Homecheck Professional Contamination Report User Guide
Contents
1. 5 7 5 8 5 9 What is my Homecheck Professional Contamination Report telling me The report will include information from a number of statutory and non statutory sources and site history as determined by an analysis of historical Ordnance Survey maps dating from the 1850 s The report provides an overall assessment on the likelihood of the property being described as contaminated land as defined by section 78 A 2 of part IIA of the Environmental Protection Act 1990 The report also gives contact details of the organisations where further information may be obtained Sitescope has agreements for the supply or collection of data with a number of national data providers Notably Sitescope is a Licensed Partner of Ordnance Survey and a Value Added Reseller for the Environment Agency and the British Geological Survey The currency of the datasets used is determined by the frequency of updates by the data providers under their respective agreements with Sitescope Any person relying on a Homecheck Professional Contamination Report must comply with the attached Terms and Conditions The replies in the Homecheck Professional Contamination Report will be given in the belief that they accord with the data sets and update cycles listed in Appendix 3 but on the understanding that Sitescope is not legally responsible for them except as detailed in the Terms and Conditions which may vary from time to time Sitescope is constantly working with2. Homecheck Professional Contamination Report User Guide www homecheckpro co uk 0844 844 9966 home Contamination check Report professional A Landmark service User Guide Table of Contents Introduction About this Guide 3 Why should I get a Homecheck Professional Contamination Report 3 When should I get a Homecheck Professional Contamination Report 4 How do I get a Homecheck Professional Contamination Report 5 What is my Homecheck Professional Contamination Report telling me 6 How do I proceed now 8 Appendix Appendix 1 Specific issues in relation to the report 11 Appendix 2 Potentially Contaminative Past Industrial Land Use Categories 19 Appendix 3 Data sets used in the Homecheck Professional Contamination Report 21 Appendix 4 The Search Code 27 A Landmark service 1 1 1 1 2 1 3 1 4 2 1 2 2 2 3 Introduction about this Guide This Guide has been prepared by Landmark Information Group to assist busy conveyancing practitioners to decide Whether to obtain a Homecheck Professional Contamination Report on behalf of their clients What that search reveals What steps they should take next in the best interests of their clients The Guide is not intended to usurp the role of the professional advisor who is uniquely placed to view the whole transaction in consultation with the client but it is intended to inform that discussion and provide guidan
3. The most toxic substances are controlled by Water Industry Act Referrals The list of substances is given in the Environmental Protection Prescribed Processes and Substances Regulations 1991 and consists of substances considered to be so toxic that priority should be given to eliminating pollution by them Other discharge consents are granted with conditions set by the Environment Agency under Section 84 1 of the Water Resources Act 1991 In considering whether or not to grant consents the Environment Agency has to take into account whether statutory water quality objectives will be met likely deterioration in water quality downstream and possible effects on other water uses downstream Conditions are attached to consents in order to minimise affects Such conditions may be related to discharge quantity steps to minimise affects of pollution sampling facilities and requiring records to be maintained Other discharge consents could include storm tank discharges or septic tanks 15 home Contamination check Report professional A Landmark service A 11 Contaminated Land Register Entries and Notices Part IIA Sites This section includes details of any contaminated land within the meaning of Part IIA of the Environmental Protection Act 1990 that has been identified within the search area These will be categorised as Sites identified as contaminated Sites identified as Special Sites Sites identified as c
4. consents The Act applies to Crown premises including mobile radioactive apparatus but does not cover navy army air force or visiting forces or the Secretary of State for Defence Registered Waste This data is sourced from public registers which are Landmark Point or From 1976 Annually A2 Transfer Sites visited annually This data set covers consents that Polygon amp have been issued by the Environment Agency under Text the Control of Pollution Act COPA 1974 and Section 36 of the Environmental Protection Act EPA 1990 This data relates to open and closed sites licensed for waste transfer Registered Waste This data is sourced from public registers which are Landmark Point or From 1976 Annually A3 Treatment or visited annually This data set covers consents that Polygon amp Disposal Sites have been issued by the Environment Agency under Text the Control of Pollution Act COPA 1974 and Section 36 of the Environmental Protection Act EPA 1990 This data set comprises details of open and closed sites licensed for waste treatment or disposal 1 10 000 scale raster National Grid providing national Ordnance Survey Raster Current Bi Annually Detail Maps coverage of Great Britain This is derived from the Mapping Ordnance Survey Landplan and OSCAR Traffic Manager road information 25 home Contamination check Report professional A Landmark service Appendix 3 Data Sets used in the Homecheck Profession
5. miscellaneous excluding newspapers Printing other than news print Pulp commodity grade paper amp paperboard manufacture Paper card etc products e g Packaging Quarrying of sand amp clay operation of sand amp gravel pits Extraction of alluvial sediments sand stone clay peat marl amp gravel Railways Railway tracks up to 4 tracks wide Recycling of metal waste amp scrap metal Rubber natural products manufacture Sawmilling planing amp impregnation i e Treatment of timber Sawmilling planning amp impregnation i e treatment of timber wood products telegraph works timber yard e g veneer Sewage Sewerage septic tanks includes all filter beds Spirit distilling amp compounding Spirit distilling amp compounding Tableware amp other ceramics manufacture Tableware amp other ceramics Technical amp environmental testing amp analysis Various technical amp environmental testing amp analysis Transport manufacturing amp repair Manufacturing amp repair including i ships ii aerospace iii rail engines amp rolling stock Transport support amp cargo handling Boat building wharf amp quays cargo transport handling facilities Transport air amp space cargo amp handling amp transport support Air amp space transport Transport light manufacture Manufacture of cars lorries buses motorcycles bicycles Weapons amp ammunition manufacture amp storage Civilian manufacture amp storage o
6. Authorised processes which are brought under Section 23 1 of Processes the Environmental Protection Act EPA 1990 If the conditions of an authorisation have been breached the Environment Agency or the Scottish Environment Protection Agency can prosecute the operator It is an offence to operate a prescribed process without an authorisation or to contravene its conditions Prosecutions This data set is geo coded by Landmark and includes Various Point amp Text From 1996 As notified Relating to actions brought under the provision of the Water Controlled Waters Resources Act 1991 Registered This data is sourced from public registers which are Landmark Point or From 1976 Annually A1 2 Landfill Sites visited annually This data covers consents that have Polygon amp been issued by the Environment Agency and the Text Scottish Environment Protection Agency under the Control of Pollution Act COPA 1974 and Section 36 of the Environmental Protection Act EPA 1990 This data relates to open and closed sites licensed for the landfill of waste Registered This data set is geo coded by Landmark and refers to Environment Point amp Text From 1991 Quarterly A5 Radioactive Licences granted under the Radioactive Substances Agency Substances Act RSA 1993 This Act controls the storage use and disposal of radioactive substances through authorisation and registration systems and provides access to information regarding sites holding such
7. Where the exact position of the site is unclear Sitescope construct either a 100 metre or 250 metre buffer around the point to warn of the possible presence of landfill The size of this buffer relates to the positional accuracy that can be attributed to the point grid reference of the site On the section map registered landfills are shown as a green square or a green hatched polygon Buffers are shown as a blue hatched circle Records from the British Geological Survey showing over 3 000 old landfill sites which were operating at the time of the Control of Pollution Act COPA 1974 and would therefore not have been subject to any strict regulation or monitoring Most BGS landfill sites have boundaries which are shown as an orange hatched polygon on the section map Where no boundary is available these sites are shown as an orange 12 home Contamination check Report professional A Landmark service Latest information from the Environment Agency showing the boundaries or point locations of over 2 500 current licensed landfill sites in England and Wales Records of licensed waste management facilities landfill cover consents issued for active landfill sites by the Environment Agency under Section 64 of the Environmental Protection Act 1990 Part II and prescribed by Regulation 10 of SI No 1056 of the Waste Management Licensing Regulations 1994 These landfill sites are shown on the section map as either a red
8. applies to Control processes once classified as Integrated Pollution Control and Local Authority Air Pollution Control under Part and Part Il of the Environmental Protection Act 1990 for England and Wales There are A and B installations which are regulated by the Environment Agency and Local Authorities respectively The regulations are being progressively introduced to 2007 depending on the regulated activity In the case of England and Wales this data is solely sourced from the Environment Agency Licensed Waste This data covers consents for landfill sites issued Environment Polygon amp From 1974 Quarterly Management by the Environment Agency under Section 64 of Agency Text Facilities Landfill the Environmental Protection Act 1990 Part Il and Boundaries prescribed by Regulation 10 of SI No 1056 the Waste Management Licensing Regulations 1994 The boundaries of these sites are supplied by the EA and currently only relate to active landfill sites Licensed Waste This data covers consents issued for current or Environment Point amp Text From 1974 Quarterly Management recently current waste management licence by Agency Facilities the Environment Agency under Section 64 of the Locations Environmental Protection Act 1990 Part Il and prescribed by Regulation 10 of SI No 1056 the Waste Management Licensing Regulations 1994 Currently this data is only available for England and Wales Local Authority This data is collected
9. by Landmark sourced from individual Local Authorities that were able to provide information on sites operating prior to the Control of Pollution Act 1974 COPA Landfill is shown as both points and boundaries Sitescope s own database containing over 13 000 open or closed landfill sites collected from the public registers Landfill is shown as both points and boundaries Records from the British Geological Survey showing over 3 000 old landfill sites which were operating at the time of the Control of Pollution Act 1974 COPA and would therefore not have been subject to any strict regulation or monitoring Landfill is shown as both points and boundaries Latest information from the Environment Agency showing the boundaries or point locations of over 2 500 current licensed landfill sites in England and Wales General Information Landfill is well established as the main disposal method for Great Britain s waste Up to 90 of all domestic waste takes this route and it is estimated that there are currently over 13 000 landfill sites in Great Britain There are three main categories of landfill sites those accepting domestic industrial and commercial wastes those accepting hazardous waste and those accepting inert waste for example brick rubble or soil All three present a potential risk to residential properties The main risk presented by landfills is from the methane gas created by the microbiological decomposition of biodegrad
10. collated and geo coded by Local Authorities Point amp Text From 2004 Annually A4 Integrated Landmark and comprises Local Authority Integrated Pollution Pollution Prevention and Control LAIPPC records Prevention and maintained under the Pollution Prevention and Control Control Act 1999 The system of Local Authority Integrated Pollution Prevention and Control LA IPPC applies an integrated environmental approach to the regulation of certain industrial activities A2 installations It involves determining the appropriate controls for industry to protect the environment through a single permitting process This means that emissions to air water including discharges to sewer and land plus a range of other activities with an environmental impact must be considered together IPPC aims to prevent emissions and waste production and where that is not practicable reduce them to acceptable levels The Environment Agency regulates the Integrated Pollution Prevention and Control IPPC regime which covers A1 installations Local authorities regulate the regimes LAIPPC A2 installations and Local Authority Pollution Prevention and Control LAPPC Part B installations Together the three systems described above will gradually replace the pollution control regime set up under Part of the Environmental Protection Act 1990 This will be completed by the end of 2007 In the case of England and Wales this data is sourced solely f
11. hatched polygon or a red circle Where a landfill site is duplicated in one or more of these datasets a buffer landfill boundary or point location for the same site may not be coincidental on the section map A 2 and A 3 Waste Transfer Treatment or Disposal In addition to landfill two other types of waste disposal facility that practitioners should pay particular attention to are metal recycling sites and incinerators These sites can be significant particularly if they have handled radioactive and toxic wastes Incinerators may affect surrounding air quality through release of emissions from the chimney and once closed incinerators have specific contaminants such as ash and waste water which should be properly removed or rendered harmless Waste transfer and treatment stations although usually posing a lower risk than landfills incinerators or metal recycling sites can also be significant The level of risk to the homeowner will usually depend on how well the site is was managed but there is increasing concern that waste storage sites may pose a health hazard to those living near them The practitioner should be aware of the following risks associated with waste processes Spillage of difficult waste on site such as petrol oil and paint Build up of some wastes in drains Chemicals being washed off site by rainwater and affecting surrounding land Noise and dust If a licence for a waste transfer treatment or
12. related features gas and gas monitoring related features oil related features and miscellaneous power features It been captured from post war 1 2500 and 1 1250 Ordnance Survey historical mapping covering a period from 1943 to 1996 Integrated This data is geo coded by Landmark and comprises Pollution Control of records maintained under the EPA Prescribed Processes and Substances Regulations 1991 under Integrated Pollution Control IPC These regulations were progressively implemented from 1 April 1991 in England and Wales These are sites where larger more polluting industries hold authorisations to emit discharges direct to land water or air Applications for authorisation under IPC must consider the full impact of all releases to air water and land The Agency incorporates conditions which ensure that the operator uses the Best Available Techniques Not Entailing Excessive Cost BATNEEC to minimise or prevent releases of certain substances and to render such substances harmless Authorised process operators are required to submit an annual emissions report Integrated This data is maintained under the EPA Prescribed Pollution Control Processes and Substances Regulations 1991 under Registered Waste Integrated Pollution Control IPC These regulations Sites were progressively implemented from 1 April 1991 in England and Wales Landmark extracts and geo codes data for waste sites regulated under Part 1 of the Environment
13. that until the actual extent of a potential problem is investigated and revealed a practitioner cannot fully advise on its implications and the Homecheck Professional Contamination Report is only designed to provide the information to enable practitioners to identify the next questions Equally the perception of risk is almost invariably worse than the reality so a practitioner may feel that in the majority of cases the client would be safe in proceeding without further investigation on the other hand an investigation may put the client s mind at rest A Landmark service 6 11 6 12 6 13 Practitioners should develop a range of professional contacts to call on quickly should the client wish to proceed with further investigations Not knowing where to turn for assistance would cause delay If the subject property is to be charged as security for a loan the lender should be contacted in any case where entries are revealed Practitioners should inform the lender what further steps are being taken by the borrower and ask the lender what if any further enquiries the lender requires The report should be kept with the title deeds along with other important documentation 10 Appendix 1 Specific issues in relation to the report Section A Enquiries of Statutory Registers A 1 1 and A 1 2 Landfill The landfill information in the Homecheck Professional Environmental Report comes from four sources Records collated
14. your behalf if you ask us to e Send you a final decision on the complaint in writing If you are not satisfied with the final decision you may refer the complaint to the Independent Property Codes Adjudication Scheme IPCAS and we will give you contact details We will co operate fully with the independent adjudicator during the consideration of a complaint by the IPCAS and comply with any decision Complaints should be sent to Customer Relationship Manager Landmark Information Group Limited Legal amp Financial The Smith Centre Fairmile Henley on Thames RG9 6AB Telephone 0844 844 9966 E mail helpdesk landmarkinfo co uk IPCAS can be contacted at IDRS Ltd 24 Angel Gate City Road London EC1V 2PT Phone 020 7520 3800 Fax 020 7520 3829 E mail info idrs ltd uk 28
15. A of the Environmental Protection Act 1990 that there are environmental issues in mainland Great Britain that have been largely ignored until now but which present real risks to purchasers of the affected property In the light of growing public concern about such issues the Law Society on 13 June 2001 published in the Law Society s Gazette and distributed to the legal profession generally a Guidance Note on contamination issues in property transactions This Guidance points out the risks referred to in this Guide and offers some suggestions to practitioners as to how they may go about serving theclient s needs in this area and lessening the risk of being found negligent A Landmark service 2 4 2 5 26 2 2 8 2 9 3 1 3 2 Whilst contaminated land is perhaps the most obvious risk to contemplate it is by no means the only one For example if contaminants are present but the land is not contaminated within the technical meaning of the word enjoyment saleability and value can still be affected There may be significant restrictions on the usability of the property The main risks are that A financial liability to clean up the polluted site may fall upon the current owner of the land The property itself may be hazardous to health dangerous or otherwise uninhabitable The value and or the use of the property may be adversely affected by some problem Whilst it is by no means yet settled that it would be
16. Land Wales Regulations 2001 WSI 2197 respectively There is also statutory guidance that complements the regulations The regulations give power to define special sites contaminated land and to remediate any land defined as contaminated as well as exclude and apportion liability for remediation This data is ccollated by Landmark and sourced from the local authorities Contemporary This represents a sub set of the Business Directory Thomson Point amp Text From 2001 Quarterly Trade Directory complied by Thomson Directories and is geo coded Directories Entries by Landmark The data set allows for comprehensive reporting with over 400 different classifications that are likely to carry out potentially contaminative uses The status of the site is also disclosed Control of Major This data is geo coded by Landmark and relate to Health and Safety Point amp Text From 1999 Bi annually Accident Hazards sites registered under the Control of Major Accident Executive HSE Sites Hazards COMAH Regulations 1999 The Health and COMAH Safety Executive in conjunction with the Environment Agency keeps records of those sites where substances are present or in transit in quantities exceeding thresholds set in the regulations The duties under these regulations are largely dependent on the type and quantities of substance Following this rationale sites are subdivided into top and lower tier sites Sites storing above the specified amo
17. Power Facilities Facilities related to power and fuel which were not identified in any other section i e Power Station Fuel Depot 20 home Contamination check Report professional A Landmark service Appendix 3 Data Sets used in the Homecheck Professional Contamination Report Remarks Source Data Type Data Range Update Cycle Section BGS Recorded This data set relates to a survey of active landfill sites British Geological Point or Not Applicable Not Applicable A1 2 Landfill Sites conducted on behalf of the DoE DEFRA in 1973 Survey BGS Polygon amp This data is already geo coded Text The survey includes over 3 000 sites accepting waste prior to the Control of Pollution Act COPA 1974 and would therefore not have been subject to any strict regulation or monitoring Further details which may be available from BGS paper records include outline plans site descriptions waste types and tipping histories Contaminated The contaminated land regulations enacted in 2000 Local Authorities Point or From As notified Land Register give effect to relevant sections of the Environmental Polygon amp February 2002 Entries and Protection Act 1990 in regards to contaminated Text Notices land There are three sets of regulations that relate to England Scotland and Wales They are Contaminated Land England Regulations 2000 SSI 227 Contaminated Land Scotland Regulations 2000 SI 178 and Contaminated
18. able materials Methane gas is highly flammable and can become explosive if it accumulates in a confined space Other landfill emissions also include traces of heavy metals and complex organic compounds such as dioxins There is concern that people living near certain landfill sites could be at risk from serious illnesses such as cancer and DEFRA are conducting a study to determine the health risks associated with landfill sites The practitioner should be aware that landfill could affect the homeowner in six ways Presence of harmful substances Combustibility of materials used to fill the landfill Chemical attack on building materials Emission of flammable toxic asphyxiant or corrosive gases Problems with ground stability Problems associated with odour and water drainage 11 home Contamination check Report professional A Landmark service If a landfill site is identified the report will disclose the licence details For further information on a particular site please contact the relevant environment agency or local authority referenced in the Useful Contacts section of the report Specific Information Section A 1 1 Local Authority Landfill Sites The records in this section have been collated by Landmark and are sourced from individual Local Authorities that were able to provide information on sites operating prior to the Control of Pollution Act 1974 COPA On the section map these records are shown
19. al Contamination Report Remarks Source Data Type Data Range Update Cycle Section Substantiated This data is derived from public register information Environment Point amp Text From 2001 Quarterly A12 Pollution Incident and related to substantiated pollution incident data Agency Register that the Agency has deemed closed The records relate to specific events which have been brought to the attention of the Agency and fall within their responsibility given that they may have an environmental and or operational impact Incidents are based on reports from members of the public emergency services local authorities government departments other regulators industry and agency staff Examples may include reports that may affect land air and water fish kills illegal abstraction low river flows speeding vessels and flooding Public register information is provided by regional offices and incidents are supplied ready geo coded based on 1 10 000 mapping The system is two tier in nature looking at environmental protection and water management Incidents are graded from category 1 Major Incident to category 4 No Impact An impact category must be assigned for each affected environmental media air land and water An impact level is assigned to a particular incident but is determined by the maximum severity affecting one of the three media Currently this data is only available for England and Wales Water Industry Act The En
20. al Protection Act EPA 1990 from those maintained under the Environmental Protection Regulations Prescribed Processes and Substances 1991 relating to sites emitting discharges direct to air water or land Applications for authorisation under IPC must consider the full impact of all releases to air water and land The Agency incorporates conditions which ensure that the operator uses the Best Available Techniques Not Entailing Excessive Cost BATNEEC to minimise or prevent releases of certain substances and to render such substances harmless Authorised process operators are required to submit an annual emissions report Fuel Station Entries Historical Tanks And Energy Facilities Source Data Type Data Range Update Cycle Section Various Point amp Text From 1990 As notified Catalist Point amp Text From 1997 Landmark From 2003 Not Applicable Environment Point amp Text From 1991 Quarterly Agency Environment Point amp Text From 1991 Quarterly Agency 22 home Contamination check Report professional A Landmark service Appendix 3 Data Sets used in the Homecheck Professional Contamination Report Remarks Source Data Type Data Range Update Cycle Section Integrated This data is geo coded by Landmark and comprises Environment Point amp Text From May Quarterly Pollution of records maintained under the Integrated Prevention Agency 2001 Prevention and Pollution and Control Act 1999 This
21. and as well as jetties piers and other structures in UK inland waters proposing use of such substances Planning This data is collected collated and geo coded by Local Authorities Point amp Text From 1992 Annually Hazardous Landmark The records relate to consents granted Substance under the Planning Hazardous Substances Act Consents 1990 as amended for England and Wales The regulations require a consent to be granted by the Local Authority for sites where the storage of certain hazardous substances is above the specified or controlled quantity Planning This data is collected collated and geo coded by Local Authorities Point amp Text From 1992 Annually Hazardous Landmark The records relate to consents granted Substance under the Planning Hazardous Substances Act Enforcements 1990 as amended for England and Wales If the conditions set in consents are breached the authority serves an order or enforcement notice on the relevant party Enforcement notices may reinforce an existing condition or require the operator to remedy the cause of the breach within a specified period Once the enforcement conditions are met the authority has powers to withdraw the notice Potentially From historical mapping dating back to the middle Landmark Point Polygon From 1850 Not Applicable Contaminative of the 19th century Landmark s Systematic Analysis amp Text Industrial Uses ___ has identified areas where historically the land us
22. as a red square or a red hatched polygon Appropriate authorities are listed in the report summary with an indication of whether or not they were able to make landfill data available Details of any records identified are disclosed under the additional information You should note the following a If the response in the summary advises that the local authority Had landfill data but passed it to the relevant environment agency it does not necessarily mean that landfill data from this local authority will be included in section A 1 2 of the report b If no data has been made available for all or part of the search area you should be aware that a negative response in section A 1 1 does not necessarily confirm that no local authority landfills exist Section A 1 2 Landfill Sites The records in this section are obtained from three separate data sets Sitescope s own database containing over 13 000 open or closed landfill sites collected from the public registers In the case of this data set where no boundary is available approximate positions of the sites have been supplied using a grid reference point At present no complete national data set exists for landfill site boundaries therefore a point grid reference provided by the data supplier is used for some landfill sites In certain cases the point grid references supplied provides only an approximate position and can vary from the site entrance to the centre of the site
23. ce to the advisor in that situation on how to progress the matter speedily efficiently and cost effectively It is intended that this Guide is regularly updated to keep pace with the rapid changes to the conveyancing process and to reflect the role which accurate and dependable environmental information plays in that process Copies of this Guide are available free of charge from www homecheckpro co uk Alternatively call the Homecheck Professional Contamination Report helpline on 0844 844 9966 or email helpdesk landmarkinfo co uk For further information on any of the topics raised in this Guide the practitioner is referred to any of the available textbooks on the subject such as The Law Society s Conveyancing Handbook Law Society Publications The Law Society s Environmental Law Handbook Law Society Publications Environmental Law in Property Transactions Butterworths Guide to Contaminated Land Blackstones Why should I get a Homecheck Professional Contamination Report Acommonly held misconception is that conveyancing transactions have been carried out for decades without any serious environmental problems arising Practitioners now need to be concerned about the environmental issues underpinning a property purchase There have been a number of instances where serious problems have arisen and it will have been apparent to most practitioners at least since the introduction in 2000 2001 of the Contaminated Land regime in Part II
24. cluded Alt B2 A8 10 home Contamination check Report professional A Landmark service Appendix 3 Data Sets used in the Homecheck Professional Contamination Report Remarks Enforcement and Prohibition Notices This data set is geo coded by Landmark and contains any enforcement and prohibition notices relating to IPC authorised processes which are brought under Section 23 1 of the Environmental Protection Act EPA 1990 If the Environment Agency believes that the conditions of an authorisation have been breached it can serve an enforcement notice on the operator which requires remediation of the situation within a specified time If the situation involves imminentrisk of serious pollution of the environment a prohibition notice may be served requiring immediate closure of the process It is an offence to operate a prescribed process without an authorisation or to contravene conditions of an enforcement notice without reasonable excuse This data is geo coded by Landmark and comprises records held on the Catalist fuel database which provides the location of petrol stations diesel stations hypermarkets etc throughout Great Britain The data set includes information on the status of the site whether it is active and the brand of petrol sold This data set contains facilities related to petroleum and energy storage including tanks petrol storage potential tanks electricity sub stations and
25. data providers to improve the data sets and the information available to Sitescope may change Accordingly there is no protection period relating to a Homecheck Professional Contamination Report and practitioners should not attempt to rely ona previous report Practitioners who rely on a previous report will not have the benefit of Sitescope s Professional Indemnity Insurance cover Practitioners should note that addresses may have been compared to the Royal Mail Postal Address File standard and therefore may have been changed to comply with this standard The report is split into a summary section which gives basic information in an easy to understand question and answer format and an additional information section which gives further details if records are revealed The practitioner should normally be able to easily verify that the report has been correctly located on the subject property using the Site Location map In the event of any doubt as to the correct location the practitioner should raise this immediately with the agent Enquiries and Replies The Homecheck Professional Contamination Report uses the boundary of the property as the basis of the search if this is digitised Alternatively the search can be ordered as a point location and our system will construct a 25m radius circle around this point which will be used as the property boundary for the purposes of the report Please note that use of the 25m circle is not an attempt t
26. disposal site has been identified the Report will disclose the licence details For further information on a particular site please contact the relevant agency referenced in the Contacts section of the report A 4 Integrated Pollution Control IPC Regulations There are thousands of industrial processes in Britain with permits to release pollutants to the air ground and water Around 2 000 factory sites can be categorised as major industrial processes such as power stations incinerators chemical manufacturers and cement producers while some 12 000 can be classified as smaller industrial processes Many sites releasing discharges are maintained under the concept of Integrated Pollution Prevention and Control Discharges from these sites can be to air land or water and include gases contaminated cooling water and spoil For example a paper mill may release polychlorinated biphenyls chemicals sometimes used in the treatment of timber dioxins and chlorine compounds to land and toxic gases such as formaldehyde to the air If a licence for an industrial process has been identified the Report will disclose the type of licence 13 home Contamination check Report professional A Landmark service A 5 Radioactive Substances The keeping use accumulation and disposal of radioactive substances in Great Britain is regulated by the Radioactive Substances Act 1993 RSA1993 The main purpose of this Act is to provide radiation p
27. dustries and to those that produce or use substances with flammable toxic or explosive properties The Explosives Act 1875 and 1923 controls the registration storage and supply of various categories of explosive substances to ensure public safety and security For example the legislation would control the storage of high explosives in a magazine All premises where explosives are stored must be registered By far the largest proportion of such premises are used for the storage of fireworks Homebuyers will wish to know if such substances are being stored close to the home and if they are being managed effectively If such a use has been identified the Report will disclose the type of site and the Contacts section can be used if any further enquiries need to be made A 9 Emissions to Air If operated according to regulations any emissions to the air should present a low risk to health However where sites are not operated correctly such emissions can pose increased risks to health Air pollution has been linked to respiratory diseases such as asthma and a recent study at the University of Birmingham indicates that early exposure to toxic pollutants even in the womb can be a serious health risk Children and elderly people are most at risk If a licence for a discharge to air has been identified the report will disclose the licence details Use the Contacts section should further enquiries need to be made A 10 Discharges to Water
28. ed on an historic map but there was no evidence of its existence in the last available map for the area No details of what may have been used to fill the cavity or exactly when or if it was filled are available from the mapping Materials used to fill quarries pits and ponds have never been catalogued and so in most cases the type of infill used is not known Most infilled sites must therefore be regarded as potentially contaminated especially if a site lies on or close to a source of contaminative material for example a mine or a factory The stability of infilled land is questionable and research has found several cases where residential properties have been affected by subsidence because of previous quarrying or similar mining activity Although many will not pose a significant risk to homebuyers some past uses may have left toxic carcinogenic cancer causing or deleterious asbestos containing substances If potentially infilled land has been identified the report will disclose the type of land use and the date of mapping Historical Tanks and Energy Facilities The information in this data set relates to the location of Historical Tanks and Energy Facilities identified from Ordnance Survey historical mapping These have been captured as point locations from a variety of large scale mapping based upon a predetermined list of text The features themselves are related to energy and petroleum storage The types of text found on the ma
29. es Past Land Uses were potentially contaminative This is drawn from a series of up to six historic map editions up to four Ordnance Survey 1 10 560 County Series Maps usually pre W W I the first Ordnance Survey Point Polygon From 1850 Not Applicable National Grid Black and White raster 1 10 560 map and the last National Grid edition Black and White raster map at 1 10 000 scale home Contamination check Report professional A Landmark service Appendix 3 Data Sets used in the Homecheck Professional Contamination Report Remarks Source Data Type Data Range Update Cycle Section Potentially Infilled From historical mapping dating back to the middle Landmark Point Rea From 1850 Not Applicable Land of the 19th century Landmark s Systematic Analysis amp Rea Department has identified areas where cavities and areas of water or marsh have potentially been infilled Ordnance Survey Point Polygon From 1850 Not Applicable with materials This is drawn from a series of up to six historic map editions up to four Ordnance Survey 1 10 560 County Series Maps usually pre W W Il the first National Grid Black and White raster 1 10 560 map and the last National Grid edition Black and White raster map at 1 10 000 scale Prosecutions This data set is geo coded by Landmark and Various Point amp Text From 1991 As notified A12 Relating to contains any prosecutions relating to IPC authorised
30. es protection for homebuyers sellers conveyancers and mortgage lenders who rely on property search reports carried out on residential property within the United Kingdom It sets out minimum standards which organisations compiling and or selling search reports have to meet This information is designed to introduce the Search Code to you By giving you this information Landmark Information Group is confirming that they keep to the principles of the Search Code This provides important protection for you The Code s main commitments The Search Code s key commitments say that search organisations will e Provide search reports which include the most up to date available information when compiled and an accurate report of the risks associated with the property Deal promptly with queries raised on search reports Handle complaints speedily and fairly At all times maintain adequate and appropriate insurance cover to protect you Act with integrity and ensure that all search services comply with relevant laws regulations and industry standards Keeping to the Search Code How search organisations maintain compliance with the Search Code is monitored independently by the Property Codes Compliance Board PCCB If you have a query or complaint about your search you should raise it directly with the firm and if appropriate ask for your complaint to be considered under their formal internal complaints procedure If you remain dissatisfied wi
31. f weapons ammunition explosives amp rockets Potentially Infilled Land Report Description Remarks Unknown filled ground pond marsh river stream dock etc These are water features which were previously mapped but which no longer appear on subsequent and current map editions Unknown filled ground pit quarry etc Natural or man made depression or unspecified pits Historical Tanks and Energy Facilities Report Description Remarks Tanks Tanks i e Fuel Tank Inspection Tank Tk This does not include tanks where the named purpose is not fuel related i e Slurry Tank Potential Tanks Activities that potentially require a fuel tank on the premises i e Depots and Garages Petroleum Storage Facilities Facilities which are likely to hold petroleum i e Filling Stations Petrol Stations and Petroleum Works Oil Industry Facilities Facilities used in the oil industry i e Oil Depot Oil and Grease Works Oil Refinery not including non petrol based oils such as Fish Meal and oil works Gas Industry Facilities Facilities used in the Gas Industry i e Liquid Gas Bottling Plant Gas Wks Gas Monitoring Facilities Facilities used to monitor gas production and supply i e Gas Governor Station Gas Valve Compound Electricity Industry Facilities Facilities used by the electricity industry i e El Gen Sta Electricity Depot Electrical Sub Station Facilities Electrical Substations i e El Sub Sta Transmission Sub Station Miscellaneous
32. ified professional The decision whether to proceed undertake further investigations or withdraw must be the client s and it will frequently depend on factors unrelated to the environmental information revealed by the search Factors such as the cost of the further investigations the difficulty or delay involved in undertaking them the accuracy and helpfulness of the further information revealed the general time scale of the transaction and the client s attitude to risk will all influence the decision Often the next step after obtaining a Homecheck Professional Contamination Report is simply to acquire further information especially as it is usually easily obtainable from an obvious source rather than to consider a site inspection at additional cost Obvious next steps could be In relation to further information contact the relevant agency or local authority using the Contacts section of the report The local authority may have inspected the revealed matter as part of its duties under Part IIA of the Environmental Protection Act 1990 It may also have records of the steps taken by a developer to make the land safe which would avoid in most cases the need for a site investigation Contamination concerns contact an environmental consultant Valuation concerns contact a suitably qualified specialist surveyor or valuer Negotiating appropriate price adjustments in addition to or instead of the above It cannot be over emphasised
33. ing with the transaction Page two of the report will list the features of concern together with a suggestion of the next steps that could be taken to gather further information A Landmark service 6 6 6 7 6 8 6 9 6 10 Certain features always carry an inherent degree of risk with them and certain types of land use have particular contaminating characteristics For example landfill sites may give rise to methane gas generation old gasworks may have contaminated the land with tars and other chemicals and petrol stations may have leaking underground storage tanks The nearer to the site the identified entry then the greater the risk that some problem may occur on the site in question A report revealing such features would receive a Further investigation recommended assessment indicating that it is considered possible that the property would be determined to be contaminated land within the meaning of Part IIA of the Environmental Protection Act 1990 and it is strongly recommended that the potential risks outlined are investigated further before proceeding with the transaction It is important to appreciate that where a report has not been passed it does not necessarily mean that there is a problem with the land merely that there may be and this possibility may require further investigation The practitioner or client may undertake this further investigation themselves or alternatively engage the services of a suitably qual
34. ittings wire rope amp ordnance accessories Furnaces amp metal processing casting forges smelting including ferro amp aluminum alloys manganese works etc Electro plating galvanising amp anodizing All military establishments including firing ranges if not specified as civilian Abrasives asbestos etc Mineral railways Areas of mining amp single or groups of shafts other than coal amp not specified including levels or adits etc Coal mining the manufacturing of coke or charcoal included are associated surface activities in area also individual coal mine shafts Repair amp sale of i cars amp bikes ii parts iii services Natural amp man made textile manufacture amp products including hemp rope Computers office machinery business industrial electrical goods Major oil amp petrol storage amp all gasometers which are not in gas works 19 home Contamination check Report professional A Landmark service Appendix 2 Potentially Contaminative Past Industrial Land Use Categories cont Report Description Remarks attached to other sewerage feature e g end of sewer pipe Paints varnishes printing inks mastics amp sealants manufacture Plastic goods all general manufacture including building packaging amp tubing All plastic goods including building packages tubing etc amp the manufacture of tar bitumen amp asphalt Printing of newspapers Printing of newspapers Printing
35. m Manufacture of clay bricks breeze blocks amp tiles including associated activities e g brick fields also solitary kilns other than lime kilns Coal storage depot Constructional steelwork metal structures amp products amp building materials Manufacturing of distribution telecoms medical navigation metering amp lighting Disturbed ground greater than 200m in one dimension Manufacturing of domestic appliances Dye amp pigments Electricity generation amp distribution including large transfer stations Factory amp works use not specified Major food processing includes dairies Feature is only shown when land has subsequently been built on Sale of automotive fuel Gas processing manufacture amp oil refining Quarrying of all stone including limestone gypsum chalk amp slate amp ores includes all open cast mining amp slant workings also slate slab works flint works stone yards Flat glass amp glass products manufacture Must be associated with relevant extraction industry including spoil amp slag Heavy product manufacture rolling amp drawing of iron steel amp ferroalloys includes major tube works All hospitals including sanatoriums but not lunatic asylums Insulated wire amp cable for electrical telephonic purposes Laundries amp dry cleaning Tannery leather goods amp skinners Manufacturing of engines building amp general industrial machinery including nuts amp bolts gas f
36. negligent of a professional advisor to fail to mention these risks to a conveyancing client the issues have been aired by professional journals publications press media coverage and public debate for several years now There is such a clear body of collective wisdom available on the subject and public awareness of the issues that a Court may now take the view that such issues should be raised by professional advisors as a matter of course even in routine transactions In the view of the buying public it is the solicitor licensed conveyancer or the co ordinator of the transaction who is expected to raise and deal with these issues rather than the surveyor estate agent or mortgage lender However in dealing with the issues the practitioner is able to draw on the expertise of an Environmental Consultant who is uniquely qualified to comment on environmental risk Should independent full site investigations then need to be made the practitioner is able to engage the services of a suitably qualified professional Step 4 of the Law Society Guidance advises independent site history investigations by obtaining a site report from a commercial company Obtaining a Homecheck Professional Contamination Report will give the practitioner as much information as is currently economically available in an accurate and dependable form on which to base the discussions and advice to their client Furthermore the Homecheck Professional Contamination Report rem
37. ns concerning the keeping or handling of hazardous substances explosives dangerous substances and sites constituting a major accident hazard Local Authority and HSE Records of any enforcements prohibitions or prosecutions relating to contamination prosecutions relating to licensed processes or planning hazardous substances Local Authority the Environment Agency Contaminated Land Register Entries and Notices Part Ila sites Local Authority the Environment Agency 5 12 Section B of the Report contains Enquiries Concerning Site History and applies to land within 0 250 metres from the property boundary The enquiries relate to the following Potentially contaminative industrial sites identified from current published trade directories Potentially contaminative industrial sites identified from analysis of 1 10 560 scale and selected 1 10 000 scale historical Ordnance Survey maps Areas of potentially infilled land identified from analysis of 1 10 560 scale and selected 1 10 000 scale historical Ordnance Survey maps Historical Tanks and Energy Facilities identified from analysis of 1 2 500 scale and 1 1 250 scale historical Ordnance Survey maps covering a period from 1943 1996 This data only relates to land within 0 100 metres from the digitised property boundary A Landmark service 6 2 6 3 6 4 6 5 The information provided in section B of the report relates to categories of potentially contaminative land u
38. o make an approximation of the property boundary A Landmark service 5 10 The Homecheck Professional Contamination Report will be based on the information listed in Appendix 3 to this Guide The practitioners attention is drawn to the update cycles for this information 5 11 Section A of the report contains Enquiries of Statutory Registers The enquiries relate to land within 0 250 metres from the property boundary Each different heading contains a location map in the Additional Information section if records are revealed These answers are drawn from the statutory registers held by the Environment Agency the Health and Safety Executive HSE the British Geological Survey BGS and Local Authorities using the following records Registered Landfill sites the Environment Agency Recorded Landfill sites prior to 1974 BGS Licensed Waste Management Facilities Landfill the Environment Agency Local Authority Recorded Landfill Sites prior to 1974 the relevant local authority Registered Waste transfer treatment or disposal sites the Environment Agency Licensed Discharges to Controlled Waters the Environment Agency Registered or authorised keeping or disposal of radioactive substances the Environment Agency Licensed industrial processes or discharges the Environment Agency Sites permitted to release discharges into the air Local Authority the Environment Agency Sites authorised or subject to regulatio
39. ontaminated but now remediated A 12 Contraventions This section includes details of any enforcements prohibitions or prosecutions relating to section A or any substantiated pollution incidents Section B Enquiries Concerning Site History B 1 Past Industrial Land Use The information given in this section relates to potentially contaminative land uses that have been identified by the analysis of Ordnance Survey historical mapping See Appendix 2 The Homecheck Professional Contamination Report uses Landmark s site history information which is drawn from a series of up to six historical map editions identifiying features within 250 metres of the centre of the search area The first of these Ordnance Survey maps with a source scale of 1 10 560 will be the earliest County Series map of the site and is likely to date from between 1850 and 1890 The subsequent maps follow at approximately 30 year intervals Landmark are unique in having completed this analysis for the whole of mainland Great Britain The data that Landmark have collected is also unique in that it is site specific point line and polygon data which is accurately geo referenced to the Ordnance Survey National Grid Landmark s analysis has identified approximately 400 000 sites in Britain which were formerly used for industrial purposes and a further 275 000 sites which may have been infilled It is difficult to assess the risk from specific past land uses and some si
40. oves the burden of interpretation of the information disclosed in respect of contaminated land by incorporating an indicative assessment of the potential environmental risk When should get a Homecheck Professional Contamination Report A Homecheck Professional Contamination Report should be obtained in connection with any dealing or valuation to do with domestic property including purchase mortgage or further advance or before any domestic building work such as self build or an extension is undertaken The report should be obtained before exchange of contracts or any other form of binding obligation The Homecheck Professional Contamination Report is intended for individual domestic properties only If significant development of the property is intended or if the practitioner is acting ina commercial transaction a more detailed site specific search can be obtained from Sitescope or from Sitescope s resellers or agents A Landmark service 3 3 4 1 4 2 4 3 4 4 4 5 4 6 A Homecheck Professional Contamination Report is suitable where only a specific contamination check is required and not a full environmental report This report will not cover issues other than those relating to contaminated land For a report that includes information on Radon Subsidence and Flood you should purchase a Homecheck Professional Environmental Report How do I get a Homecheck Professional Contamination Report A Homecheck Profe
41. ps Report Description Chemical manufacturing general Clay bricks amp tiles manufacture Coal storage amp depot Constructional steelwork metal structures amp products amp building materials manufacture Distribution telecoms medical navigation metering amp lighting equipment manufacture General quarrying Glass amp glass products excluding flat glass manufacture Heap unknown constituents Heavy product manufacture rolling amp drawing of iron steel amp ferroalloys Machinery engines building amp general industrial manufacture Metal casting foundries Metals treatment amp coating including electroplating Military land Mineral products non metallic including abrasives amp asbestos miscellaneous manufacture Mineral railway Mining amp quarrying general Mining of coal amp lignite Remarks Air shafts Animal by products i e animal parts e g soaps candles amp bone works Animal slaughtering amp basic processing Areas liable to flood as indicated on the historical maps Batteries accumulators primary cells electric motors generators amp transformers Brewing amp malting Concrete cement lime amp plaster products also includes lime kilns Cemetery modern burial grounds amp graveyards Manufacture of cosmetics manure fertilisers amp pesticides detergents oil organic based pharmaceuticals glues gelatines recording tapes photographic fil
42. ps have been categorised into 9 types of information relating to tanks and energy and fuel use These types are Tanks Potential Tanks Petroleum Storage Facilities Oil Industry Facilities Gas Industry Facilities Gas Monitoring Facilities Electricity Industry Facilities Electrical Sub Station Facilities Miscellaneous Power Facilities NB It should be noted that as the Ordnance Survey abbreviation for tank tk is the same as that for track it is possible that some of these points may have been captured when the feature is undetermined by symbology The position of the point has been located at the centre of the identified feature text to ensure that the point would be within approx 30 metres of the feature it was describing 17 home Contamination check Report professional A Landmark service The analysis has identified over 390 000 features in Britain If Historical Tanks and Energy Facilities have been identified the report will disclose the published date range of dates of the map s and the distance from the centre of search to the point of the feature These Historical Tanks and Energy Facilities are shown on the section map B 2 Current Industrial Land Use Contemporary trade directories can highlight potentially contaminative land uses These are sites where current or past industrial uses may pose a risk to the homebuyer The information given will cover a large range of local businesses including for example pet
43. rol stations garages workshops dry cleaners laundries factories laboratories etc Additional land uses of this type may also appear on the location and information maps included with the Homecheck Professional Contamination Report Petrol stations for example are common in residential areas and pose a particularly high risk to homeowners The London Fire Service has recently estimated that up to 70 of existing underground storage tanks may be leaking In one case in Gallway petrol was found to migrate up to 300 metres from a filling station and caused severe damage to three residential properties There are over 16 000 operating petrol stations in Great Britain and many other industrial premises that have licences to store petroleum The Environment Agency or your Local Authority may hold details of current potentially contaminative activities Further information on petrol and fuel sites can be obtained from the Petroleum Licensing Officer at your Local Authority Information held by them may include details of storage tank numbers sizes dates of testing and details of any past leaks or problems If nearby industrial sites have been identified the report will disclose the details of the site home Contamination check Report professional A Landmark service Appendix 2 Potentially Contaminative Past Industrial Land Use Categories The following Categories are used for the data extracted from Historical Ordnance Survey ma
44. rom Local Authorities Local Authority This data is collected collated and geo coded by Local Authorities Point amp Text From 1991 Annually Pollution Landmark Prevention and The records relate to authorisations granted under Control the Environmental Protection Act 1990 and permits issued under the Pollution Prevention and Control Act 1999 Processes for which consent is required are specified in the legislation and are separated into Part A and Part B processes Local Authority Pollution Prevention and Control LAPPC are Part B processes In England and Wales Local Authorities regulate LAPPC home Contamination check Report professional A Landmark service Appendix 3 Data Sets used in the Homecheck Professional Contamination Report Remarks Source Data Type Data Range Update Cycle Section Local Authority This data is collected collated and geo coded by Local Authorities Point amp Text From Annually Pollution Landmark Point amp Text December Prevention The records relate to enforcements that have 2000 and Control been served on authorisations granted under the Enforcements Environmental Protection Act 1990 and permits issued under the Pollution Prevention and Control Act 1999 Processes for which consent is required are specified in the legislation and are separated into Part A and Part B processes Local Authority Pollution Prevention and Control LAPPC are Part B processes The data is limited
45. rotection to members of the public If managed correctly and regulations are not breached most RSA sites should pose a low risk Radioactive licences fall into four Consent Bands RAS 1 Large nuclear installations that both store and re process nuclear fuels on site e g Sellafield RAS 2 Large nuclear installations that both store and process nuclear fuels on site e g nuclear power stations RAS 3 Registered sites that are authorised to accumulate and dispose of radioactive materials Only non nuclear operations are carried out on site e g hospitals RAS 4 Registered sites that keep and use radioactive material e g mobile laboratories universities for use in monitoring appliances alarm systems tritium lighting and industrial plants Only non nuclear operations are carried out on site Only band 1 and 2 consents are included in the Homecheck Professional Environmental Report If a licence for a radioactive substance has been identified the report will disclose the licence details Use the Contacts section should further enquiries need to be made A 6 A 7 and A 8 Hazardous Substances Dangerous Substances and Control of Major Accident Hazards Storage of Hazardous Substances relates to the granting of consents under the Planning Hazardous Substances Act 1990 in England and Wales and the Planning Hazardous Substances Act 1997 in Scotland Hazardous Substance Consents are designed to ensure that hazardous substances can be kep
46. ses that have been identified by the analysis of selected Ordnance Survey historical mapping How do proceed now The Homecheck Professional Contamination Report constitutes what is known as a desk study occasionally known as a screening report which is an information gathering source The information revealed in the search report is a starting point for further investigation It cannot give definitive answers to what problems actually affect individual properties Specifically in relation to the risk of contaminated land every Homecheck Professional Contamination Report provides an overall assessment based on the data within the report on the likelihood of the property being described as contaminated land as defined by section 78 A 2 of part IIA of the Environmental Protection Act 1990 to assist the practitioner in this decision making process In accordance with the Law Society Guidance the practitioner will now need to discuss the implications of the information provided with the client and others involved in the purchase transaction including lenders and other professionals to decide how best to proceed Essentially the Report will show either No identifiable problem Entries in relation to which further investigation may be necessary Entries in relation to which further investigation is strongly recommended In many cases the search will reveal no entries of any concern whatsoever and the practitioner can advise
47. ssional Contamination Report can be ordered by using one of our order forms or alternatively via our website at www homecheckpro co uk To obtain an order form or register for an account to order online please contact Landmark Information Group Limited Legal amp Financial The Smith Centre Fairmile Henley on Thames RG9 6AB Telephone 0844 844 9966 Fax 0844 844 9980 DX 154400 Henley on Thames 2 E mail helpdesk landmarkinfo co uk Internet www homecheckpro co uk A separate search should be made for each individual property having a different postal address Order forms should be completed by including The full postal address and postcode of the property The name and Document Exchange DX number if applicable of the practitioner The practitioner s file reference and telephone number A plan of the property see paragraph 4 4 below If you are using an order form it is requested that a plan showing the location of the property is enclosed with your order If a plan is not supplied there may be difficulties in identifying the location of the property and this may introduce a delay In normal circumstances a Homecheck Professional Contamination Report will be despatched to the practitioner within 24 to 48 hours of the receipt of the order The Homecheck Professional Contamination Report is also available electronically normally within 24 hours A Landmark service 5 5 1 5 2 5 3 5 4 3 9 5 6
48. t or used in significant quantities only after the responsible authorities have had the opportunity to assess the risk to surrounding areas Sites that may hold a Hazardous Substance Consent range from small industrial premises to large chemical works For example ICI Chlor Chemicals in Runcorn Cheshire stores large quantities of chlorinated paraffins Chlorinated paraffins are highly toxic and easily distributed to air water and soil The Government has recently signed an agreement to phase out emissions and discharges of such hazardous substances by 2020 If stored and used correctly then hazardous substances listed under the Acts should not pose a risk to homebuyers The Notification of Installations Handling Hazardous Substances NIHHS Regulations 1982 specify dangerous substances and the quantities of these substances that trigger obligations to notify the Health and Safety Executive of their use The NIHHS Regulations require emergency plans to be kept up to date and regularly tested 14 home Contamination check Report professional A Landmark service Under the Control of Major Accident Hazards COMAH Regulations 1999 sites storing above specified amounts of hazardous substances and those carrying out particularly toxic or hazardous activities must provide information to the public on the nature of the hazard and action to be taken in the event of an accident The regulations mainly apply to chemical and petrochemical in
49. tes may have had multiple uses It is possible for a consultant to make a good general risk assessment If potentially contaminative past land uses have been identified the report will disclose the type of land use the published date range of dates of the map s together with the distance and direction from the centre of search to the nearest point of the feature These past land uses or site history are shown on the section map Large sites i e in excess of 100 metres in any direction are shown as a site polygon Smaller sites i e less than 100 metres in any direction are shown as single points 16 home Contamination check Report professional A Landmark service The category Works Unspecified has been used for any building shown on the historical mapping which has symbology relating to industrial use or the text Works on the map No further information is available from the mapping Further information may be sourced from cross referencing the area with historical trade directories at your local library Uniquely the First Edition c 1850 1890 OS County Series 1 10 560 maps for Great Britain can also be viewed free of charge and copies of these and subsequent editions can be purchased on Landmark s website www old maps co uk Potentially Infilled Land Potentially Infilled Land was identified when a cavity a hole made by an extractive industry or natural occurrence e g pond was indicat
50. th the firm s final resolution after your complaint has been formally considered or if the firm has exceeded the response timescales you may refer your complaint to the Independent Property Codes Adjudication Scheme IPCAS IPCAS can award compensation of up to 5 000 to you if it finds that you have suffered loss as a result of your search provider failing to keep to the Code Please note that all queries or complaints regarding your search should be directed to your search provider in the first instance not to IPCAS IPCAS Contact Details Telephone 020 7520 3800 Email info idrs ltd uk You can also get more information about the PCCB and IPCAS from Property Codes Compliance Board website at www propertycodes org uk Please contact our Customer Service team on 0844 844 9966 if you would like a copy of the full search code 27 A Landmark service Appendix 4 The Search Code A SearchCode Complaints Procedure Information for customers If you wish to make a complaint we will deal with it speedily and fairly We will e Respond to your complaint within 2 working days of receipt e Try and resolve your complaint fully within 2 weeks of receipt If there are valid reasons for consideration of the complaint taking longer we will keep you fully informed in writing or via telephone or email as you prefer and you will receive a response at the very latest within 8 weeks e Liaise with counselling organisations acting on
51. the client to proceed safe in the knowledge that the information is as accurate and reliable as modern mapping and information techniques can make it Keeping the search with the file or deeds will assist if future reference needs to be made in relation to the information disclosed In these circumstances Council of Mortgage Lenders advice would be that it is not necessary to alert the lender to the existence or contents of the report Such a report would receive a Passed assessment indicating that it is considered unlikely that the property would be determined to be contaminated land within the meaning of Part IIA of the Environmental Protection Act 1990 It is important to note that this assessment is based solely on the information contained and analysed within the Homecheck Professional Contamination Report In some cases the search will reveal entries that may be of some concern however these entries may not be conclusive such as landfill buffers where the exact location is uncertain or the exact nature of the potential environmental risk is unknown such as a factory or works whose use is not specified Such a report would receive a Passed with conditions assessment indicating that whilst it is considered unlikely that the property would be determined to be contaminated land within the meaning of Part IIA of the Environmental Protection Act 1990 it is suggested that the potential risks outlined are considered before proceed
52. to England and Wales and has been collected from Local Authority public register records since December 2000 where available Local Authority This data is sourced from individual Local Authorities Landmark Point or From 2001 Not Applicable Recorded Landfill that were able to provide information on sites operating Polygon amp Sites prior to the introduction of the Control of Pollution Act Text COPA in 1974 Where these records have been passed by the Local Authority to the appropriate environment Agency the data was not collected from the Local Authority Prior to the COPA legislation powers to control waste in the interest of public health were the responsibility of individual Local Authorities This data has been collated and captured by Landmark Notification of This data is sites that come under the Notification Health and Safety Point amp Text From 1999 Not Applicable Installations of Installations Handling Hazardous Substances Executive HSE Handling NIHHS Regulations 1982 and are geo coded by Hazardous Landmark These regulations specify dangerous Substances substances and the quantities of these substances NIHHS trigger obligations to notify the HSE of their use three months before such use commences The NIHHS Regulations require emergency plans to be kept up to date and regularly tested The list of notifiable substances is divided into specifically named substances Notification is required for all sites on l
53. unts of hazardous substances and those carrying out particularly toxic or hazardous activities must provide information to the public on the nature of the hazard and action to be taken in the event of an accident The regulations mainly apply to chemical and petrochemical industries and to those that produce or use substances with flammable toxic or explosive properties This legislation replaces the Control of Industrial Major Accident Hazards COMAH Regulations 1984 Discharge For England and Wales discharge consents are Environment Point amp Text From 1950 Quarterly A Consents granted with conditions set by the EA under Section Agency Dependent 84 1 of the Water Resources Act 1991 This data is upon the area geo coded by the supplier from 1 10 000 or 1 50 000 of the country mapping In considering whether or not to grant consents the Environment Agency EA has to take into account whether statutory water quality objectives will be met likely deterioration in water quality downstream and possible effects on other water uses downstream Conditions are attached to consents in order to minimise effects Such conditions may be related to discharge quantity steps to minimise effects of pollution sampling facilities and records to be maintained These consents do not apply to discharges to sewers since the sewerage undertaker regulates these In addition only those records that are supplied with a valid national grid reference are in
54. vironment Agency is given powers to Environment Point amp Text From 1991 Quarterly A10 Referrals regulate some discharges to public sewers or certain Agency dangerous substances under the Water Industry Act 1991 WIA 91 These powers and the Regulations SI 1156 of 1989 and amendments establish the regulatory regime and Schedules of prescribed processes and prescribed substances which are to be controlled defined under the Act as Special Category Effluents Water Industry Act Referrals are Special Category Effluents containing particular substances or deriving from specific processes discharging to public sewers Such processes include any process for the production of chlorinated organic chemicals any process for the manufacture of asbestos cement paper or board any process for the manufacture of paper pulp any industrial process in which cooling water or effluents are chlorinated This is not a complete list and does not indicate whether a referral has been given consent or otherwise A Landmark service Appendix 4 The Search Code A SearchCode Search Code Important Consumer Protection Information This search has been produced by Landmark Information Group of The Smith Centre Fairmile Henley on Thames RG9 6AB Tel 0844 844 9966 Fax 0844 844 9980 Email helpdesk landmarkinfo co uk which is registered with the Property Codes Compliance Board as a subscriber to the Search Code The Search Code provid
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