health and environmental safety while promoting sustainable development.

Plymouth City Council’s contaminated land strategy:

• Inspection and identification: The council conducts systematic inspections to identify potentially contaminated sites, prioritising those posing the highest risk to public health and the environment.
• Contaminated Land Register: A public register is maintained, documenting sites designated as contaminated under Part 2A of the Environmental Protection Act. This ensures transparency and public awareness of contaminated sites.
• Guidance for developers: To ensure safe development practices, the council provides detailed guidance for developers planning to build on land that may be contaminated.
• The council is committed to regenerating previously used brownfield sites, to reduce pressure on greenfield areas and promote sustainable urban growth. It maintains a Brownfield Land Register, identifying sites suitable for residential development.

Risks of reusing contaminated sites

Disturbing contaminated land can create new pathways for pollutants to spread, potentially impacting people, water sources, or ecosystems. For there to be a real risk, three factors must be present: identified contamination, a pathway for pollutants to travel, and a receptor (such as people or the environment). If any of these factors are missing, the risk is minimal.

Legal considerations

Contaminated land is legally defined under Part 2A of the Environmental Protection Act 1990. This legislation states that land is considered contaminated if substances in or beneath it pose significant risks to health, property, or the environment. Local planning authorities are responsible for identifying such land and ensuring it is properly remediated.

When managing a contaminated site, three key principles apply:

• Risk-based approach – A full assessment must be carried out to determine the potential harm to people, water sources, and the environment.
• Polluter Pays principle – The party responsible for the contamination is legally required to fund its clean-up, if they can be identified.
• Remediation through development – If land is being redeveloped, the developer must assess and address contamination as part of the project.

Responsibility for contaminated land

According to the National Planning Policy Framework Paragraph 197, responsibility for correctly redeveloping contaminated sites lies with the developer, landowner, or both. Local planning authorities are responsible for remediating land that poses a significant risk to public health or the environment.

Developing on contaminated sites

If a contaminated land risk assessment is required for a planning application, the first step is to consult the local authority’s planning department. A pre-application consultation will clarify any contamination concerns and outline the necessary reports.

The Contaminated Land Risk Assessment

A geo-environmental consultant can conduct a contaminated land risk assessment, following the Environment Agency’s Land Contamination Risk Management guidelines:

1. Phase 1 – Desk study: A consultant reviews historical maps and environmental records to identify previous land uses that might have caused contamination.
2. Phase 2 – Site investigation: This involves on-site inspections, where soil and groundwater samples are collected for testing. Additional surveys, such as vapour extraction or landfill gas assessments, may also be required. Trial pits might be dug to evaluate ground conditions, and a conceptual site model may be used to give an overall site picture.
3. Risk assessment: Potential threats to human health, water sources, and the wider environment are analysed.
4. Remediation: If contamination is confirmed, measures such as on-site soil treatment, off-site disposal, or capping contaminated areas with protective materials will be implemented.
5. Validation and reporting: Environmental consultants will inspect the completed remediation work to ensure it meets regulatory standards, and a report will be submitted to the local planning authority.

Making contaminated areas safe for redevelopment

A contaminated land assessment outlines the necessary steps to remediate land, ensuring it can be safely redeveloped. By following the proper procedures, developers can meet regulatory requirements set by the Environmental Protection Act and Environment Agency guidelines.

Arbtech’s experienced geo-environmental consultants specialise in contaminated land surveys for planning applications. To find out more, fill in the quick quote form at the top of this page.