• Four separate blocks of apartments are proposed on land adjacent to the foreshore stepping up in height from three and a half storeys adjacent to the water front to five and a half storeys to the south. Undercroft parking will be provided for these waterside apartments. A total of 40 houses and 388 apartments are proposed on Site A.
• 90 units are accommodated on the former greyhound stadium, the majority of which are two storey family houses.
• A small shop is proposed near the entrance of the site on Twyford Avenue and a café will be located overlooking Tipner Lake. The proposals also include a combined Heat and Power Plant (CHP) plant, associated parking, landscaping, a children’s play area and a coastal path.
• The main access is intended to be via Twyford Avenue, which would be widened, although some limited access via Target Road is also envisaged.
• To prevent subsequent flooding, prevent pollution and to aid drainage it is proposed to construct a new sea wall and to raise the land to between 4.3 and 4.5 metres.

The site is heavily contaminated as a result of the activities that have historically taken place on the site.  As part of the planning applications, consent will be sought for measures to remediate or clean up the site.

The remediation strategy proposed is as follows:

• concrete structures will be crushed for reuse on site;
• the amount of material that has to be taken to a landfill will minimised by dealing separately with different types of contamination:
  • Highly contaminated material will be treated on site in a ‘thermal desorption’ plant. This process heats up the soil, and catches any contaminants given off in an air purification system. The plant cleans the gases and leaves the soil clean and fit for reuse. The temporary thermal desorption plant planned for Tipner will be located away from houses in the northwest corner of the site. It will need to operate 24 hours a day, and would have a maximum height, excluding the stack, of 10.2 metres. The exhaust stack would be 40 metres high.
  Thermal Desorption Plant
  
  • Less contaminated soil will be ‘bioremediated’, a process in which compost is added and bacteria within the compost eat the contamination, leaving the soil fit for reuse.
  Bioremediation
  
  
• Severely contaminated soil that cannot be reused will be removed to a licensed landfill.
• Emissions of dust, odour, noise and vapour will be monitored within and at the boundary of the site. In the unlikely event that emissions breach guidelines pre-agreed with the City Council, work will be stopped and mitigation measures immediately put in place.
• Groundwater from excavations and treatment areas will be treated and discharged to the sewer or, if the water is of sufficiently high standard, to Tipner Lake. Areas of open water on the site will be minimised at all times.
• A sheet-pile sea wall will be built along the Tipner Lake frontage, to meet the City Council’s requirement for flood defence and coastal protection. This will be fitted with measures to clean any groundwater flowing into Tipner Lake.
• Liaison with the Tipner/Stamshaw community to ensure that remediation works do not impact the day-to-day goings on of the area. This will take the form of public consultations, letter drops, a site open day with chance to see the processes, and daily emission-monitoring walks in the local area.