4.0 Site Constraints

4.1 Chemical Contamination

The site has been the subject of previous ground investigations. These have shown only ICRCL Group B contaminants statistically to present a potential problem, depending on the proposed development. This could be addressed by removal of the top 0.5m of soil and/or importing clean topsoil for landscaped areas to prevent phytotoxic effects. There is however some contamination from zinc and sulphur and the concentrations are sufficient to class the soil as "difficult waste". There would therefore be a higher cost implication from higher landfill tax and higher disposal costs for all material to be disposed off site.

4.2 Gas from Groundfill

The site is known to be landfilled and is declared for the purposes of the Borough Council’s planning policy and Article 18 of the Town and Country Planning General Development Order 1988. Policy INF9 in the Deposit Plan would require developers to demonstrate that no gas was present on the site and that future gas migration should be prevented (see Appendix 2).

4.2.1 Soil gas sampling in the areas proposed for construction to test for carbon dioxide and flammable gas (methane) over an eight week period would be required to supplement and update previous data. The proposed development would dictate the nature of any work to render the site safe. Residential development would not be considered on the area of landfill, but could be considered off it, as long as a suitable barrier was constructed between the landfill site and the development. Other types of development would be considered on the landfill site, but would need to be constructed in accordance with Building Research Establishment Report BR212 "Construction of New Buildings on Gas Contaminated Land".

4.3 Flooding

The site does not lie within the flood plain. However environmental requirements may affect development proposals. The Environment Agency would need to be consulted, preferably prior to the submission of an application.

4.4 Archaeology

Development of this site could affect the archaeological remains of Monks Mill and the late medieval/early post medieval occupation fronting Abbey Foregate. The Shropshire County Council Historic Environment Team is therefore likely to require a watching brief to be conducted during the ground work phase of development. For further information please contact Mike Watson on 01743 254018.

4.5 Existing features

No objection is raised to the demolition of 5 Mill Road, however this will require Conservation Area Consent. The floor slabs of former buildings remain on the site and can be broken up as required. The brick boundary wall, the willow tree adjacent to 134 Abbey Foregate and the tree screen along the remaining boundaries, should all be retained, protected during development and repaired as necessary on completion.

4.6 Nature Conservation

All the non-developed land immediately adjacent to the site and bounded by the Rea Brook is part of the Rea Brook Valley Countryside Heritage Site designated as part of the Shrewsbury Countryside Strategy. The Council will take steps to conserve and protect from development or despoliation these areas. This area is an important wetland and is presently not managed. South of the Rea Brook is the Local Nature Reserve (of the same name) which is owned and managed by the Borough Council. All development proposals must avoid the adjacent land".