Contaminated land planning condition: what it asks for, in order

The stages a condition follows

Planning Practice Guidance lists the stages a condition can cover: site characterisation, submission of the remediation scheme, implementation of the approved remediation scheme, and monitoring and maintenance (gov.uk, paragraph 33-010). It also says responsibility for securing a safe development rests with the developer and/or landowner (paragraph 33-009).

Site characterisation

A Phase 1 desk study and walkover, and a Phase 2 intrusive investigation if the desk study recommends one. Published starting prices: Phase 1 median £750 across 9 firms; Phase 2 £1,000 to £1,800 across 4.

Remediation scheme

A written strategy for breaking each pollutant linkage the investigation found. Priced per site; no firm read publishes a fixed fee.

Implementation and verification

The works, then a verification report proving they were done. Castledine Environmental publishes a Phase 4 verification report at £495.

Monitoring

Ground gas or groundwater readings over months where the risk needs watching. Earth Environmental & Geotechnical publishes a coal mine gas risk assessment at £650 excl VAT.

How a firm does the work

Consultants follow the Environment Agency's Land contamination risk management guidance, which sets out risk assessment, options appraisal, and remediation and verification as its three stages (gov.uk, LCRM). A report that does not follow it is likely to be sent back.

Planning is not the same as Part 2A

Under section 78A of the Environmental Protection Act 1990, contaminated land is land the council thinks is causing significant harm, or a significant possibility of it, or significant pollution of controlled waters (legislation.gov.uk). A planning condition is wider: it asks whether the site is suitable for the new use, which is why most conditions are discharged with reports rather than any formal determination.