WS
Atkins
Outline
Reclamation Feasibility Study
March
1999
Contents
1. INTRODUCTION AND SITE DESCRIPTION
2. SITE PLANNING
Redevelopment
issues
Land
uses
Geology,
hydrogeology and hydrology
Geology
Hydrogeology
Hydrology
Environmental
Summary
Issues
to be considered
Introduction
Use
of overburden
Use
of inert fill
Building
on fill
Stability
of quarry slopes
Key
points
Introduction
Traffic
generation of proposed uses
Access
Form and Location
Benefits
of the Development
The
Way Ahead
1. INTRODUCTION AND SITE DESCRIPTION
1.1 This is a brief report on possible site development
opportunities at Midland Quarry,
Geology
and Hydrogeology
Engineering
Issues
Traffic
and Highways and
Site
planning
1.2 It must be emphasized this is a very preliminary desk
based assessment. The purpose of this
initial appraisal is to establish certain parameters, to guide early decision
making on components of a redevelopment scheme and to outline possible next
steps in developing proposals further.
This report has been prepared without topographical survey information
or a detailed services search and any recommendation must therefore be treated
as conceptual.
1.3 Midland Quarry is understood to be a former hard rock quarry
owned and operated by British Coal. The
precise ownership boundary of the site is not absolutely clear, however it is
understood that the site lies between Tuttle Hill, via
1.4
A footpath is
believed to run an=long the
1.5
land levels prior to extraction from the quarry are
consistent at 90m+ along the south east side adjacent to the
1.6
The quarry is
located approximately 1.5km west of
1.7
A site visit has
been undertaken and a photographic record compiled. Key features noted were:
- the rural nature of the canal and the opportunities this
could provide
- the presence of overburden near the top edge of the quarry,
although the volume of this may not be that great
- toptgraphical variations on the
land adjacent to the existing industrial estate which may limit the developable
area
- a network of open spaces linked by footpaths in the
surrounding area, and
- a footpath within the site leading to Tuttle Hill
2. SITE PLANNING
Redevelopment
issues
2.1
The quarry in Mininvest ownership appears to cover an area of
approximately 18ha (40 acres). This
falls into three broad zones. These are:
- the
relatively flat land at a higher level in the quarry, adjacent to the
industrial estate
- the
main area of the disused quarry void; and
- the land near to Tuttle Hill
and the canal which is mainly scrub areas together with some old industrial
buildings on Tuttle Hill itself.
2.2
The size of the
quarry, the three zones described above and the nature of surrounding land uses
suggests a mixed use scheme comprising industry (B1, B2 and B8 uses),
residential and recreational development wpould
appear appropriate.
2.3
An initial
estimate suggested that the site could potentially accommodate:
- 5-6ha + of housing;
- 3-4 ha of industrial uses;
- a
local park and open spaces;
- a
small office village; and
- some
commercial uses (eg shops/leisure)
2.4
In order to be
available for development substantial infilling of the quarry would be
required. Potentially this could be
either putrescible waste or household waste and
different implications arise from each.
2.5
Redevelopment of
the site should not be seen as a stand-alone project but as fitting into the
wider regeneration strategy for
2.6
We recommend that
mininvest retain a close watching brief on the
redevelopment of adjacent sites as there may be threats (eg
competing land uses) or opportunities, such as shared access imporovementsresulting in lower site development costs.
Land
uses
2.7
Approximately
3-4ha gross of land is available for industrial development. This would be suitable for B2 (general
industry) uses and B8 (distribution and warehousing) uses. Assuming a plot ratio of approximately 40%
this would suggest a gross floor area of around 14,000m2.
2.8
The site can
potentially comfortably accommodate 5-6ha (12-15 acres) of housing. <note this assumes infilling of whole quarry void> At an average
density of say 12/acre this suggests potentially 140-180 dwellings. In practice the developable area will be
determined by site topography and the need to fill land.
2.9
In
addition to the above the site lends itself to the creation of a local
park. This could potentially be donated
to the local authority as a planning gain.
The park could accommodate a range of features designed to improve the
marketability of the housing <note if housing forms part of the scheme
a more likely offered planning gain is a footbridge across the canal linking
footpaths in the area>.
2.10 The canal also provides the opportunity to develop
mooring facilities or possibly a small canal basin. This could be located adjacent to the
existing public house and other uses such as craft workshops, restaurants,
small scale shopping and other leisure facilities would be compatible with such
uses.
2.11 A
small office village is proposed along Tuttle Hill near the first site access
providing a visible location. The site
covers an area of approximately 0.75ha and in conjunction with the canal basin
could provide high quality office units in an attractive setting.
Planning
Procedures
2.11 It is understood that Mininvest
may be considering the submission of an outline planning application to
establish the principal of a certain type and volume of development on the
site. There are two main issues to
consider:
i For minerals and waste disposal,
Warwickshire County Council is the relevant planning authority. Waste disposal applications have to be full
detailed planning applications, including means of access (eg
rail sidings), waste volumes, types, working methods, final levels and so
forth. An Environmental Statement may
well be required. It is difficult toi define such measureswithout
some involvement of waste disposal operator or potential operator.
ii Industrial
and housing development proposals fall within the remit of
2.12 In terms of the next steps a more detailed masterplan depends on undertaking access and waste disposal
/ filling analyses. In parallel with
this it would be advisable to discuss a masterplan in
more detail with the District Council.
To prepare an outline planning application will require some details of
finished levels, clear boundaries and required infrastructure (roads and
services).
3.
GEOLOGY, HYDROGEOLOGY, AND HYDROLOGY
3.1
an initial appraisal has been undertaken. Information sources consulted include:
-
Ordnance Survey Landranger sheet 140 1:50,000
-
British Geological Society (BGS) sheet 169 Drift edition
1:50,000
- Policy and practice for the Protection of
Groundwater, NRA
-
Geology memoirs: extract from geology of
- Andy Cowan, Warwickshire CC (Planning
Department)
- Environment Agency,
Geology
3.2 The BGS maps shows the majority of the site to be
underlain by the Hartshill Quartzite (Cambrian). Stockingford Shales (Cambrian) may be present in the
3.3
There is a major
fault line (running
Hydrogeology
3.4
Cambrian strata
are classed as non aquifiers and comprise various shales, volcanic rocks, grits and quartzites
which have been techtonically deformed and highly indurated. They
contain little groundwater except in areas where deep weathering has produced a
sub surface permeable zone in which perched water tables may occur.
3.5
The Sherwood
Sandstones are classed as a Major Aquifer and comprise poorly cemented, locally
pebbley sandstones with thin beds and lenses of
mudstones. Flow is predominately intergranular but is enhanced by fracture systems in areas
of mining subsidence. Permeability, both
intergranular and fissure,
tend to be high.
3.6
The Alluvium
deposits associated with water bodies may contain groundwater in hydraulic
continuity with the surface water body.
Hydrology
3.7
The
Environmental
Summary
3.8
The Environment
Agency report that the site is underlain by a non aquifer. In addition the EA report that there are no
licensed abstractions within a 1km radius of the site and that the site is not
located within any currently Source Protection Zone.
3.9
Given the above
the site is located in an area that would be considered low sensitivity in
terms of the groundwater as a receptor.
However it should be noted that fracture systems in the rock may provide
a high secondary permeability and this may have a bearing on the engineering
required for a waste management facility.
3.10 Water is
reported to be present in the base of the quarry. It is understood that a borehole was
constructed on the site during quarrying operations. It is possible that the borehole was required
to dewater the quarry. If this is
correct this will have implications for the landfill design in terms of pumping
and disposal of groundwater.
3.11 There are a number of surface water bodies close to
the site. These represent water
management issues which need to be addressed at the design stage. The construction and sensitivity of the canal
needs further investigation. The spring (if present) <I think we have found it but not where we were expecting it if the
shallow void water ingress turns out to be a spring rather than a borehole> and the ditch
adjacent to the site will require engineering.
The spring and ditch may require temporary/permanent diversion/culverting during landfill operations.
3.12 The site is
located in a mixed residential and industrial area. Issues such as traffic, odour,
noise, dust, vermin (including birds) and site security will need to be
considered as well as the obvious gas and leachate
ones.
3.13 Initial consulation with Waste Planning officers at Warwickshire
County Council has revealed that the site is identified for restoration by
landfill in the Draft <now
adopted> Warwickshire waste Local Plan.
This Local Plan has been subject to an inquiry and the Inspectors Report
is due in September 1998. The Environment
Agency has not objected to the above designation of Midland Quarry. Planning Officers stated that the main
problem with the site is access and a road access proposal is unlikely to be
acceptable. Rail and Canal transport
would be possible.
Issues
to be considered
3.14 A detailed feasibility study is required before
deciding on whether inert waste is viable.
The environmental aspects of this should encompass:
-
Comprehensive site specific environmental risk assessment – detailed review of
geology/hydrogeology and potential receptors;
-
check Waste Local Plan for waste management policy for the area. Initial enquiries indicate the void is
suitable for restoration by landfill;
-
consult the Environment Agency
- potential void space volume and site development costs;
- waste arising study;
the
current situation for waste disposal (what where and lifespan); and
the
current situation for waste arisings and future
projections
3.15 This would need to be followed up with site investigation
to confirm geology, hydrogeology, engineering properties of the substrata and
background gas levels and surface and groundwarer
quality data.
Introduction
4.1
There are a
number of engineering issues associated with reclamation and development of a
site of this nature. These issues
include:
- use of overburden to fill shallow part of the quarry
- use of inert fill material in the main quarry void
- building on fill; and
- stability of quarry slopes
Use
of overburden
4.2
In order to
consider how appropriate it is to use the overburden to fill the shallow part
of the quarry it is necessary to establish the nature and volume of the
existing overburden together with the groundwater regime.
4.3
It is assumed that the stockpiled material on
the southern side of the quarry is overburden and that it is a wathered form of surface geology in the area
generally. The nature and properties of
this material need to be defined. The
volume of overburden material is unclear but we estimate that in the shallow
part of the quarry a depth of upto 25m needs to be
filled.
4.4
The groundwater
regime is important and it is necessary to establish the level of the water
table and whether that is rising. If the
water table is rising and will reach the shallow quarry then the principle of
filling is more difficult.
4.5
Fill settlement
and the rate of settlement depend on the above factors but particularly the
nature of the overburden material.
Generally for filling of this depth or greater settlement will be slow
with 50% settlement occurring over a period of several years. Potentially well compacted granular fill
could reduce this timescale (eg appropriate colliery
spoil).
Use
of inert fill
4.6
from available mapping/drawings we have estimated the
total void volume to be of the order of 3.8m cu m. The depth of the pit is approximately 60m
although the depth of water is unknown <we now have a survey> We have
assumed only inert waste will be used to fill the pit due to the fact that development
on a household landfill would not be appropriate and this would sterilize other
potentially developable land in the quarry.
4.7
To assess the
prospect of filling the quarry with colliery spoil/mudstones requires and
understanding of the groundwater regime including water table level, geology
and hydrogeology. The method of handling
wastes and actually filling the site would also need to be considered. It will almost certainly be necessary to pump
the base of the quarry dry and options for disposal of this water will depend
on whether the quarry water is groundwater or rainwater. On completion of filling operations wastes
would need to be capped with an engineered clay cap.
Building
on fill
4.8
It would not be
appropriate to consider building on filled voids unless inert wastes are
proposed. Bearing capacity of the filled
ground is unlikely to be a limiting factor.
Fill settlement will be critical and the rate of settlement is as
important as total settlement. Settlement
will be almost entirely due to the weight of the proposed fill rather than the
loading of any proposed building.
4.9
Conventional raft
foundations are likely to be required.
Piled foundations would be less appropriate. The most cost effective site is to operate
the site using well compacted fill rather than using ground improvement
techniques after the completion of filling.
Flexible services joints in and out of buildings are likely to be
required to accommodate differential movements.
4.10 Filled ground favours building small units due to settlement. Large units and terraces of houses should be avaided. Buildings
close to the quarry edge (within the quarry edge) should similarly avaoided as variable fill depths will increase the
probability of differential settlement.
4.11 Desk study, walkover survey and a ground investigation
will be required to establish relevant properties. In order to analyse
slope stability (vital f any slopes are retained in development areas or
roads/buildings are proposed near quarry edges) information on ground
conditions, the groundwater regime and water infiltration is required. The construction of a new access road to
serve and industrial estate does raise geotechnical issues if close to the edge
of the quarry. Some reduction in quarry
slope may be necessary although the rock is likely to be stable. Prior to road construction, partial (and
deep) filling of the quarry could assist in stabilizing the slope. Slope reduction may then be less likely to be
needed. Constructing the access road
with a finished level 1 or 2m below existing would help with both its stability
and noise generation.
Key Points
4.12 In principle the overburden could be used to fill the
shallow quarry area but its volume and nature are unknown at this stage. Subject to engineering factors (ie compaction and settlement) this filled area could be
developed given time.
4.13 In principle the main quarry void could be filled with
inert waste subject to the effects on the groundwater regime. Development on the filled void would very
much depend on the nature of the fill material and compaction/settlement
issues.
4.14 If quarry slopes are retained in any redevelopment
scheme or if construction is top take place near the edge of quarry slopes,
slope stabilities will need to be analysed.
Introduction
1.1
The greatest
problem is the size of the quarry in relation to the total site area. This means firstly that initial access
options to open up the site are extremely limited. With regard to access the options prior to
filling are limited. Information would
be required on present day and forecast (due to existing commitments) traffic
movements. Accident records would
require to be analysed to ascertain if there are any
accident concerns which may limit the acceptability of an access proposal. Speed information from a survey may be required
to demonstrate adequate visibility to achieve a safe junction and a topgraphical survey will be required in order to assess the
options available with appropriate visibility.
1.2
As in all cases
relating to access issues ownership or control of land to the public highway
boundary is an absolute requirement. The
presence of any third party land holding is an effective ransom against the
development. Thus it is essential to
acquire rights (by ownership or options) over all land that is expected to be
needed for access purposes including associated sight linesbefore
achieving a consent for development. Generally this entails obtaining this
interest prior to making an application as after this time the intention to
develop is public knowledge and affected land has enhanced hope value.
Traffic
generation of proposed uses
1.3 For the purposes of a traffic impact assessment we
have taken the preferred development option is: < assuming main void is filled>
- approximately
5 hectares of housing
- approximately
3.5 hectares of B2/B8
- approximately
1.5 hectares of B1 retail and leisure
- remainder
open space parkland
5.4 The
area for housing would easily support 150 dwellings (at an average of
12/acre). This is probably the most that
would be accepted off a single cul-de-sac type road or loop road served from
one access. It is noted however that
some highway authorities will accept upto 300
dwellings, although this number could not easily be achieved within the
proposed residential site area. 150
dwellings could be expected to generate of the general order of 100-150 vehicle
movements in the peak hour, split 75 per cent outbound and 25 per cent in the
AM peak hour.
5.5
3.5 hectares of industrial land is assumed to
give 14,000m2 of GFA. This can be
expected to produce of the order of between 160 and 400 inbound trips in the AM
peak hour and 60 to 140 outbound trips if it is all in industrial use. However storage and distribution generates 65
to 135 inbound trips and 20 to 40 outbound trips in the AM peak hour.
5.6
B1 office use on
1.5 hectares can be expected to give 5,500-6000m2 of office space. This would attract 170 to 300 inbound
movements and 20-35 outbound movements in the morning peak hour.
5.7
Hence assuming
150 dwellings and 60 per cent industrial, 40 per cent warehousing suggests a
traffic impact in the AM peak hour of:
Outbound Inbound
Housing 75-112 25-38
Industrial (at 60%) 36-84 100-240
Warehousing (at 40%) 8-16 26-54
Office 20-35 170-300
Total impact 139-247 321-632
This gives a 2 way flow at
the highway access of 460-879 vehicles.
Access
Form and Location
5.8
Any access is
likely to include provision for pedestrians and cyclists. Given this and the nature of Tuttle Hill
which is believed to be subject to an urban seed limit but also due to its open
nature currently encourages high speed of traffic movement it is considered
that a traffic signal controlled junction may be the most appropriate
solution. There are a number of
potential advantages to the highway authority and the developer with this form
of junction:
- it
breaks up and reduces the speed of traffic on Tuttle Hill
- it provides
certainty to those served by the side road that they will get safe exit
opportunities;
- it can provide by
pedestrian phases for safe pedestrian movement,
- it is potentially
easier for cyclists than a roundabout
- it does not normally
require a significant defelection of the main road as
is required for a roundabout.
5.9
To ensure a
traffic signal junction or roundabout were acceptableat
any of the locations considered it would be necessary to measure both the
traffic flows to design the junction to accommodate the volume of traffic
expected to use the junction and the visibility. Whilst turning visibility requirements at
traffic signals are reduced (from and of side traffic) good forward visibility
from the signal heads is required on all approaches. Advisory/warning signing, indicating signals
ahead may be accepted by the authorityas an
additional aid where direct visibility is less than desirable (but not below
the minimum acceptable).
5.10 Three
locations have been considered and appear subject to the necessary detailed
surveys and analyses to be possible.
These are:
-
One at the extreme
Subject
to negotiations with the Highway Authority and consideration of verge widths
etc as proposed by the local planning authority it is considered that a
corridor of some 15m would be required at this location. For the purposes of initial discussions with
the appropriate local authorities we would propose one wide footway of 2.5m
with a 1 m verge to separate from a 10m carriageway (to contain within this two
one meter cycle lanes <cyclists now
accommodated down Bar Pool Brook so 7.3m carriageway envisaged> On the
quarry side of the carriageway provision of a 1.5m verge with a crash barrier
and behind that unscalable wire fence to control
entry to the quarry. All of this would
need to be on consolidated ground of adequate strength and structural integrity
to support the loads of a vehicle hitting the crash barrier etc.
- a
second location again using a traffic signal junction appears to exist at an
existing access point one third of the way along the northern frontage to
Tuttle Hill. This would however require
the quarry void to be filled and the consent of the Highway Authority to impose
a T junction shortly after entering the site.
This would enable housing to be accessed by one smaller road and a wider
facility to be constructed to serve an industrial development.
- a thid option that would be more
difficult in terms of forward visibility of signals is believed to exist
towards the eastern end of the site. It
may be that this would be provided as well as an access at the western end so
that filling of the main body of the quarry could be a long term objective and
the benefit of housing development overlooking the canal could be started
whilst industrial development and quarry filling occurred via a western access. If this was limited to residential access,
and with some demolition of frontage buildings it may be possible to achieve a
simple priority junction in this area.
With residential use only the flows are as noted above considerably
reduced. However this would depend on
flows on Tuttle Hill and the extent to which there are opportunities to join
that traffic movement as well as the problems of forward visibility (expected
to be over a 90 m distance from 9 metres back from
the junction on the side road).
5.11 The potential benefits and disbenefits
of alternative highway arrangements within the site will need to be fully
assessed. Separate accesses for
employment and residential areas from Tuttle Hill would probably maximize the
value of each development site. Linkage
between them may not be necessary for motor traffic,
however a footpath/cycleway link would demonstrate
that efforts are being made to enable trips to be made by non-motorised mode. This
would be appropriate in terms of promoting a less road traffic reliant scheme. The
need for a link depends on the level of development proposed likely trip
generation and the views of the Highway Authority.
5.12 Alternatively it might be possible to have one major
access junction from Tuttle Hill with separate accesses to residential and
employment areas fed from this main junction.
Access to employment should not be through a residential development or
the opposite (ie access to residential traffic
passing through an industrial/employment estate). However the potential volume of traffic from
both development centres may be more than can be
accommodated at one junction on Tuttle Hill.
Again numerical analysis would be required to resolve this question and
consideration may need to be given to other proposals on the north side of
Tuttle Hill.
5.13 The
feasibility of providing a link between the existing industrial estate and thepotential industrial land is far from certain. The extent of land available to create such a
link is unknown. More importantly there
is a difference in levels between the two sites of 1-2m and Bar Pool Brook
would need to be culverted or bridged. If the connecting link is for 2 way HGV
movements then a considerable area for turning movements would be
required. It may be possible to design a
roundabout junction instead.
Benefits
of the Development
5.14 Housing near the canal on the eastern end of the site
would be very accessible to nuneaton
town centre. The near side of the ring
road is within 1 kilometre (about ½ mile) whilst the
far side of the same ring road is only 1.5kilometres away (less than 1
mile). Hence the whole central area is
with 15-20 minute walk or a few minutes by bicycle. This means that such development should be
considered sustainable in transport planning terms as it does not require the
use of motorized transport for most journeys.
5.15 Development of
industrial uses depending on location and access proposals may provide a means
of accessing the existing industrial estate without requiring vehicles to pass
through housing areas as they appear to have to at present. This could with the north western access in
particular run through to Hillary Road and thereby improve the amenity and
environment of existing housing areas and hence be a significant planning gain
achieved by providing the development.
The
Way Ahead
5.16 The problems, possibilities and costs associated with
dealing with the large quarry are considered to be the critical issue. Once the location and areas of land that can
be recovered for building land and whether this is suitable for housing or for
industry has been accurately determined it would be appropriate to obtain:
- traffic flows
- traffic speed
- visibility data (this latter as part of a full topographical
survey on Tuttle Hill and other appropriate areas of the site)
5.17 It would also be essential if the westernmost access
were considered to prepare a detailed scheme to accommodate the road as it
passed by the western edge of the quarry and to confirm with the appropriate
authorities what safety measures such as crash barriers, fencing and so forth
were required and hence if this access could be achieved at a viable cost or
whether further land beyond the Mininvest ownership
to the west is necessary.
6. PRELIMINARY CONCLUSIONS
6.1
In principle based
on limited desk study the site appears to have potential to accommodate inert
waste infilling using rail and/or conveyor based transport and development for
industrial residential and recreational uses.
Consideration needs to be given to development proposals on adjoining brownfield sites as these may have positive or negative
implications for the development of Midland Quarry.
6.2
At this stage it
is not possible to identify precise developable areas of land. Site topography, geotechnical considerations,
infrastructure needs and the views of the planning authority (via appropriate
planning approvals) need to be taken into account. Our initial view is that 3-4 ha of industrial
land could be developed together with 5-6ha of housing land and an office village
plus some commercial leisure elements (eg
pub/restaurant, health club, shops etc) located around a new canal basin or
similar focus. It is not clear at this
stage whether linked accesses will be necessary.
6.3
In order to
progress concepts for the development of the site there are two principla issues which require more investigation. These are landfilling
and access.
6.4
Residential
development cannot take place without filling or partial filling of the quarry
and therefore the feasibility of this needs to be
examined as a priority. The critical
matters which need to be confirmed are:
– the nature source and likely volumes of inert waste;
- measures required to ensure that this inert fill can be
built on;
- the costs/viability of such a fill proposal (including
transport/handling facilities); and
- the timescales involved ie when
could housing development take place.
6.5
In principle
industrial development could take place in advance of filling and residential
development. The key to achieving this
is the provision of a satisfactory access.
There are two key matters to be considered:
- whether
an appropriate access can be accommodated within Mininvests
current land ownership. This in itself
requires clarification with the Highway Authority to confirm their requirements
in terms of road width and type of junction.
Our preliminary view is that further land may be required.
- related to the above is the
geotechnical aspect of constructing a new road or building adjacent to the
quarry edge. It is by no means certain
that this can be achieved at reasonable cost and further investigation is
required.
6.6
With regard to
the residential development site it would be possible in principle to create a
high quality scheme incorporating new open space and commercial uses. Proximity to a canal and canalside
walkway a new local park and
6.7
A small office
village and leisure/recreational facilties could be
developed around a new canal basin or similar focus near Tuttle Hill. Some development in this location could
potentially take place in advance of filling of the main quarry.
6.8
In order to
develop the conceptual plan into an outline planning application it will be
necessary to:
–
establish the feasibility of landfilling and
development thereon; <or alternative
use of the void as a waterbody with eg tourist houseboats on>
-
decide what the application is to cover: housing, industry or both;
- define land areas, potential floorspace and uses;
- identify all services and service
requirements;
- ensure layout is compatible with topography
(via a survey)
- discuss scheme with Planning Authority and
Highway Authority
- refine layout/road detail as appropriate
- prepare structural landscape scheme
7.1
Mininvest has proved to be a company who are interested in the
long term development potential of not only this but other similar brownfield sites.
They seem to be concerned with the future viability of these sites both
in terms of community as well as in terms of employment. Their stated aim is to provide sustainable
development in preference to quick profit and this is admirable.
7.2
if they are to achieve success in this aim it must be
noted that the roblems associated with developing
sites such as these are immenses. At Midland Quarry we have highlighted some of
these problems and Mininvest will need to address
these before development can take place.
Considerable research will need to be carried out before they can make
final decisions on what and how the land can be used. The scope of this report is too narrow to
answer all the questions but we believe that we have attempted to at least
answer some and highlight others.
7.3
In addition to
posing what we believe are significant questions WS Atkins have prepared a
series of drawings to accompany this report which show possible future options
for land use. The drawings show a
possible strategic policy for the site that could be used in whole or in part
dependent on agreement with the local planning department. It should be noted that final studies as
mentioned above may affect the viability of these options and that full
research will need to be commissioned by Mininvest
before definite proposals can be finally defined.
7.4
WS Atkins are
pleased to have been asked by Mininvest to carry out
this initial study and trust that it will be of assistance in finding a
successful solution to the use of this valuable site.
Appendix 1
Plans showing phased
restoration and redevelopment of former quarry site
Phase one – Land adjacent to pool Road Industrial Estate
Phase two – Land adjacent to
Phase three – Replacement of
Lake with deep void filling
Phase four – deeper void filled – urban village complete