Conclusion: MODERATE RISK Date: 01/09/2015 Our Reference: ST7663.TM.133 Client/Reference: FKGRKW2LL.001 Terrafirma Mine Searches Ltd Pure Offices, Pastures Avenue, St Georges, BS22 7SB T: 01934 806515 E: info@terrafirmaminesearches.co.uk W: www.terrafirmaminesearches.co.uk Searches UK Ltd Unit 2, Gemini Business Centre, Old Shoreham Road, Hove, BN3 7BD T: 0800 043 1815 E: info@searchesuk.co.uk W: www.searchesuk.co.uk Interpretative Mine Search Report Dear Sir/Madam, 23a Clayfield, Yate, BS37 7FG Further to a request from, dated, which is in response to a high risk identified by a Mineral Extraction Search Report; Terrafirma Mine Searches Ltd have carried out a Interpretative Mine Search on the above property and are able to report as follows:- Introduction This desk-top search, which is based on Terrafirma s bespoke Geographical Information System (GIS), is an assessment of the risk to the property from past, present and planned mineral extraction for hydrocarbons and coal, stone (limestone, Bath/Free Stone, sandstone, chalk/flint. Ironstone, whetstone, slate, igneous), metallic minerals (Ferrous - iron, ochre, umber, manganese. Non Ferrous lead, zinc, tin, copper, tungsten, silver and gold), China & Ball Clay, Fuller s Earth, celestine, barite, peat, rock salt or gypsum. The attached search plan is used to highlight any potential risks identified and this report and plan is relevant only to the property or land under consideration, shown as outlined/coloured green on the attached search plan. Scope of Works This interpretative mine search report provides a detailed evaluation and comprehensive local history of any previously identified risk factors, an expert opinion on the risk to the property from mining and mineral extraction related subsidence, before providing an accurate, clear and concise conclusion. In the event that any potentially adverse mineral extraction features are identified, that could present a risk of subsidence to the property and/or land, professional recommendations for further action will be provided.
Potential Risk Factors Geology The property lies on the outcrop of the Mercia Mudstone Group, otherwise known as the Keuper Marl. In this locality, the mineral celestine occurs as nodular deposits in the weathered bedrock up to 20 metres below the surface. Celestine The property is situated in the centre of the historically extensive Yate celestine mining district. Celestine or Spar is the main ore for Strontium, used to create red in fireworks and signal flares, and occurs as nodules in the first few metres of weathered Mercia Mudstone bedrock. The property lies in what is known as the Yate Spar Fields which were quarried for celestine from the 1820s to the 1990s. The early edition Ordnance Survey map and local surface mine plans show numerous ponds, pits and quarries in the vicinity of the property, with the nearest recorded feature 15 metres NE of the property boundary. Present & Future Mining Activity The property lies within a currently dormant Mineral Planning Permission (MPP) area for the extraction of celestine, as defined by the BGS Mineral Local Plan for Gloucestershire (2006). Desk-Top Investigation A Factual History of Celestine Extraction Celestine (also referred to as 'celestite' or 'Spar') is a principal strontium (Sr) ore and was heavily exploited in South Gloucestershire in the 19 th and 20 th centuries. In South Gloucestershire, celestine is found in the Mercia Mudstone (a unit of mudstone and siltstone of Triassic age). The Mercia Mudstone was deposited in an arid environment where saline lakes formed in desert basins. The evaporation of water from these playa lakes produced evaporate deposits of gypsum (CaSO4.2H2O), halite (rock salt) and celestine. The most abundant deposits of celestine in the Avon region are in the Yate area. It has been historically extracted from an area of land approximately 2km wide and 12km long with pockets of extensive quarrying
beneath what is now the Yate Shopping Centre, at Goosegreen, Leechpool and as far north as Charfield. Celestine extraction in and around Yate became an almost unique industry during the early 19 th century and it was of global importance. During the 1880 s and early 20 th century, as much as 90% of the world s celestine yield was extracted in Yate. It was originally exported to Germany for use in the refining of sugar beet, however, it became a valuable resource in the manufacturing of pyrotechnics, ceramics and cosmetics as well as a hue in the chemical industry. Originally celestine was extracted by hand digging from pits, which varied greatly in size and shape. The pits often started as small rounded trials and if successful, would be lengthened and deepened in search of more Celestine. By the late 1940s, mechanical excavators were introduced in the form of bulldozers, used primarily for loosening and stripping of the upper deposits and then subsequent backfilling. Caterpillar tracked excavators were introduced in 1957 and many of the old sites were revisited when this technique became available. The local heyday of celestine excavation occurred between the World Wars. The Bristol Mineral and Land Company intensively dug the area around the modern town centre of Yate. They also had a mill near Goose Green and there were further sites on local farms including Barber s Court near Wickwar. By the 1960s, much of the Celestine in the area had been worked out. Commercial celestine production finally ended in the early 1990s at Hall End and Barber s Court Farms. On cessation of the celestine extraction, the pits and quarries often filled with water and became known as Spar Pools. There are still examples of these across Yate but due to them being unsafe, many were filled in and subsequently lost beneath later housing developments. Discussion The property is situated in an area that was extensively exploited for celestine. Goosegreen farm, situated 390 metres south west is historically known to have had a stone mill which was occupied by the Bristol Mineral and Land Company from 1944. Early Ordnance Survey (OS) maps, specifically the 1955 OS map, show the land to the north and north east of the farm, in the vicinity of the property, is littered with old celestine pits and Spar Pools. The nearest of these, which are marked as Ponds on the 1955 OS map, are situated 30 metres northeast and 40 metres southeast of the property boundary, however it is highly likely there have been numerous trial pits and shallow workings in the vicinity of the property that have not been marked on the OS maps. In the subsequent editions of the OS maps, the pits are not visible in 1986, suggesting they have been backfilled with an unknown material. During the redevelopment of the area in the 1990 s, it is possible that Coopers Lake, which is situated 35 metres northeast of the property, is a flooded celestine quarry.
It is unknown whether the housing development took into consideration the existence of celestine pits in the vicinity of the properties, however recent construction in the area has only been permitted when the foundations have been deeply piled to ensure a stable foundation over any shallow celestine mineral workings. Any backfilled celestine pits and Spar Pools may be subject to differential settlement due to the unconsolidation of any backfilled material and/or irregular shapes of the pits themselves. In 2006, the British Geological Society (BGS) produced a Mineral Local Plan that assessed the potential mineral resources across Gloucestershire. The report highlights that a Mineral Planning Permission (MPP) exists or has existed for the exploitation of celestine in the vicinity of the property. Conclusion The available documentary evidence indicates that the property is at a MODERATE RISK from potential mining related subsidence and/or adverse mineral extraction features associated with Celestine mining and quarrying. There is no direct evidence of any Celestine quarries beneath the property, however the property is situated in an area of intensive quarrying and therefore there is a moderate risk of subsidence from differential settlement to the property from unrecorded shallow mineral workings. We consider the property unlikely to be affected by any future Celestine extraction despite being within a designated MPP. This is due to the availability of undeveloped land further north of the property that also lies within the MPP, which is therefore more desirable for any future Celestine extraction. Recommendations Terrafirma Mine Searches recommends pursuing two options to ensure the most accurate risk assessment for the property. Firstly, it may have been possible, during the development of the area, that ground investigations were undertaken before the properties were built and subsequently deposited within local council records. We recommend contacting the Local Planning Authority and/or Building Control within South Gloucestershire Council to enquire about any such records. You can contact Building Control and the Local Planning Authority on: 01454 868004. Secondly, we highly recommend contacting our partner local building surveyor to undertake a detailed building survey to assess for any signs of subsidence related defects. Right Surveyors Ltd,
who are a national network of local RICS accredited property surveyors and subsidence specialists, can offer their expert services and professional opinion after undertaking a property survey. They can be contacted on 0117 212 1214 or at: paul.keegan@rightsurveyors.co.uk Limitations This Mine Search has been carried out with reference to Terrafirma Mine Searches Ltd bespoke GIS and extensive collection of abandoned mine plans, maps, records and archives in our possession and from this material we have endeavoured to provide as accurate a report as possible. However, taking into account that such records may not be wholly complete or accurate, we cannot accept liability for any inaccuracies or omissions there may be with respect to those records. It should also be realised that totally unrecorded or unindicated workings can exist between known workings and therefore Terrafirma Mine Searches Ltd cannot be held responsible for any settlement or subsidence problems as a result of a property being affected by unrecorded mining features or natural ground cavities. This report is concerned solely with the property searched and should not be used in connection with adjacent properties as only relevant known mining features have been mentioned and any known features that could potentially have a direct influence upon the target property. Other features which may be present in the general area may have been omitted for clarity. The report is based upon the property boundaries as shown on the supplied request plan. This report is confidential to the client and the client s legal advisor and the client s Mortgage lender and as such may be used by them for conveyancing or related purposes. We have no liability toward any person or organisation not party to commissioning this report. This report or any part of it is not permitted to be reproduced, copied, altered or in any other way distributed by any other person or organisation. Important Consumer Protection Information This search has been produced by TERRAFIRMA MINE SEARCHES LTD Address: Pure Offices, Pastures Avenue, St Georges, Weston-Super-Mare, BS22 7SB; Email: info@terrafirmaminesearches.co.uk; Telephone: 01934806515) which is registered with the Property Codes Compliance Board (PCCB) as a subscriber to the Search Code. The PCCB independently monitors how registered search firms maintain compliance with the Code.
The Search Code: provides protection for homebuyers, sellers, estate agents, conveyancers and mortgage lenders who rely on the information included in property search reports undertaken by subscribers on residential and commercial property within the United Kingdom sets out minimum standards which firms compiling and selling search reports have to meet promotes the best practice and quality standards within the industry for the benefit of consumers and property professionals enables consumers and property professionals to have confidence in firms which subscribe to the code, their products and services. By giving you this information, the search firm is confirming that they keep to the principles of the Code. This provides important protection for you. The Code s core principles (Firms which subscribe to the Search Code will): display the Search Code logo prominently on their search reports act with integrity and carry out work with due skill, care and diligence at all times maintain adequate and appropriate insurance to protect consumers conduct business in an honest, fair and professional manner handle complaints speedily and fairly ensure that products and services comply with industry registration rules and standards and relevant laws monitor their compliance with the Code PLEASE ASK YOUR SEARCH PROVIDER IF YOU WOULD LIKE A COPY OF THE SEARCH CODE COMPLAINTS If you have a query or complaint about your search, you should raise it directly with the search firm, and if appropriate ask for any complaint to be considered under their formal internal complaints procedure. If you remain dissatisfied with the firm s final response, after your complaint has been formally considered, or if the firm has exceeded the response timescales, you may refer your complaint for consideration under The Property Ombudsman scheme (TPOs). The Ombudsman can award compensation of up to 5,000 to you if he finds that you have suffered actual loss as a result of your search provider failing to keep to the Code. Please note that all queries or complaints regarding your search should be directed to your search provider in the first instance, not to TPOs or to the PCCB.
TPOs Contact Details: The Property Ombudsman scheme Milford House 43-55 Milford Street Salisbury Wiltshire SP1 2BP Tel: 01722 333306 Fax: 01722 332296 Email: admin@tpos.co.uk You can get more information about the PCCB from www.propertycodes.org.uk or from our website at www.terrafirmaminesearches.co.uk. COMPLAINTS PROCEDURE If you want to make a complaint, we will: Acknowledge it within 5 working days of receipt. Normally deal with it fully and provide a final response, in writing, within 20 working days of receipt. Keep you informed by letter, telephone or e-mail, as you prefer, if we need more time. Provide a final response, in writing, at the latest within 40 working days of receipt. Liaise, at your request, with anyone acting formally on your behalf. Complaints should be sent to: Tom Backhouse, Managing Director & Senior Executive, Terrafirma Mine Searches Ltd - Address: Pure Offices, Pastures Avenue, St Georges, Weston-Super-Mare, BS22 7SB; Email: info@terrafirmaminesearches.co.uk; Telephone: 01934806515) If you are not satisfied with our final response, or if we exceed the response timescales, you may refer the complaint to The Property Ombudsman scheme (TPOs): Tel: 01722 333306, E-mail: admin@tpos.co.uk. We will co-operate fully with the Ombudsman during an investigation and comply with his final decision. We trust this report provides the information you require. Please contact us if you have any queries or if we can be of any further assistance. We trust this report provides the information you require. Please contact us if you have any queries or if we can be of any further assistance.
Yours faithfully, On behalf of Terrafirma Mine Searches Ltd Mr T M Backhouse, BSc (Hons) FGS Managing Director