Landfill & Contamination
What is in the ground, and can land be made suitable for homes and children?
Woodlands Golf Course has a documented history of landfill, waste tipping and movement of material across the site. The proposal would introduce homes, gardens, a primary school and nursery, children’s play areas and public open space.
What has been found?
The applicant’s investigations identify contaminants including asbestos, PAHs, PCBs, arsenic, nickel and other metals. Finding these substances does not by itself prove land is unsafe: risk depends on concentration, location, depth, intended use and whether people or the environment could be exposed.
Homes, private gardens, schools, nurseries and play areas require a different assessment from land used as a golf course.
Residential use matters
The brief highlights applicant ground-investigation material stating that some organic contaminants may exceed soil guideline values for residential with garden uses, even where material may be suitable for commercial end use.
Why does disturbing the ground matter?
Construction would involve excavation for foundations, roads, drainage, utilities and landscaping. Where contaminated or historically landfilled material is present, work can create pathways to people, soil, dust, surface water, groundwater and Hortham Brook.
A site with competing constraints
The brief raises a wider question: if some less visually intrusive areas are constrained by historic landfill and made ground, while substantial development is placed on higher and more visually prominent land, can the site accommodate the proposed scale without increasing other harms?
Relevant planning policy
NPPF — P2 and P3: suitability for proposed use, ground conditions, investigation, remediation, pollution and health.
Core Strategy — CS9: environmental protection and the water environment.
PSP21: contaminated land, pollution, dust, health and environmental effects.
Questions for the Council
- Has land proposed for homes, gardens, schools, nurseries, play areas and open space been shown to be suitable?
- Where are identified contaminants in relation to proposed sensitive uses?
- What remediation or containment will be required and what risks would that work create?
- Has the full remediation cost been established and could it affect viability, infrastructure or affordable housing?