Phase 2 Site Investigation to Discharge your Planning Condition

Why do you need a Phase 2 Site Investigation?

A Phase 2 Site Investigation is the second stage of a phased contaminated land assessment that is often required to discharge planning conditions or remove objections, once planning permission has been granted.  A Phase 2 is usually required following approval of a Phase 1 Desk Study, where potential sources of contamination have been identified, and the risks from which require further understanding.

In addition to supporting the planning process, a Phase 2 Site Investigation can also be used to:

• Satisfy NHBC land quality conditions (or any other warranty provider).
• Provide financial security for banks, mortgage lenders and landowners involved in a transaction/ change of freehold.
• Provide legal security to solicitors who may be conveyancing as part of land purchase.
• Support Environmental Due Diligence audits.
• Inform an Environmental Statement for inclusion into an Environmental Impact Assessment

The purpose of a Phase 2 Site Investigation is to physically inspect the condition of the soil, groundwater and surface water that may have been impacted by the sources of contamination identified in the Phase 1 Desk Study. The Phase 2 Site Investigation is site specific with the method(s) of investigation chosen being dependent on a number of factors, such as access, operational constraints, geology, potential contaminant sources and the receptors to be targeted (e.g. shallow soils, groundwater).

The most common methods of investigation employed during a Phase 2 Site Investigation may include:

• Hand excavated pits and hand augering.
• Machine excavated trial pits using a JCB (or similar).
• Windowless sample boreholes.
• Cable percussive boreholes.
• Hollow stem and solid stem rotary boreholes.

How is a Phase 2 Site Investigation carried out?

Lustre Consulting prides themselves in designing cost effective and compliant investigations that effectively target contamination which could be in the subsurface and present a pollution risk. In most cases, it is also possible to combine the Phase 2 Site Investigation with a Geotechnical Investigation should further information be required on the engineering capacity of the ground to aid foundation design.

To meet your requirements and ensure you remain compliant, all our Phase 2 Site Investigations are carried out in accordance with current guidance such as the recommended approach set out in the Environment Agency’s Model Procedures for the Land Contamination Risk Management (LCRM) and the British Standard Code of Practice Investigation of Potentially Contaminated Sites (BS 10175: 2011).

All investigations are carried out by qualified and competent consultants who are experienced in the recovery of samples, in situ testing, soil logging and environmental monitoring to the British Standard Code of Practice for Site Investigation (BS 5939:1999). The findings are detailed in transparent and informative reports with clear and helpful conclusions and recommendations (if necessary) to carry out any required remediation.

Our Phase 2 Site Investigation reports regularly receive positive feedback from clients and regulators alike, and have been instrumental in successfully gaining planning permission and discharging conditions for a number of new development sites.

Frequently asked questions about Phase 2 Site Investigations

Do I need a Phase 2 Site Investigation?

If your planning permission has conditions related to land contamination, a Phase 2 Site Investigation may be required as part of the planning process. It is a critical step in assessing any contamination risks identified during the Phase 1 Desk Study. It provides a more detailed, intrusive assessment of the site, including soil and groundwater sampling. The results help ensure that the site is safe for its intended use and complies with regulatory requirements. Without a Phase 2 investigation, there could be significant unknown risks that may result in costly delays or non-compliance issues during development.

What happens if my Phase 1 Desk Study suggests additional investigation is required?

If your Phase 1 Desk Study indicates the need for further assessment, a Phase 2 Site Investigation will be recommended. We always advise submitting the completed Phase 1 report to the local planning authority for their review before beginning the Phase 2 investigation. This step helps define the scope of testing required, ensuring that only necessary investigations are conducted.

What happens after a Phase 2 Site Investigation?

Once the Phase 2 Site Investigation is completed, the results will be analysed to assess the levels of contamination on-site. If contaminants are present, a detailed risk assessment will be conducted to determine the impact on human health, water, and the environment. Depending on the findings, remediation work may be recommended, or further testing might be needed to address specific concerns.

What if there is limited space or access on my site?

Our contaminated land consultants can tailor the Phase 2 Site Investigation to account for restricted space or access issues. We have worked on a variety of challenging sites and can recommend suitable equipment or methods to overcome access limitations while still meeting the investigation’s objectives.

What if I need WAC testing?

If your development will involve the disposal of soils, Waste Acceptance Criteria (WAC) testing may be required to classify the waste and determine its suitability for disposal in a landfill. WAC tests are now a standard requirement for most landfill sites. We can conduct WAC testing as part of the Phase 2 Site Investigation to ensure compliance and proper waste management.

How do you avoid underground services when doing your investigation?

Before commencing any site investigation, we ensure that all underground services are identified to avoid health and safety risks. If up-to-date plans aren’t available, we recommend requesting them from utility companies. In cases where timescales are tight, we can conduct a service clearance survey, which can be combined with a topographical survey if needed, ensuring no damage to underground utilities.

How long does a Phase 2 Site Investigation take?

The timeline for a Phase 2 Site Investigation varies depending on the scale and complexity of the site. We typically require 1 to 2 weeks from the time of formal instruction to mobilise onsite. Following the site work, laboratory testing of soil and water samples usually takes an additional 1 to 2 weeks. Larger or more complex sites may require a longer investigation period.

What happens if I skip the Phase 2 Site Investigation?

Skipping a Phase 2 Site Investigation can lead to significant risks, including the discovery of unexpected contamination during construction, which may delay your project and increase costs. Without this assessment, local authorities may not grant approval for your development, or you may encounter compliance issues later on.

How can I be sure I need a Phase 2 Site Investigation?

If you’re unsure whether a Phase 2 Site Investigation is required for your site, feel free to give us a call. We will discuss your project requirements, review your Phase 1 Desk Study, and advise you on whether a Phase 2 investigation is necessary. Alternatively, please send an email to info@lustreconsulting.com and provide us with the site location and description of the proposed development.