INFRASTRUCTURE

Groundwater and Potentially Contaminated Land

5.1

The Environment Agency and the Borough Environmental Health Service advise that a desktop study of the site history should be undertaken to include details of industrial processes and the types of materials stored and used on the site. This desktop study will inform the Environment Agency about whether a full site investigation will be required. There is a need to assess potential ground contamination which might arise from different parts of the site associated with the hospital uses, particularly around boilers, laundries, fuel storage areas and incinerators that burnt clinical waste. Hence a contaminated land investigation/assessment will be required prior to development. Any remediation work undertaken must ensure that the land is rendered suitable for residential redevelopment.

5.2

The Environment Agency states that it is essential that the redevelopment does not have an adverse impact on the quality of the underlying groundwater therefore the Environment Agency requires details of the foul and surface water disposal methods so it can assess any potential risk to groundwater.

5.3

Environmental Health have raised issues in respect of a large lake that was formerly on the site which needs to be investigated for possible landfill gas. Concerns are also raised in respect of the existing boiler house and waste transfer station to the east of the site which have the potential to create noise and odour nuisance and thereby impact upon the amenity of any new dwellings. Hence the future of the boiler house and associated infrastructure need to be the subject of a thorough assessment/analysis prior to the submission of any detailed development proposals.

Pollution Prevention

5.4

The Environment Agency need to know the point of discharge of the surface water drainage system to assess any risk to the potable water abstraction at Shelton.

5.5

Prior to being discharged into any watercourse, surface water sewer or soakaway system, all surface water discharge from parking areas and hardstandings should be passed through trapped gullies with an overall capacity compatible with the site being drained.

Surface Water Drainage and Flood Defence

5.6

The nearest surface water sewer is located in Somerby Drive, however this has not yet been adopted and is likely to have been designed to only have capacity for the residential estates to the east of the hospital.

5.7

It is recommended that a site survey is undertaken to establish where existing flows from the hospital discharge to. If it is proven that they do connect to an existing surface water sewer, then proposed flows would be restricted to existing.

5.8

If it cannot be established where the flows discharge then the developer would need to undertake a feasibility study to analyse whether the system would accept any extra flows, this can be undertaken by Severn Trent Water for an initial fee of £1500. Alternatively the developer may wish to construct an off site sewer which discharges to the Rad Brook. Permission for this would be required from the Environment Agency.

5.9

The Environment Agency’s records do not indicate any specific on-site constraints. However, the following issues with regards to surface water drainage should be addressed :-

1. Providing an assessment of whether any proposed development is likely to be affected by flooding and whether it will increase flood risk elsewhere and of the measures proposed to deal with these effects and risks;
2. Satisfying the local planning authority that any flood risk to the development or additional risk arising from the proposal will be successfully managed with the minimum environmental effect, to ensure that the site can be developed and occupied safely; and
3. Examining the impact of any proposed development on the receiving sewer system.

5.10

The Agency would generally expect any new development on the site to incorporate Sustainable Urban Drainage (SuDs) techniques and Best Management Practices. These may include:

1. Preventative measures (e.g. rainwater harvesting, recycling, good practice design and maintenance).
2. The use of permeable surfaces (e.g. porous pavements)
3. Soakaways/infiltation ditches, conveyance
4. Detention and retention pools and wetland areas etc.

5.11

These methods should be included as a means of reducing the adverse environmental effects of surface water drainage from increased impermeable areas. Examples are given in the Environment Agency’s "Guide to Sustainable Urban Drainage". The applications of these techniques has a number of advantages, which include

• Avoiding creating or exacerbating localised flooding issues
• Reducing pollution risk and improving the water quality of run off, thus reducing environmental degradation
• Encouraging groundwater recharge
• Minimising the disruption of existing drainage patterns
• Providing an opportunity to enhance the amenity and ecological value of developments through the provision of features such as ponds, green swales etc.

5.12

For all these reasons the adoption of source control improves the sustainability of developments and may reduce costs to the developer as well as the overall costs to society of a new development.

Foul Drainage

5.13

Severn Trent Water advise that the sewer records show that there are various possible connection points for the discharge of foul flows. The preferred receiving sewer crosses the site and then joins the sewer in Racecourse Lane. This sewer should be capable of accepting the flows from the development. There should be no building within 5 metres of this pipe and the developer may wish to divert it at his own expense after seeking approval from Severn Trent Water. An assurance should be sought from the sewage undertaker that the development of the site will not cause the exacerbation of any storm or pumping station overflows or overload the receiving sewage works. In particular, the Environment Agency is becoming increasingly concerned about the ability of Monkmoor Sewage Works to treat continuing development in the area without significant expenditure and improvement to the infrastructure of the works.

Services

5.14

Transco indicate that the development could be adequately served with gas supplies from existing infrastructure in the locality. The site should be adequately served by water mains provision to also include the provision of fire hydrants to serve the proposed development. GPU Power will need to be consulted on electricity supplies.

Education Provision

5.15

The Shropshire County Council Education Department have advised that the residential conversion of Shelton Hospital will trigger the need for a financial contribution towards Primary School education facilities. A contribution will be required if Shelton Hospital is converted to residential use and this will need to be agreed and provided through a Section 106 agreement. The timing and value for the payment of this financial contribution and the phasing of the works for the improvements to existing educational facilities are matters to be determined by the Education Authority (Shropshire County Council) during the preparation of a Section 106 agreement.

Refuse

5.16

The provision of space for facilities to enable community recycling should be considered and adequate arrangements should be provided for refuse storage and collection. This should include the provision of large storage bins for recyclable materials to enable safe storage on site. Adequate arrangements should be provided for refuse storage and collection. Any storage area should accommodate a wheeled bin of a minimum size of 730mm x 580mm x 1067mm high. Access by way of steps should be avoided. In relation to highway provision and the design and layout of the development, an adequate width and height should be provided to permit access through the site by refuse vehicles (and emergency services).