Archived News 2008
Gwyn James, Project Manager at Waystone Limited discusses the challenges faced by developers when reclaiming large areas of contaminated land and the techniques and methodology that can be applied to ultimately achieve the desired regeneration and deliver the master plan.
The challenges of land reclamation can vary significantly depending on the size of the site and the degree to which it is contaminated. At Waystone, we tend to concentrate on large, highly contaminated sites such as burning tips and ex coal or deep mine sites that can be fraught with difficulty; however certain techniques can be applied to alleviate these difficulties and deliver against a master plan and give life back to disused spaces.
Developers often choose to reclaim contaminated land as the development of Brownfield sites, mainly those in need of major clean up linked by a good road system, is generally looked upon favourably by councils. In the main this is due to the wider benefits it brings for the longer term regeneration of an area and local community environment. Certainly for communities living near to contaminated sites, they can experience serious health and safety problems and even poverty.
At Waystone’s Glasshoughton site between Pontefract and Castleford that was a former coal mining site there was danger to local residents from old shafts, lagoons and large plies of residue. These piles of residue were a derivative of cyanide compound, known as ‘blue billy’ because of its colour, that resulted in dogs and other animals that roamed the site having permanently blue feet! The initial reclamation process for this site included cleaning up this residue with a priority to make the site safe for the local community.
There are many loops that developers must jump through during any significant land reclamation process. Initial funding is usually the biggest hurdle, and since the land can have negative value, funds often need to be sourced from other areas. The most common source is to secure specific accommodation elements to support cash flow then go on to develop further.
Redeveloping contaminated land, especially land with a negative value, is of course high risk with investment required up front and this is where producing a good master plan is essential. The risk factor involved really depends on the longer term sustainability of the proposal in its marketplace. When Waystone initially planned the reclamation for Glasshoughton, the local authority had a vision for an industrial park. But once the take up on the site was projected, it was estimated that it would take 25 years to sell the whole site. A mixed-use proposition considered by Waystone in context to the area, immediate community and excellent transport connectivity ultimately presented an option for gain in the shorter term.
Local public opposition is common issue that developers absolutely have to consider when planning site reclamation. Before Waystone developed Glasshoughton there was a history of failed plans and naturally the locals were very sceptical, expecting the project to fail. A commitment to a public consultation process is essential not just in the initial stage but throughout any given project. This can extend to public meetings, production of marketing materials and surveys as well as door to door consultation. At Glasshoughton a liaison officer was appointed in a joint venture with Yorkshire Forward to liaise with the local community. This officer held regular trips to the site for schools and groups, educating them about the work, the environment and importantly, the safety of the site,
Depending on the level of contamination on the site, a sound strategy for waste disposal is essential. Early site appraisals at Glasshoughton indicated that the quantity and nature of contaminated materials were such that the most practical method of clean-up was removal to a fully engineered, on site licensed waste facility. This solution avoided transportation of contaminated materials via public roads and ensured that they were placed in an appropriately designed facility with full approval from the environment agency. Effective re-use of materials and keeping materials on site is also very important and a major criteria of the local authority agenda. As a necessary part of reclamation at Glasshoughton, some shallow coal was excavated and sold to a local power station and the result open cast void was used to drain and treat contaminated groundwater. Apart from the coal no other materials were removed from the site and very little was imported due to the effective re-use of most materials.
Additionally all materials at Glasshoughton that were suitable for re-use were either compacted to form a base for development north of the rail line, or used to model the spoil tips south of the rail line via a specially constructed Bailey bridge to the containment cell, which had been constructed in a geographically isolated part of the site above the water table.
The above techniques helped to fulfil the Glasshoughton master plan by creating land. With no land a master plan cannot be delivered, which is why and initial site investigation is the most imperative part of the strategy - without it there is no way of knowing how and if land can be created.
Once reclaimed land has enhanced value and that, alongside the delivery of a well thought out and flexible master plan, can bring significant benefits to the local environment, its community and business, and ultimately the local economy. In the case of Glasshoughton tourism has also been increased in the area, with the site attracting 2 million visitors a year. This is due to the fantastic location, quality of reclamation and the delivery of the master plan.
Property Executive North - 01 August 2008