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This stage comprises:
A number of issues common to all of the above should be addressed:
Ensure that good practice is adopted
In the site investigation stage, it is important that the design and specification criteria for investigation process are in accordance with good practice. The aim of the risk assessment is to evaluate whether the site impose significant harm t o site receptors.
The initial desk study and walkover stages will have been directed to identify possible linkages. Detailed investigations can help determine whether circumstances give rise to such unacceptable risks. Where this is the case, it triggers the remediation design phase, comprising measures that address such risks.
The programming and detailed content of investigations relating to the stages of the development process will be subject to the client’s commercial priorities. Clients with, for example, appropriate contractual safeguards in place, may decide that it is not necessary to undertake detailed investigation to characterise the site until the detailed design phase. Others may consider that obtaining detailed information is a necessary part of their decision-making in acquiring sites and will bring forward these processes to the site acquisition stage.
The time needed to undertake the investigation process, from design and discussion with regulators, to site activity, laboratory testing and reporting, should not be underestimated, and realistic provisions need to be made and built into the project programme. If planning permission in relation to the scope of certain investigations is needed, then this can result in substantially greater provisions being considered in the project programme.
When detailed investigations are undertaken (and given the levels of investment that may be involved in obtaining the data), it is important that information obtained is of a quality that will permit it to be incorporated into later design and evaluation processes.
The following are key checkpoints for the design of the risk assessment process:
Review the capability of the advisors
It is important to check how the clients’ advisors are doing in respect to information found at the risk assessment, site characterisation, and demolition and decommission stage, and the interaction between remediation and the development design.
Consider nature conservation, waste management, archaeology and site issues
When designing the risk assessment, demolition, remediation and the development, it is important to consider potential impacts upon protected sites and upon species on previously developed sites. Derelict buildings may be havens for rare species. Quite apart from the need to obtain appropriate licences and permission for the development to proceed, the impact upon cost and timing of the development needs to be considered at design stages and taken forward to construction. Issues that could arise include:
Similarly there may be archaeological issues that need to addressed.
Landfill tax and landfill tax exemptions
It is essential to factor the cost of landfill tax into overall disposal costs payable as construction is undertaken. It should be noted that exemptions are also relevant for the disposal of certain wastes arising from the reclamation of contaminated land. The extent of materials that may be applicable will be a matter for discussion with the tax office in question. To establish a valid appraisal of project finances, it is vital to distinguish between those wastes that will or will not qualify for exemption and the consequent impact on costs.
The principal preconditions are:
Engage contractors and other consultants
This should be maintained throughout the risk assessment, demolition and decommission stages.
Health and safety
The principles of managing health and safety on previously developed sites are essentially no different to other projects. Clients have a duty to check that those who may be involved in operations have competency and experience in dealing with health and safety issues.
Clients should also be aware that in areas where there may be a need to gain access to abandoned or live mine workings for inspection, surveying or eventual construction activity, the health provisions of the Management and Administration of Safety and Health at Mines Regulations 1993 apply. The interfaces with CDM Regulations need to be established when this is the case.
For previously developed sites, specific issues of relevance are:
The primary health and safety legislation that applies to projects on previously developed land comprises:
Other regulations may also apply when specific materials are present on sites. For example lead and asbestos regulations.
Ground investigations need to comply with the requirements of the CDM Regulations. A planning supervisor and principal contractor may be required as part of the project team. Depending upon the duration of the investigation and the number of persons involved, the Health and Safety Executives (HSE) may have to be notified of the activity. Key factors to be taken into account in planning, designing and specifying investigations include: