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Contaminated Land Investigations For Planning Permission & Due Dilligence

Through detailed desk studies, site investigations, ground gas monitoring, and testing in a UKAS accredited laboratory, we carry out contaminated land investigations across much of the UK. Our aim is to identify and address land contamination, helping you avoid penalties and unexpected costs, support planning applications, and ensure regulatory compliance.

Experienced & Qualified Consultants - Our team delivers high-quality contaminated land investigations, including Walkover Surveys, sample collection, and ground gas monitoring. Soil analysis is carried out in a UKAS accredited laboratory, with all testing meeting relevant British Standards. Our consultants are highly experienced and professionally qualified, ensuring reliable, compliant, and insightful reporting.

Planning Permission - We regularly carry out contaminated land investigations to support planning applications and to satisfy conditions placed on planning approval, for a wide range of construction and development projects.

Environmental Regulations - Contaminated land site investigation reports detailing any potential contamination at a site to ensure compliance with environmental regulations and protect you from penalties by environmental authorities.

Our Contaminated Land Site Investigation Services

Phase 1 Preliminary Risk Assessment (Desk Study) - Our contaminated land investigations incorporate all aspects of the consultancy process, beginning with desk studies to develop a detailed assessment of the site history, ground conditions, and environmental setting. This includes analysis of information obtained from sources such as the British Geological Survey, Environment Agency, and Ordnance Survey. This information is used to produce a Conceptual Site Model, evaluate potential contamination risk, and determine the requirement or scope of further investigations.

Phase 2 Intrusive Site Investigations - While desk studies can identify potential land contamination, an intrusive investigation of ground conditions is often required to determine whether land is contaminated. Our contaminated land reports may involve in-depth surveys of potential risks through intrusive site investigations, including soil sampling, ground gas monitoring, and UKAS & MCERTS accredited laboratory analysis. The findings are used to produce a contaminated land report that clearly and concisely details any contaminants present in the soil or ground gases.

It is important to note that before a Phase 2 Intrusive Site Investigation can be conducted, a Phase 1 Preliminary Risk Assessment must first be carried out. This is because the results of the Preliminary Risk Assessment will determine the scope of, or requirement for, an Intrusive Site Investigation. The two phases are often presented individually but it is possible to have these presented as part of the same report, referred to in the Environment Agency LCRM guidance as a Stage 1 Risk Assessment.

Phase 3 Remediation Options Appraisal - If land contamination is identified and quantified, a Phase 3 Remediation Options Appraisal is conducted to provide suitable remediation options. We assess these options based on their effectiveness and cost, and can also manage and implement the chosen remediation strategy.

Phase 4 Verification Report - Following remediation, a Phase 4 Verification Report confirms that the work has successfully mitigated contamination risks. Verification may include soil sampling, ground gas testing, document reviews, site visits, and associated reporting.

Watching Brief - While not part of the phased approach to a contaminated land investigation, a Watching Brief can be a useful tool to avoid more costly methods of identifying contaminated land.

Why Is a Contaminated Land Investigation Needed

Contamination of land can come from a variety of sources throughout the historical use of a site, particularly in cities like Birmingham, London, Manchester & Nottingham with large environmental footprints due to their industrial past. Historical asbestos works, manufacturing activities, mining, petrol stations, and various other sources can release toxic or carcinogenic chemicals, organic contaminants, and other harmful substances. Rural sites can also be affected by contamination from agricultural activities. Identifying this contamination through a professional contaminated land investigation is crucial and can help you avoid potential costs and penalties from environmental authorities such as the Department for Environment, Food and Rural Affairs.

Planning Permission and Contaminated Land - A contaminated land investigation is often a necessary supporting document for a planning application, or to obtain planning permission for a construction project, and you may find it requested through conditions imposed on planning approval. Planning conditions for contaminated land may be imposed even if the potential contamination doesn't originate on the site; so while a site may appear uncontaminated, it may be subject to contamination from elsewhere.

Building Regulations - Compliance with "Site preparation and resistance to contaminants and moisture" of building regulations, required on many construction projects, necessitates a comprehensive contaminated land site investigation.

Property and Land - If you are buying a plot of land and do not carry out a contaminated land investigation, you may become liable for any previously unidentified contamination—even if you didn't cause it. Similarly, building on contaminated land without investigation can lead to environmental liabilities. You may also find it difficult to sell land without proof that it is uncontaminated.

Contaminated Land Case Study & Review

Our client required a contaminated land investigation for a barn conversion project in Yorkshire, as requested by the local planning authority through conditions imposed on planning approval. Firstly, we carried out a Phase 1 Preliminary Risk Assessment, within days of the initial enquiry, that identified a potential risk of contamination at the site and recommended that further investigation was required. We were then able to promptly carry out a Phase 2 Intrusive Site Investigation to include the collection of soil samples for analysis in a UKAS accredited laboratory. Laboratory testing and detailed reporting allowed us to concluded that no contamination was identified at the site, making it suitable for its proposed residential use and allowing the client's project to continue without delay.

This company did an excellent contamination report for me quickly and professionally, I couldn't fault them in any way and would highly recommend them. - Judith Smith

Meet Our Land Contamination Consultants

Louis Turner, Technical Director - Having graduated from the University of Nottingham with a degree in Environmental Science, Louis is recognised for his technical leadership and precision in environmental consultancy. Louis provides strategic oversight across all service areas, ensuring projects meet the highest standards of compliance, accuracy, and environmental responsibility. Louis directs contaminated land investigations, from desk-based risk assessments to intrusive site surveys. He ensures soil and ground gas analysis is conducted to UKAS-accredited standards, producing clear, evidence-based reports that support planning applications, regulatory approvals, and safe development decisions.

Joe Turner, Operations Director - Providing practical expertise and a client-focused approach, Joe ensures that every project is delivered quickly, efficiently, and without unnecessary hassle. He has successfully managed a wide variety of project types across the consultancy, bringing a wealth of operational knowledge and a reputation for keeping projects on track. Joe's leadership guarantees a smooth process for clients, from initial enquiry through to final reporting. Joe oversees contaminated land investigations, coordinating desk studies, site surveys, and remediation works. His operational management ensures that soil sampling, ground gas monitoring, and reporting are completed seamlessly, giving clients confidence in compliance and project delivery.

Richard Turner, Director - With over 30 years of experience in site development, he provides invaluable insight into pragmatic solutions that balance costs, practicalities, and client objectives. Richard has a detailed understanding of building regulations and a clear sense of what is and isn't possible on site, making him a trusted advisor for developments of all sizes. Richard applies his site development expertise to contaminated land investigations, ensuring that remediation strategies are practical, cost effective, and achievable on site. His focus on feasibility helps clients move forward with confidence.

What we're working on right now - We're working on a contaminated land investigation, to include a Phase 1 Preliminary Risk Assessment and Phase 2 Intrusive Site Investigation, for a site in Nottinghamshire, prior to our client's purchase of the land and proposed residential housing development. Development is due to get underway following discharge of contaminated land planning conditions, attached to approval for the proposed development.

Request A Contaminated Land Investigation

Contact us for an informal discussion about your requirements or, if your requirements are more complex, a more formal consultation may be necessary. Following initial consultation we can provide an outline proposal detailing how we can help and the costs involved. If you're looking for more information about our services or our company then complete the below contact form and we will endeavour to respond to your enquiry in a timely manner, alternatively, give us a call on 0800 433 2906 and our experienced consultants can provide actionable advice and guidance.

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Frequently Asked Questions

How much does a contaminated land investigation cost? - Contaminated land investigations vary in cost depending on a number of factors, primarily what work is included. Our contaminated land investigations can incorporate all aspects of the consultancy process, however, it may be the case that a desk study is all that's required for your project, resulting in a relatively low cost contaminated land investigation.

Can you build a housing development on contaminated land? - Yes, but only after a thorough assessment and, if necessary, remediation. Planning guidance requires all proposed housing developments on or near potentially contaminated land to undergo a Phase 1 Preliminary Risk Assessment (Desk Study) to identify possible contamination sources, pathways, and receptors. If risks are found, a Phase 2 Intrusive Site Investigation is carried out, involving soil sampling and laboratory testing to measure contamination levels against industry standards. These steps ensure compliance with planning conditions and confirm whether remediation is needed, making it possible to safely build homes on previously contaminated sites.

Can you build a commercial development on contaminated land? - Yes, but only after a detailed contamination risk assessment and, if necessary, remediation. Many brownfield sites in the UK have a history of industrial or commercial use, which can leave behind pollutants such as hydrocarbons, heavy metals, or ground gases. Before development can proceed, a Phase 1 Preliminary Risk Assessment (Desk Study) must be carried out to review historical site data and identify potential contamination sources, pathways, and receptors. If risks are identified, a Phase 2 Intrusive Site Investigation is required, involving soil sampling and laboratory analysis to confirm contamination levels and assess environmental and human health risks. These steps are often mandatory planning conditions and ensure that commercial developments on previously contaminated land can be completed safely and in compliance with regulations.

How to test for contamination from landfill sites? - Testing for contamination from landfill sites involves a structured risk assessment process, starting with a Phase 1 Desk Study to review historical data and identify potential risks such as ground gas emissions (methane and carbon dioxide), soil contamination, and groundwater pollution. If the desk study indicates possible contaminant linkages, a Phase 2 Intrusive Site Investigation is carried out, which may include soil sampling, groundwater monitoring, and gas monitoring to measure contamination levels against regulatory standards. These assessments consider factors such as the landfill’s age, distance from the development site, capping measures, and gas management systems. This process ensures compliance with the Environmental Protection Act 1990 and helps determine whether mitigation or remediation is required before development can safely proceed.

How to test for agricultural land contamination? - Testing agricultural land for contamination follows a phased approach similar to industrial sites. The process begins with a Phase 1 Preliminary Risk Assessment (Desk Study), which reviews historical and current land use to identify potential contamination sources such as pesticides, hydrocarbons, and asbestos. If risks are identified, a Phase 2 Intrusive Site Investigation is carried out, involving soil sampling and laboratory analysis to measure contamination levels against regulatory standards. This ensures accurate assessment of risks to human health and the environment and determines whether remediation is required before development or sale. Even seemingly clean farmland can contain pollutants from past agricultural practices, making thorough investigation essential for safe and compliant land use.

What are common sources of contamination on agricultural land? - Although agricultural land is often assumed to be clean, farming activities can introduce significant pollutants that pose risks to human health and the environment. Pesticides, if improperly stored or managed, can accumulate in soil and contaminate groundwater or surface water, with heavy metals such as lead and arsenic from older insecticides persisting long after crops decay. Hydrocarbons from heating oil or red diesel storage tanks, machinery leaks, and the burning of organic materials can lead to soil contamination, including polycyclic aromatic hydrocarbons (PAHs) deposited through ash or atmospheric fallout. Asbestos, commonly used in farm building roofs, can break down over time or through damage, allowing fibres to enter the soil and create serious health hazards during redevelopment. These contamination risks may not be immediately obvious, making a thorough risk assessment essential before applying for planning permission or selling agricultural land.

What is a Phase 1 Preliminary Risk Assessment? - A Phase 1 Preliminary Risk Assessment, often referred to as a Desk Study, Environmental Site Risk Assessment or Stage 1 Risk Assessment, is a report that aims to analyse all potential sources of contamination and determine the contamination risk at a site, in addition to, providing a scope for further investigations, if necessary. Phase 1 Preliminary Risk Assessments are most commonly required to support planning applications or comply with planning conditions. Due diligence must be conducted in consideration of the environmental conditions of the area and any present risks that may be imposed on the people involved in carrying out the construction work, the end users and the building itself. This process involves desk studies, including analysis of historical and geological map data to identify previous uses of the site and collecting environmental data on ground conditions, hydrology and relevant local features.

What is a Phase 2 Intrusive Site Investigation? - Phase 2 Intrusive Site Investigations, noted in the Environment Agency LCRM guidance as the second step of a Stage 1 Risk Assessment, are conducted following the identification of contamination risks at a site that require further investigation in order to quantify. This initial identification is carried out as part of a Phase 1 Preliminary Risk Assessment (Desk Study), which will also outline a scope of work for a Phase 2 Intrusive Site Investigation. Site investigations are likely to include targeted soil or water sampling, with analysis carried out in a UKAS accredited laboratory, and are essential in order to determine whether contamination is present at your site.

What is a Phase 3 Remediation Options Appraisal and Strategy? - Phase 3 Remediation Options Appraisals, referred to in the Environment Agency LCRM guidance as a Stage 2 Options Appraisal, are conducted following the identification of contamination at a site that requires remediation in order to make the site safe for its proposed use. A Phase 3 Remediation Options Appraisal will include a detailed assessment of the feasible remediation options for a contaminated site, these will then be narrowed down to a final selection of the most appropriate and cost-effective options, for which a Remediation Strategy will be produced.

What is a Phase 4 Verification Report - A Phase 4 Verification Report, sometimes referred to as a Validation Report, represents the final and critical stage in the contaminated land assessment process. It is produced after all remediation works have been completed and serves as formal confirmation that the agreed remediation strategy has been implemented correctly, thoroughly, and in accordance with regulatory expectations.

References
British Geological Society. BGS GeoIndex
BSI Group. Code of practice for the design of protective measures for methane and carbon dioxide ground gases for new buildings
CL:AIRE. Category 4 Screening Levels (C4SLs)
Environment Agency. Land contamination risk management (LCRM)
Land Quality Management. The LQM/CIEH S4ULs for Human Health Risk Assessment
US EPA. Regional Screening Levels (RSLs)