Desk Study & Walkover Survey of

Knights Lane Car Park, London N9

Final Report

By Dean Jones
Of Jamaica Homes

Monday 1st January 2007

Tel: +876-418-2524
Email: office@jamaica-homes.com
Website: jamaica-homes.com

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Contents

1. The ‘Desk Top’ Study

1.1 Site location 3
1.2 Legal ownership(s) and legal boundaries 4
1.3 Present and previous use of land e.g. history of the site 4
1.4 Flood risk 7
1.5 Archaeological importance 8
1.6 Nature of surrounding environment 8
1.7 Activities of the neighbours 11
1.8 Shape of site e.g. unusual features 13
1.9 Planning constraints 13
1.10 Public rights of way 14
1.11 Occupier’s liability 14
1.12 Adjacent buildings 14
1.13 Meteorological data 15

2. The Walkover Survey

2.1 Topography 17
2.2 Soils & rock e.g. ground conditions 17
2.3 Water 18
2.4 Vegetation 18
2.5 Structural information e.g. services and obstructions in the ground 19
2.6 Local information 22

3. My Summary & Recommendations

3.1 Potential for accommodating activities 23
3.2 Construction factors 23

4. Bibliography
4.1 References 25
4.2 Ordnance survey maps& photographs

Note: photographs are provided for a visual guide in this report, some are not labelled. Rest
assure that all photographs in this report were taken by Dean Jones, please refer to the
attached ordnance survey map & photographs in the bibliography for e.g. date taken & site
related referencing.

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 The ‘Desk Top’ Study

Summary: My desk study includes

a review of all available site
specific together with historic
information such as historic
ordnance survey, environmental
maps and aerial photographs.

1.1 Site Location Map showing relevant postal code, N9

My chosen site is Knight’s Lane Car Park
located in Edmonton, London N9. The Car Park is bounded to the east by Edmonton Green
Shopping Centre, to the north by St George’s Road, to the west by Fore Street and to the south by
Knights Lane.

Map showing Knights Lane Car Park, N9 and surrounding area

Edmonton is 8.6 miles (13.8 km) north-north-east of Charing Cross it stretches from just south of
the North Circular Road in the south to just past Edmonton Green in the north and from the Great
Cambridge Road in the west to the River Lea in the east. The main shopping centre in Edmonton
is at Edmonton Green.

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1.2 Legal ownership and legal boundaries
The Car Park is owned and operated by the London Borough of Enfield1. The position of
boundaries is defined on drawing number ‘004’ Ordnance survey map attached to this
report and highlighted in yellow for clarity. There is no boundary fences on the site, the
estimated cost of boundary fences should be assessed as part of the financial appraisal
Apartments above the new Edmonton Green shopping centre development presently
benefit from a ‘right of light’, which is an indirect use of the site. Fortunately a right to
light may only be acquired by someone who has had uninterrupted use of something over
someone else's land for 20 years without consent, so we will not be affected.

1.3 Present and previous use of land

The land is presently used as public car parking facility and is one of two car parks centrally
located in Lower Edmonton renamed to Edmonton Green in 1992. An inspection of an old
Ordnance Survey map reveled that much of the land in this area included our site previously
consisted of fields and grassland in 1881. Edmonton Green alias”Lower Edmonton, was served
by open-field systems, primarily serving the manorial demesne farm as far back as 1467 and
southwards, there was patchy development along Fore Street stretching just beyond the junction
with Knight's Lane2”.

Note
The aerial photograph
below is an up to date
snap shoot of the old
ordnance survey map to
the left.

Map of Edmonton Green in 18813

1
Enfield Council, Civic Centre, Silver Street Enfield EN1 3XY. Telephone: 020 8379 1000. Fax: 020 8379 4453
2
www.brisitsh-history.co.uk
3
www.old-maps.co.uk

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 Key
The land is highlighted in
– Yellow

Shopping Centre in
– Red

Swimming Pool in
– Blue

Aerial Photograph of Edmonton Green in 20014

As the land previously consisted of fields in 1881 there was little potential to cause any
meaningful contamination. However the land is presently used for parking vehicles, there is a
potential for contamination to be present (if any) from pollutant linkage e.g. diesel fuel from
vehicles leaking down in to drains.

Countless hours of research on the web and in local libraries revealed no specific historic
tangible information about the land in question. However, I obtained some useful
information from Mr Graham Dalling a local resident a former long-term employee of
Enfield Council planning department, now retired, but working part-time for reference
library in the borough of Enfield5.

According to his findings there use to be a stream running over the proposed land the water was
dirty. Situated on the land was a church.. In 1884 the first part of Edmonton Town Hall was
completed and considerably extended in 19036. The stream now runs underneath the said land.
The church was on one side of the site and the town hall on the other side.

4
Extracted from http://www.GoogleMaps.co.uk
5
Graham Dalling Tel: 020 8379 2724
6
http://www.enfield.gov.uk

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1884 also saw the opening of a public baths next to the Town Hall in Knight's Lane, it is noted
that the swimming pool is due to be demolished in 2007 following reports that the building in
sinking, it is to be replaced with a Asda store. It was originally built to last far longer. It is
presumed that the Victorian engineers at the time got it wrong in that the foundation design was
not adequate; apparently it was a lot of trial and error back then as some older buildings are still
standing in the same area. By 1826 Edmonton had good transport facilities with horse buses. In
1872 the Great Eastern Railway opened the current Lower Edmonton station as part of its direct
line from London to

Enfield Town. Shopping services were greatly amplified by an East End style street marketplace
which grew up around Edmonton Green in the late nineteenth century. There was also a severe
housing shortage. Edmonton Council's response was an enormous plan of redevelopment. This
continued after the union with Enfield in 1965, culminating in the total rebuilding of the
Edmonton Green Shopping Centre from 1968. Consequently church and town hall were both
demolished apparently with great skill and care. The shopping centre is once again under re-
development. Edmonton Green today has a very mixed appearance. The remainder of the old
rural community in Church Street stands side by side with Victorian workmen's cottages and
tower blocks' from 1960.1

Old rural Map of Lower Edmonton year unknown

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1.4 Flood risk
The site is between 13.1m – 13.6m above sea level7.
The land is in an area that has a significant chance of flooding8. The blue area in the picture
below is a representation of this; the red circle indicates the site location.

Key
Areas benefiting from flood
defences
Flooding from rivers or sea
without defences
Extent of extreme flood
Flood defences

The chance of flooding is put into one of three categories by the Environment Agency:
Low: the chance of flooding in any year is 0.5% (1 in 200) or less
The lower the percentage the better; the higher the percentage the more chance there is of
flooding in any one year.
Moderate: the chance of flooding in any year is 1.3% (1 in 75) or less, but greater than 0.5% (1
in 200)
Significant: the chance of flooding in any year is greater than 1.3% (1 in 75).
When applying for planning permission for a new development or change of use of out
site, it is likely that Enfield the local planning authority will ask for a submission of a

7
See Page 1, of the attached Ordnance Survey Maps
8
Information gathered from The Environment Agency, http://maps.environment-agency.gov.uk

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Flood Risk Assessment (FRA) with the planning application. As such it is advisable prior
to carrying out such an assessment that we contact the local Environment Agency office
to discuss the scope of the assessment required and also to establish what other
information may be available to us.

1.5 Archaeological importance of the site

Edmonton Green Shopping Centre which is located next to the proposed site is undergoing a
development, phase 2 of the project in 2002 consisted of a further 14 trenches on the west side of
the shopping centre, from either side of St George's Road 9. In the area of proposed bus stands
north of the main shopping concourse quarry pits from the late 16th and 17th centuries were
exposed with medieval residual pottery in their backfills, elsewhere in Edmonton Green modern
construction is thought to have removed archaeological remains completely.
There is a low probability that artifacts may be found underneath, site because the land has
already been built and the above was an extension to the shopping centre. But like most things we
can not completely rule it out, as it is a neighboring site. The UDP states that, where development
may affect land of archaeological significance or potential, the Council will expect applicants to
have properly assessed and planned for the archaeological implications of their proposals and the
council will encourage suitable design, land use and management to safeguard archaeological
sites.

Provision should be made for archaeological investigation and excavation before development
begins. As such we much factor in additional time in case artifacts are found. On a happy note,
developer St Mowden has been allowed to continue building work on the development in
Edmonton Green with out the need to permanently stop; so although there may well be a hold up
if something of agrological importance is found, I think we can re assure that it will not be a
permanent one or at least one we can work around.

1.6 Nature of surrounding environment

This Land is situated in an improving residential area close to a Pymmes Park. It's close to the
countryside, 15 minutes to Trent Park, yet close to central London being only 25 minutes to
Liverpool Street from Edmonton Green railway station (zone 4).

9
See attached ordnance survey maps

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There are plenty of schools, playgroups, shops but is a lacking leisure activity. At present there is
a lot of new build. The land is central comprehensive shopping and traveling facilities at
Edmonton Green Train Station, Bus Station and Shopping Centre. The immediate area is mixed
with some local authority housing and next door to the new Edmonton green redevelopment
consisting of new housing, a new state of the art Swimming Pool, comprehensive shopping and
traveling facilities at Edmonton Green.

ASDA super store is also due to be completed in December 2007 in place of the old Edmonton
Swimming Pool. This area has seen significant price rises in the last year particularly because of
the proximity of the new £100million scheme which is seen as an important milestone in the
redevelopment of Edmonton Green. London Buses and Transport for London are investing
£1.3m in a brand new state-of-the-art bus station that will serve Edmonton Green, due to be
completed by May 2007.

Lower Edmonton known as Edmonton Green has a very mixed appearance. The remains of the
old village in Church Street stands side by side with Victorian workmen's cottages and three
tower blocks' from the nineteen sixties. Edmonton is a very multicultural borough, It’s is nice
traditional London suburb.

There are no sewage disposal works, or unsightly light industrial operations, such as scrap or
builder's yards within close proximity to the site. The relative market level, proportion of private
or local authority housing is shown below.

Note: There was a little amount of vandalism around the site in the form of graffiti10 much of it
has been removed, since the start of the new development of Edmonton Green 2006.

Environment imposed
The site is quite noisy during the day; nuisance caused by noise is primarily form the main high
road, local takeaways/restaurants, the local railway station, adjoining owners e.g. people using

10
See Drawing No 004, Image No 21

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shopping facilities at Edmonton Green and Police Station. Noise from each source varies with the
time of day. The noise levels were lower during the evening and road noise was more noticeable
on a survey conducted in wet weather on the 08-01-2007.

In its latest development Edmonton Green Shopping centre has doubled in size. more shops
equals more noise. Double glazing, although increasing cost, can be very effective in reducing
noise levels.

Environment created
Edmonton Green is hugely affected by rush hour traffic. There are pluses and minuses to this. The
plus is that there is a influx of people and because the land is facing towards the main high street
there is always going to be opportunities to attract new business from the main high road, on fore
street 11.

Climate
The development of Knights Lane Car Park to a gym will not make the climate in Edmonton
green more extreme. Presently Enfield council is welcoming with open arms any new
developments to help in the regeneration of Edmonton Green. Regeneration is terms of getting rid
of the old and bringing in the new, which seems to be the new plan of action.

Employment
Employment prospects are not great in the immediate area. Local jobs at the moment include:
Market stores and corner shops, Estate Agencies, Tesco, local library. New jobs create by the
Edmonton Green makeover include, a new NHS facilities, Swimming Pool, High Street names
such of TK Max among others and a ASDA super store. There are going to be various classes of
people moving into the development as such a need for more jobs. There seems to be a great
demand in the local employment agency. There may also be a possibility of a demand for
retirement or starter homes.

Public facilities and their distance away from proposed site are listed below:

Edmonton Green railway station – ¼ mile (frequent Trains every 15mins)

Edmonton bus station – ¼ mile (Buses on average every 1min to different destinations)

The A406 North Circular – ½ mile

11
See attached ordnance survey maps for location of Fore Street.

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The M25 Motorway is 5 miles (there is ease of access to the beach or countryside which
may increase the sites sales potential)

Doctor’s surgery – Next Door

Shopping Centre/Market – Next Door

Edmonton Police Station – ¼ Mile

Post Office – Next Door

Churches – There are a variety of churches in the local all centrally located to site

The nearest town is Enfield Town - 2.9 miles

There is a wide use of private transport in the immediate area; this may be of little significance,
unless we built retirement homes, where the prospective buyers will be heavily dependent on
services.

1.7 Activities of the neighbours

It has been named ‘The Edmonton Green Makeover’ by
Developer St Mowden bought Edmonton Green Shopping
Centre from Enfield Council in 2001 in a £5 million deal.
The £100million pound project is seen as an important
milestone in the redevelopment of Edmonton Green. The
development is nearly finished, there just tying up a few loose
ends at the moment. Outline planning permission was 2007 Future look: an artist's

granted on 19 September 2000. impression of the residential flats at

Edmonton Green roundabout

London Buses and Transport for London are investing

£1.3m in a brand new state-of-the-art bus station that will
serve Edmonton Green, due to be completed by May 2007,
and the new shopping concourse was schedule to open this
December 2006, but because of delays in the construction
process it is running half a year behind schedule 12.

12
The Swimming Pool is due to be handed over to Enfield Council in late 2007, along with a primary care centre and
residential flats.

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The current leisure facility named “BATHS” will be redeveloped for a major food store Asda
which is hoped to be up and running by December 200713.

The direction of the prevailing wind is blocked by the new development; my proposed land is not
affected by effluent, smoke, fumes or smell from the development at.

Photography’s of Edmonton Green Re-development and Multi-Storey Car Park 28-Dec-200614

There is no business within 5km of the N9 postcode that has a licence for keeping
Radioactive Substance and one company 2km away that has a licence for keeping
Hazardous waste 15. Address is as follows:. 12 TANNERS END LANE, EDMONTON,
LONDON, N18 1PG

Access and parking

Access to the site is an important thought as planning
approval is often decided subject to appropriate access
being provided. Knights Lane 4.5 m in width, is a no
through road and consequently the road is only used by
users of the car park, since the land on the other side of Knights Lane as shown in the ordnance
survey map is not is use. In Emergencies it serves as a fire access route. The site clearly has good
accessibility; however during rush hour, traffic can often come to a stand sill on the main high

13
See attached ordnance survey map page 001
14
See attached drawings & maps for further picture references
15
Information from www.environment-agency.gov.uk

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road, Fore Street16. It is advisable for us to approach the highway department of the local
authority, ‘Enfield’ to establish both the status quo and effects and requirements of any proposed
development.

The site is also accessible on foot from Edmonton Green shopping centre, Plevna Road and Fore
Street. Edmonton Green Multi-Storey car park is located off St Georges Road; it caters for
500odd car parking spaces. Unfortunately the car park is full to capacity even on
weekdays, so it would be wise for us to facilitate car parking in the
proposed development. The amount of car parking needed will hugely
depend on the type of business built on the land. Buildings now day’s
make use of the land they have, by designing a building with a car
park underneath it. With the lack of car parking in the area this would
be both a practical and economical solution as indicated in the picture to the left.

1.8 Shape of site

The site is rectangular in shape and has a length of 86 m and a width of 45 m, comprising a 4.5 m
road, one 2 m footpath. The site is fairly narrow and as such development may only be possible
on one side of the access road, the plus side to this is that there will not be much undeveloped
backland and therefore it will be relatively economical with a skilful layout, used to its best
advantage.
In terms of design; a rectangle is easy shape to work with and cost effective from a building
sense, of not having to order materials that are not of a standard shape and size.

1.9 Planning constraints

Most building work and changes in land use require planning permission. The
Development Control service is responsible for the determination and monitoring of
planning applications, and other associated applications (listed building consent,
advertisement consent etc) submitted to the Council under the Planning Acts. Planning
applications in Enfield are determined according to the policies of the UDP 17. Planning
Officers are available to offer advice and guidance if we propose to submit an

16
See attached ordnance survey map for more information on the location of Fore Street.
17
UDP - Unitary Development Plan

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application. We would have top apply for planning permission because building a gym on the
car park is changing its main use.

1.10 Public rights of way

There is a public footpath running in the middle of the land, this is
classified as highway, a term that includes footpaths.
The Rights of Way Act 1932 states that, where a way overland has
been used by the community without interruption for 20 years, the way
will be deemed to have been dedicated as a highway, unless is
evidence that suggests otherwise. Details gathered from locals suggest
that the pathway has been is use for about 15 or so years. The council do not have any concrete
information to suggest otherwise. The costs with overcoming the problems associated with
pathways disputes can be expensive. We could apply to the local authority for the footpath to be
diverted. It is my suggestion that the path does not affect the present use of the land, so
incorporate the footpath within the layout of the development, with a cleaver design.

1.11 Occupier’s liability

It is noted that there are a lot of children who presently play within close proximity to the site and
as such reasonable steps must be taken before work commences to ensure that the children are
kept out and we adhere to the Occupier Liability Act 1957 and 1984.

1.12 Adjacent Buildings

The land is surrounded by buildings; Edmonton Green shopping centre multi storey car park is
directly opposite and was built in 1950, it is presently getting a makeover. Unlike the baths
which is presently sinking, this car park is set to last a least another 50 or so years alongside the
new development.

New foundations of our proposed development can undermine existing foundations or a

combined load may over-stress the ground.

The multi-storey car 7.1m, the shopping centre 9.5m and Edmonton Leisure Centre 18.3m from
proposed site could all potentially be affected by a new foundation; this is dependent on the
foundation used and the depth. It is noted that Edmonton Leisure Centre is due to be demolished
in the early part of 2007 and replaced with a new ASDA Store in 2008.

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1.13 Meteorological data18
Rainfall, temp and wind for each year of the month, this will be useful in determining the weather
before in any month before starting work. As building material such as concrete laid on site can
be effected e.g. severe cold, rainy or hot weather conditions.

Anomaly maps red contours mark areas that are above average and blue contours mark areas that
are below average. The UK Annul rainfall map above shows that Edmonton Green, which is
located in London, had below average rain fall in 2006.

These final averages use quality controlled data from the UK climate network of observing
stations. They show the Met Office's best assessment of the weather that was experienced across
the UK during 2005 and how it compares with the 1961 to 1990 average.

The columns headed 'Anom' (anomaly) show the difference from or percent of the 1961-90 long
term average.
Region Max temp Min temp Mean temp Sunshine Rainfall
Actual Anom Actual Anom Actual Anom Actual Anom Actual Anom
[°C] [°C] [°C] [°C] [°C] [°C] [hours] [%] [mm] [%]

LON 13.4 1.5 6.1 1.3 9.7 1.4 1507.3 113 1176.3 107
ANNUAL 2005
LON 13.1 1.2 5.9 1.1 9.5 1.1 1399.2 105 1083.0 98
ANNUAL 2004
LON 13.0 1.2 6.0 1.2 9.5 1.2 1361.4 102 1210.1 110
ANNUAL 2003
LON 13.5 1.6 5.6 0.7 9.5 1.2 1587.4 119 901.5 82
ANNUAL 2002
LON 13.0 1.1 6.0 1.2 9.5 1.2 1304.0 97 1280.5 116

The graph above shows that the mean and max temp and has remained steady over previous
years, rainfall has been generally steady fluctuating during the last five year without much
different.
Weather and Climate Averages in London N9 1971-2006

(128 m AMSL)
Days of
Days of Wind at
Max Temp Min Temp Sunshine Rainfall Rainfall
Air Frost 10 m
>= 1mm
Month [deg C] [deg C] [days] [hours] [mm] [days] [knots]

18
Information provided by www.metoffice.gov.uk

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Jan 6.3 0.9 11.3 55.2 69.5 12.2 N/A
Feb 6.7 0.7 11.2 70.6 47.3 9.2 N/A
Mar 9.5 2.3 6.7 107.3 54.0 11.3 N/A
Apr 11.9 3.6 3.9 146.7 53.1 10.0 N/A
May 15.7 6.3 0.8 194.7 49.8 9.1 N/A
Jun 18.6 9.2 0.0 190.2 60.4 8.9 N/A
Jul 21.4 11.4 0.0 203.4 41.2 6.8 N/A
Aug 21.4 11.4 0.0 196.5 53.6 7.9 N/A
Sep 18.0 9.5 0.0 142.2 60.9 8.9 N/A
Oct 13.8 6.7 0.9 112.2 74.4 10.5 N/A
Nov 9.4 3.3 6.1 70.2 66.0 10.9 N/A
Dec 7.2 1.9 9.5 48.1 67.6 11.5 N/A
Year 13.4 5.6 50.3 1537.2 697.8 117.2 N/A

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2. The Walkover Survey

Summary: The second stage in the site investigation for Knight’s Lane Car
Park was a walkover survey which involved a detailed site inspection which
has enabled the material discovered in the desk study to be confirmed and
further investigation. It has identified other potential hazards and has also
enabled me to collect photographic records. I have also attached and
incorporated detailed drawings of all those items e.g. trees, watercourses,
etc that may have serious implications for the building design.

This six stage process detailed below is recommended by (NHBC)19.

2.1 Topography
The car park has a broadly flat topography20 and there were no abrupt changes in slope. There
were no depressions or valley bottoms that might be soft or filled. Close examination of nearby
Edmonton Green multi-storey car park and the trees located on the site revealed no signs of
landslip such as sloping walls or tilting trees. There are reports that Edmonton Green Swimming
Pool is sinking, a report that the council presently denied, but my inside source told me otherwise.
What a mess! The soil is soft as clay in some places and rock-hard in others. Underpinning may
have been a solution or maybe Inject chemical glue to make the soil hard, but that’s expensive.
Enfield council have decided to pull the plug, it due to be demolished this year.
I did not find any evidence of imported soil or fill and there was no significant sign of subsidence
on the site.

The site is approximately 13.25m above sea level as indicated on attached Ordnance Survey map.

2.2 Soils & rocks

The basic type of ground is Sandy Clay which is highly compressible, high water holding capacity
and does not allow water to drain readily. There is significant evidence of peat 21 & silt22 which

19
NHBC Stands for, ‘The National Building Council’.
20
See attached Ordnance survey map 004, picture 24.
21
Silt is soil or rock derived granular material of a specific grain size.
22
Pea is an accumulation of partially decayed vegetation matter.

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are highly compressible material in other areas on the site. There were signs of surface cracking
and stickiness which might indicate a shrinkable clay. There were also sudden changes in
material from clay to rock.

The Foundation of the building will vary in design and cost depending on the bearing capacity
and nature of the sub-soil. The soil in this case varies but generally has a high capacity with a
high risk of subsidence. The top soil should be stripped from the site and retained for
landscapping around the site. Because the ground is soft and sandy I would recommend digging
deep into the earth until we reach soil that's capable of supporting the proposed structure's weight.
I recommend that the builders pour reinforced concrete piles into the earth and build the structure
on top of them. This way, the heavy weight of the building is distributed through each of the deep
piles to the stable ground below.

2.3 Water
The grassland is not waterlogged of which indicates a high water table. There were no signs of
previous flooding e.g. water damage to site floor area or nearby buildings. I did not find any reeds
or water loving plants and there were no springs, ditches or ponds. There was no sign of
discolored water present during the walkover survey and no areas where surface water had
settled, there are drains adequately placed around the car park site.

2.4 Vegetation
The land is partly covered in tarmac; the bear land which was available for
investigation purposes did not show any signs of the vegetation sparse, dead
or dying.

The nature of the vegetation adjoining the land is primarily grassland.

There are four Common Oak trees and a few bushes located in the outskirts of the land and some
grassland. The trees range from 15-20m in height as indicated on the ordnance survey map 002.
The Common Oak as its name suggests is a very common tree, which can grow to a height of 30-
40m and can live 1000 years or more. It likes basic fertile soils including heavy soils23. If we base
the depth and diameter on the same measurement, then the roots of the trees actually cover a vast
area of the site.

23
www.rsatrees.org

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It is advisable that adequate information24 be sought before removing any tree by the land charges
25
search in order to ascertain weather or not a tree preservation order has been placed on any of the
trees on the land in question. Our solicitor will carry this out prior to exchange of contracts.

Trees absorb large amounts of moisture from the soil, some tree more than others, which can
affect the water table and if the trees are removed, sub-soils reabsorb moisture and expand,
causing ‘heave’ and structural damage to property. The likelihood of this is high because the
26
ground contains a cohesive Soft Clay . These factors should be considered when deciding on the
type of foundation to use. It is considered that after large trees are removed it may take up to 12
months for the sub-soil to achieve stability in cohesive soils containing clay.
There was no evidence of tree removal; the car park has been designed around the trees.

2.5 Structural Information

Nearby buildings showed no evidence of structural damage on, or near, the site including but not
limited to Edmonton Green Multi-storey car park and Leisure Centre.

Existing service: There are no overhead electricity or telephone lines above the site. There is
evidence of underground services on the site as noted below:

Water: I have established with the water authority that a mains water supply is available;
However further details will be need to sought in order to ascertain if the size and pressure of
mains is able to serve the proposed development. The water authority has rights to get easements
to run mains across neighboring property, but if adjoining owners object, delays can arise, all
these factors should be considered. Water mains are costly and will have to pay the full cost of
any extension. It is possible to enter into a guaranteed revenue contract with the water authority,
whereby the income from the water charge over a 12-year period is offset alongside the capital
cost and then we are only liable for any shortfall on an annual basis. This is a popular method that
I have personnel led used in the past and a recommended by myself.

24
http://www.tameside.gov.uk
25
Enquire at the Civic Centre in person or telephone 020 8379 1000
26
Graham Dalling Tel: 020 8379 2724

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Man holes: There are presently 1 man-hole and four drains on the proposed land. The water
authority have the responsibility for foul sewers. Further investigation into the affiliation between
sewer and site should be checked to ensure that access to the sewer is achievable, without
requiring easements from adjacent owners. If easements are required, the problems likely to be
encountered should be recognised.
Having a sewer on the land does not inevitably mean that
connection is possible. The size of the sewer should be considered
relation to the waste matter from the proposed development,
“Many developments lave been delayed for years pending
completion of new, or improvements to existing, sewage work27.”
Where sewers are not suitable for the additional cost of a rising main and
pumps will need to be quantified. The foul sewers are public this is
important because local authorities do not automatically adopt28.

Street lighting: Negotiations will be necessary with the local authority,

regarding the provision of street lights.

There are presently six street lights located on the land, which will
have to be removed; we will need to contact the local authority. It is
advisable that an investigation of all underground services be made in
order to ascertain the whereabouts of any services. Consultation will be
needed with the local authority, regarding the provision of street lights
and the cost involved will be borne by us.

Electricity: The electrical cabinet to the left was located on the site; I suspect this is feeding the
two tickets machines located at either side of the site; this will have to be confirmed.
Electricity is usually available except in extremely remote areas. Mark Carby from the local
electricity board has confirmed the availability of the supply on the 03.01.2007 by Telephone.
The cost of the connection will depend on e.g. whether a substation will be required, High
Voltage or Low Voltage connection and I was made aware that if a substation is to be located on
the site, it will be required for us to dedicate land to the electricity board.

27
Briefing for Surveyors
28
See ordnance survey maps attached for picture reference and position on land

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Connection charges are often mitigated, if immersion heaters, electric cookers, or electric central
heating is installed in the proposed dwellings.

Gas: The local gas board should be contacted to check if a service is obtainable on, or adjacent
to, the site, and the cost of any new or extension to existing mains. We will have to bear the full
cost of the supply.

Telecom: I located an old cable box on side of the site which appears
to be redundant, but maybe still live; the direction of underground
fibre optical wires will need to be located.

Telephone: Overhead telephone services are free. The cost for

underground services fluctuates in different areas. We will be given
the opportunity to tender for the excavation work and the laying of
ducts and cables in connection with the development.

My Recommendations: Often services are redundant, but are still live and in a different position
from that shown.
 Test holes to identify the location of existing mains & services which will be useful in
the design of the proposed layout.
 Availability of main services - It is vital to obtain verification in writing that services are
available on or adjacent to the site and in addition that they are adequate in capacity to
cope with usage. If no main services are available, it may prove impossible to develop the
site.

Note: the removal or diversion of services could cause effects on a proposed development as
underground services are more difficult to locate and Identify, that claim of the British Gas
commercial on TV that ‘you would not believe our main crossed her29’ is true.
Easements for both gas and water high pressure mains may limit use of the land with a distance of
4 to 10 m from main. Diverting mains is very costly or not possible, if so, building, tree planting
or change of ground levels will be forbidden.

29
Briefing for Surveyors 6-Site finding and investigation, Alan Upson ARICS

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I have been made aware that Public utilities have a legal right to be approved easements to cross
land, and even though such easements are typically obtained by compromise, where landowners
object the courts will supersede any objection. In urban locations, where expansion may not have
been envisioned, such utilities may cross land in bad positions, which will limit the layout &
design. The presence of mains services and location will be revealed by the solicitor’ by enquiries
and searches.

Below are some of the hazards and risk involved with this type of work, a full risk
assessment/analysis will have to be undertaken at a later stage.
Hazard Risks

Existing services such a sewers, gas and water Damage, temporary flooding or contamination.
mains, electricity, telephone or optical fibre cables. Expensive insurance claims!

Existing Land Drains

Contamination, flooding, Alteration of drainage
patterns.

2.6 Local information

Access: Standard rush hour traffic can become extreme on e.g. use of shopping centre, if the local
football club, ‘Tottenham Hotspurs’ are playing. The acoustic levels are better than I expected at
night, bearing in mind the local train station, shops, bus station, shopping centre, police station
and multi-storey car park all within ¼ mile. The noise levels are much louder during the day and
depending on the type of facilities being provided, this will have to be taken into account.
Neighbours: A local pub and restaurants on the high road add to the sound levels, which can
continue well into the night.
Aircraft: The site is not located near an airfield or within a fight path

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3. Summary & Recommendations

Summary: This desk Study and walkover survey inform a qualitative

assessment of whether or not Knight’s Lane Car Park may be posing an
unacceptable risk to for investment purposes.

3.1 Potential for accommodating activities

Filling a gap: Edmonton Green presently suffers from a lack of leisure activities, excluding
swimming facilities. I would propose to place a Gym on the land, consisting of fitness machines
and aerobic activities. The only other gym is more than five miles away in Enfield Town.

Cliental: As indicated in the desk study the area consists of a lot of new build and large scale
housing developments. The gym would benefit from the infatuation of young & old people in this
multicultural area, these being our primary target.

Space: There is sufficient space to accommodate a gym. However mix used

developments tends to do well nowadays. Accommodating offices space, by
adding upper levels could be potentially profiting.

3.2 Construction factors

The main structure would be of solid concrete construction. An in-situ reinforced concrete
building using formwork to shape columns and the floor construction being of pre-cast reinforced
concrete slabs. Cladding would consist of glass panels all around the first floor of the building to
give it a fresh modern look and help it to fit into the neighbouring developments.

We will be able to create the whole building on stilts and therefore utilise space on the ground
floor level to facilitate a car park. Because we would be using the land for another purpose, we
would have to apply for planning permission and adequate time should be allocated for this
process. It’s noted in the report; Edmonton Green Sports
Centre is sinking as the foundation is inadequate for the type of
ground, which consists of a mix of clay and sand. I recommend
using an End Bearing Pile, which will rest on a relatively firm
soil such as rock. The load of the structure is then transmitted
through the pile into this firm soil.

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It is noted that a stream that used to run above the site, now runs underneath the site, thus the high
water table level. The stream is located on the underdeveloped side of the site, where the grass is
located. Tests will need to be carried out to ascertain the approximate position.

Accommodating, stores, staff canteen, computer room will not be a problem, just add more
levels. Bearing in mind there might be limits to how high we will be able to build on this site, the
planning department in Enfield will have more information.

Future expansion, if we only build on the present car park area, we can then expand later on using
the grass area, thus saving us money in the short term.

Space around buildings: The site is accessible to the public from the front back and sides,
Entrances to both sides would limit the distance people would have to walk, but might not be
feasible because there may be the need for another receptionist.

Access: As noted in the desk study, Knight Lane which leads to the site is not used to by other
business, except if there is a need for the emergency services. You can travel to the site via
Edmonton Green station or Bus Station all with 2mins walk of the site. There is access to the site
from Edmonton Shopping Centre, various side roads and the main high road. The site is
accessible to the public from the front back and sides, Entrances to both sides would limit the
distance people would have to walk, but might not be feasible because there may be the need for
another receptionist.

Parking short and long: This reports touches on the likelihood of future car parking problems in
the immediate area. I would recommend utilizing on the land we have by incorporating an
underground parking facilitate, with the building above. We can utilize on the pavements that
have already been lowered in two areas to allow cars to drive in and out.

Services: In conclusion, therefore, it is essential to investigate thoroughly the exact location of all
main services, affecting the site, and to assess the financial implications on layout and density, or
the cost of removal or diversion.

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A feasibility study: It is essential before making an offer to purchase the site to undertake a
financial appraisal or feasibility study.

5. Bibliography
Summary: References/Information sources

Chudley R & Greeno R. (2004) (5th ED) Building Construction handbook, incorporating current
building and construction regulations.Great Britain, Elsevier Butterworth-Heinemann

DEFRA and Environment Agency. (2002b). CLR8 Potential Contaminants for the Assessment of
Land.

DoE CLR. (1994). Contaminated Land Research Report 3, "Documentary Research on Industrial
Sites", London DoE

Emmitt S & Gorse C. (2005). Barry’s Introduction to Construction of Buildings. Great Britain,
Blakwell Publishing Ltd, and the estate of Robin Barry.

Lacy R E. (1977). Climate and Building In Britain. BRE NEWS,

Lampert D & Woodley D R. (1991). Site Selection And Investigation, A Practical Handbook.
Great Britain, Gower Publishing Company Limited

Site Investigation Steering Group. (1993). Site Investigation In Construction 2 Planning,

Procedure and Quality Management. Great Britain, Thomas Telford.

Watts (2006). Watts 2006 Pocket Handbook, The Essential Guide to Property and Construction as
Used by Professioanls since 1983. Trowbridge, RICS Books

Upson A. (1985). Briefings for Surveyors, 6- Site findings and Investigation. Whitstable, Collins
Professioanl & Technical Books.

DOE. (1995) Industry profiles (47 titles), Available from: DEFRA Publications, c/o (FORCE Ltd,
Imber Court Business Park, Orchard Lane, East Molesey, SURREY, KT8 OBZ (tel 08459-
556000; fax 0208-957-5012; email defra@iforcegroup.com) N^,

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Nathanail, C.P. & Bardos, R.P. 2004. Reclamation of contaminated land. John Wiley, Chichester.
www.ordsw.gov.uk - Ordnance survey maps (recent and historical) www.old-maps.co.uk -
Historic maps / www.multimap.com / www.getmapping.com - Aerial photographs
www.oultwood.com - Local studies library and local authorities www.environment-agencv.
gov.uk - Environment agency for England and Wales www.sepa.org.uk - Scottish Environment
Protection Agency www.bgs.ac.uk - British Geological Society /

Natural Environment Research Council. (2006). Advice on Site & Area Geology.
www.bgs.ac.uk/enquiries/ukgeol.html [Online] [3rd January 2007]

Land Mark Information Group. (2007) www.landmark-information.co.uk Home page [Online]

[3rd January]

Department for Environment Food and Rural Affairs. (2007) www.defra.gov.uk Defra works
for the essentials of life: water, food, air, land, people, animals and plants. [Online] [3rd January
2007]

www.environment-agencv.gov.u k/vourenv/?lang= e

Environment Agency - Click on What's in your backyard?

This website uses postcodes and place names to locate the site and provides several maps of the
area in question in various scales. These maps can be tailored to show various environmental
concerns such as landfill sites, industrial processes etc. This service also contains a pollution
inventory which allows you to find the names and addresses of any discharge permits in the area,
however it only lists one council area at a time so care needs to be taken if multiple councils may
be involved. This service mainly deals with present day information and not on historical data.

Landmark Information Group. (2006)Don’t buy a book with out us www.homecheck.co.uk

[Online] [3rd January 2007]

This website is a service provided by Site scope, now part of the Landmark Information 'Group.
This website uses postcodes to identify site but uses an area much smaller than the above
websites (approximately 500m from the postcode unit) and covers approximately 15 properties.
Because of this reduced area it is not as effective as the above websites at identifying possible
offsite contamination sources. Also due to the smaller area covered the site can seem to conflict
with the other sites in certain thing such as subsidence.

The Environment Agency, http://maps.environment-agency.gov.uk

Edmonton Green Shopping Centre, Edmonton Green, N9 TQ 3450 9350

Further Reading.

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Fisk F. (1914). The history of the parish of Edmonton. Tottenham.
Palmer A. (1936) Old Edmonton. Edmonton.
Robinson W. (1819) The History and Antiquities of the Parish of Edmonton. London.
Sturges, G.W. (1938/4) Edmonton Past and Present. Edmonton.
Occupier Liability Act 1957 and 1984.

Utilities Services
Thames Water
Address:
Thames Water
1 Kew Bridge Road
Brentford
Middlesex
TW8 0EF

New Water Mains Connections

Tel: 0845 850 2777
Email: Developer.Services@thameswater.co.uk
Brisitsh Gas
British Gas Business
Connections & Metering
Helmont House
Churchill Way, Cardiff
CF10 2NB
New Gas & Electricity Connections
Tel: 0845 955 5820

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