Phase I Environmental Due Diligence -

Greenfield Piombinara (RM)

June 11, 2018

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Responsibility
Title Phase I Environmental Due Diligence - Greenfield Piombinara (RM)
Client Vailog S.R.L.

Project leader Massimiliano Leoni

Author(s) Jacopo Gerbi

Project number 1666845

Number of pages 25

Date June 11, 2018

Colophon
Tauw Italia S.r.l.
Piazza Leonardo da Vinci 7
20133 Milano
T +39 02 26 62 61 1
E info@tauw.com

This document is owned by the client, who is allowed to use this document for the purpose it was prepared for with
due regard to the legal rights and with respect to intellectual property. Tauw Italia has the copyright of this
document. The quality and continuous improvement of products and processes have the highest priority at Tauw
Italia. Tauw Italia operates under a management system that is certified according to UNI EN ISO 9001:2008.

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Table of contents
1 Introduction ................................................................................................................................ 4

2 Assessment Methodology ......................................................................................................... 4

2.1 General .............................................................................................................................. 4

2.2 Objectives and Activities .................................................................................................... 5

2.3 Limitations and Exceptions ................................................................................................ 5

2.4 Reservations ...................................................................................................................... 6

3 Site Description ......................................................................................................................... 7

3.1 Site Location ...................................................................................................................... 7

3.2 The Site .............................................................................................................................. 7

4 Environmental assessment ..................................................................................................... 10

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1 Introduction
Vailog S.r.l. has commissioned Tauw Italia to conduct a Phase I Environmental due diligence at
an undeveloped green area (the site) included into the new municipal requalified area for
logistic purpose named “SLIM – Sistema Logistico Multimodale Integrato”, located in
Piombinara, in the municipality of Colleferro, province of Rome (Italy).

This report provides the results of the assessment conducted at the Site on May 25, 2018 by
Jacopo Gerbi of Tauw Italia.

The report is issued for SEGRO Plc or any SEGRO Plc company of which SEGRO Plc owns at
least 50% of equity, and throughout this report the name “SEGRO” refers to SEGRO Plc or any
company of which SEGRO Plc owns at least a 50% stake).

The objective of the assessment was the identification of any potential environmental liabilities
associated with past activities undertaken at the site; and possible needs for further
investigations or surveys.

The audit comprised a site visit for visual observations of the area, interview with site
representatives Mr Fortuna of the company Engineering 2K and Mr Giuseppe Furlan as owner
representative, the review of documentation provided by the client and documentation available
from public sources.

2 Assessment Methodology
2.1 General

The Phase I Environmental DD focused on assessing the environmental and compliance

situation relative to applicable environmental legislation and regulations as well as potential
environmental risks through document review, site inspection and interviews.

The scope of work was to assess:

 Environmental key-aspect soil and groundwater contamination;

 Environmental compliance with requirements based on applicable national and regional
legislation and permits; and
 Other environmental aspects, i.e. deleterious materials (asbestos, ozone depleting
substances (ODS), etc.), storage of hazardous materials, waste management, air
emissions (air, odour, and noise), water management (intake and discharge).

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2.2 Objectives and Activities

The primary objective of the Phase I Environmental DD was to provide an overview of the
environmental compliance situation as well as potential environmental risks related to soil and
groundwater due to past and current operations at the site:

 Describe the current situation at the property in terms of existing and likelihood of
environmental impacts to soil and groundwater and associated environmental material
issues from data provided prior to and during a physical site inspection;
 Describe the current overall environmental compliance status and outline potential
environmental compliance material issues.

The assessment comprised the following tasks:

Task 1: Review of Documents provided by the Client.

Task 2: Physical Site Inspection.
Task 3: Reporting.

This report presents the results of the Phase I Environmental DD. Our conclusions are based on
the observations performed during the site visit and the information made available to us by the
Client and from public available sources. The information obtained during the site visit was
accepted at face value and only verified where practicable through, for example, a review of
available documentation. Tauw assumes that all documents required for this Phase I
Environmental DD were made available to us by the client for inspection without any restriction.

2.3 Limitations and Exceptions

The Environmental Audit Report is subject to the following assumptions and limiting conditions:

 We assume, without independent verification, the truth, completeness and accuracy of

all information provided to us by the managers of the facility audited in relation to the
request for information made by Tauw.
 The conclusions and recommendations contained in the report are based on
interviews, visual observations and documentation review, and were arrived at in
accordance with generally accepted professional standards for environmental audits.
 Our report is to be used only for the purposes as agreed in the accepted proposal. and
no other use or reliance may be made by the Client without the prior consent by Tauw.
Specifically, Tauw accepts no responsibility for any damages, claims, losses, actions,
expenses or liabilities, if any, suffered by any third parties as a result of decisions made
or actions taken by such third parties based on the report.
 In the preparation of the report, we take into consideration the Italian laws and the
regional regulations in force as of the date of the acceptance of this assignment. No

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representation is made with regard to the impact of the future changes in the state and
regional laws and regulations.
 The Audit can be verified only within the limits of the documentation in our possession.
 The Consultant’s aggregate liability shall be limited to the amount paid by the Client
under the Contract.
 All files, work papers or documents developed by Tauw during the course of this
engagement will remain under the availability of Tauw. Tauw will maintain archived
copies of the reports delivered to the Client for a period of 5 years.

2.4 Reservations
 Tauw has chosen an appropriate level of effort for evaluating the status of the site. The
activities performed constitute all activities appropriate and necessary under the
circumstances to evaluate the environmental status of the site. Based on observations
of the site and a review of available records of site usage, it is Tauw's opinion that the
potential environmental liabilities associated with the site are those discussed in this
report. However, it is impossible to dismiss absolutely the possibility that parts of the
site, or adjacent properties, may be chemically contaminated. There is always a
possibility that illegal disposal of hazardous substances may have taken place at any
site
 Tauw has prepared this report solely for the benefit of the Client in accordance with
generally accepted consulting practices and for the intended purposes. This limitation
notwithstanding, Tauw will extend reliance to an individual qualified potential buyer
identified by the Client. If reliance is required for multiple parties, Tauw will negotiate
reliance terms with the Client in good faith. No other warranty, expressed or implied, is
made as to the professional advice included in this report. Unless otherwise stated in
this report, the assessment made assumes that the site will continue to be used for the
current purpose without significant change
 The conclusions and recommendations contained in this report are based upon
information provided by the site management. Tauw assumes that all relevant
information has been provided by those from whom it has been requested
 Unless explicitly mentioned otherwise in this report, Tauw has not conducted any
independent investigation to discover documents or other information apart from those
supplied to Tauw by the site, nor has Tauw independently verified the completeness
and accuracy of the documents and other information supplied to Tauw
 Assessments of works or costs required to reduce or mitigate any environmental
liability identified in this report, have been based upon the information available at the
time. Costs may therefore vary outside the ranges quoted. No allowance has been
made for changes in price or exchange rates, or changes in conditions, which may
result in price fluctuations in the future
 Assessments of works or costs necessary to achieve compliance have been based
upon measures, which, according to Tauw’s experience could be negotiated with the

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relevant authorities under present legislation and enforcement assuming a pro-active

approach by site management
 In this environmental assessment Tauw tried to work with the greatest amount of care,
but Tauw does not accept any liability for facts or circumstances which could only have
been known indirectly from documents provided and which have not, or not sufficiently,
been discussed in this report.
 Any disputes, which may arise in connection with the interpretation of this report, will be
covered by the Italian Law and shall be exclusively brought before the competent court.

3 Site Description

3.1 Site Location

The site is located in Piombinara, in the municipality of Colleferro, province of Rome (Italy), in a
mainly agricultural area at about 4km north from Colleferro city centre and 45km southeast from
Rome. An authorized landfill (named “Colle Fagiolara” managed by Lazio Ambiente SpA)
borders with the site to the west and the public Park named “La Selva Di Paliano” is located
beyond the eastern boundary of the site.

The site area is included into the new municipal requalified area for logistic purpose named
“SLIM – Sistema Logistico Multimodale Integrato”, as set by the Municipality of Collefererro with
Determination n.32 dated April 13, 2006.

Land use immediately surrounding the site:

 North: ditch named “Fosso della Sanguinara”, followed by green fields;
 East: Contrada Colle Rampo public street, followed by the public Park named “La Selva
Di Paliano”;
 South: public road Strada Provinciale SP21, followed by a photovoltaic park and
agricultural fields;
 West: Colle Fagiolara landfill, followed by light-industrial facilities and green fields.

3.2 The Site

Site Description
The site is an undeveloped green area and covers a total surface of 306,000 m2. The site area
is included into the new municipal requalified area for logistic purpose named “SLIM – Sistema
Logistico Multimodale Integrato”, as set by the Municipality of Collefererro with Determination
n.32 dated April 13, 2006. The “SLIM” area includes internally two different areas named,
respectively, SLOI – Piano Particolareggiato (development area intervention from public
initiative) and SPL – Progetto di patto territoriale delle Colline Romane (development area
intervention from private initiative).

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At the time of the site visit, no levelling or building works were on-going at the target site.
Based on visual observations and according to the information verbally provided by the owner
representative, no underground pipeline for water supply, wastewater sewer and methane gas
crosses the site, nor aerial high voltage electrical lines.

The logistic development project layout was provided for review. The project foresees the
construction of two logistic buildings (lotto A and Lotto B). Lotto A site covers an area of
136,000 m2, of which 34,358 m2 are covered by one building and the remaining area are
external areas which will be mainly paved and used as car and truck parks. Lotto B site covers
an area of 170,000 m2, of which 61,703 m2 are covered by one building and the remaining area
are external areas which will be mainly paved and used as car and truck parks.

According to the Municipal urbanistic agreement (Convenzione urbanistica) dated February

2007 and with the Municipal resolution n.38 dated May 2007 planning the various stages of the
development works, the site area will be provided with internal roads linked to the main closest
main road Strada Provinciale SP21 to the south, services (e.g. electricity, phone lines, optical
fibre, methane gas pipeline), connection with the public mains for water supply and with public
sewer system for the wastewater discharges

Site history
As reported, the central portion of the site area was occupied in the past by a farm, which
included a house, warehouses for agricultural tools storage and shed. According to historical
aerial photos, publicly available on the national Geoportal (http://www.pcn.minambiente.it),
almost five main buildings were located in such area, which were demolished between 2006
and 2012. Buildings have been constructed prior 1988. As reported, no industrial activities have
ever been performed at the site.

Hydrology
The site is located at an elevation of about 260 meters above the sea level. The main nearest
water channel is the Sacco River located at about 1.5 km to the northwest.

Geology and Hydrogeology

According to the results of the geotechnical assessment performed in 2007 by the company
Marcantelli s.r.l., the site is mainly characterized by clay and sandy tuff levels. Based on soil
borings stratigraphy included into the geotechnical assessment report, no anomalies and or
waste were identified during the soil/subsoil investigation.
Based on the 2007 geotechnical report, main aquifers are encountered at approximately 100-
120 m below ground level (bgl). No shallow aquifer was encountered during the soil
investigation up to a depth of 20 m b.g.l. performed in the frame of geotechnical assessment.
Based on information included into the “Colle Fagiolara” landfill annual environmental report
related to the year 2017, shallow groundwater is present at a depth ranging from of

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approximately 17m and 32m bgl. Based on information verbally reported by site representative,
groundwater flows from southeast to northwest.

Archaeology
As reported, an archaeological survey was conducted in the past and no main constraints for
the future development of logistic buildings were identified by the survey; however, no copies of
such assessment were provided for review.

Seismic risk
The site is located in a seismic zone 2 – high/medium seismic risk (1 being the highest and 4
being the lowest), according to the National seismic classification, available on
http://www.protezionecivile.gov.it/jcms/it/classificazione.wp.

Flooding Risk
The site is not included in any flooding risk area.

Other risks
An authorized landfill (named “Colle Fagiolara” managed by Lazio Ambiente SpA) borders with
the site to the west. The annual environmental report of landfill related to the year 2017 was
provided for review. Waste disposed in the landfill in 2017 was about 9.781 tons of non-
hazardous waste, which includes non-composted fraction of municipal and similar wastes
(European Waste code - EWC - 190501) and wastes (including mixtures of materials) from
mechanical treatment of wastes (EWC 191212).

Several monitoring wells are installed in the landfill and related groundwater analysis performed
in 2017 were available for review. Based on 2017 groundwater monitoring results, exceedances
were identified for Iron, Manganese, Dichloropropane, and Dichloroethylene. Parameters
concentrations have been compared with limits set by D.Lgs. 152/2006, Annex V, table 2.

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4 Environmental assessment
ASPECT OBSERVATIONS RECOMMENDATIONS FOR
FURTHER ASSESSMENTS
Water Supply The site is currently not provided with connection to the municipal water mains, which will be As no information on well permit and
built in the frame of logistic buildings development works. A groundwater abstraction well well technical characteristic was
with related aboveground storage tank for water storage is located in the central portion of available, in case of the future use of
the site, close to the area that hosted the farm in the past. No well technical characteristics the well, a valid permit must be
(e.g. depth) was available, nor information on groundwater past uses. No information related obtained by the Authorities and
to the groundwater abstraction well permit was available, nor related fees payment for information of well characteristics must
groundwater uses. be retrieved (e.g. through a video
inspection of the well) and included in
Well was not provided with watertight seal cap.
the well permit application.
According to Municipal resolution n.38 dated May 2007, in the SLOI area there is a well that
must be used in the future to supply water to logistic buildings, in addition to the water from
municipal mains.
According to information provided by site representative, the groundwater abstraction well
identified during the site visit corresponds to the water well included in the Municipal
resolution.

Waste Water Based on information provided, no wastewater collection system is located within the site No issues identified.
area. No information about the presence of any wastewater collection systems formerly used
by the farm was available.

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ASPECT OBSERVATIONS RECOMMENDATIONS FOR

FURTHER ASSESSMENTS
According to Municipal resolution n.38 dated May 2007, an internal sewer system will be built
in the future logistic area to collect sanitary wastewater and stormwater from buildings and
external paved areas.

Waste The site currently consists of an undeveloped green land; no production activities are Identified abandoned solid materials
currently conducted on site and no waste is therefore generated. and ASTs must be removed from the
During the site visit, abandoned solid materials related to farm demolition works were visually site area and disposed of as waste.
observed in the central portion of the site. Waste visually identified included scattered According to the applicable legislation
concrete blocks, iron and electrical equipment. No hazardous waste was visually identified, (Decree 152/2006, DM 27/09/2010 as
nor containers potentially containing liquid waste, with exception for the aboveground storage modified with DM 24/06/2015), waste
tanks probably used in the past for the storage of fuel (for more detailed information please must be characterized for the
refer to the next section of the report.). An AST linked to the well and used during the past for attribution of the waste code (EWC –
groundwater storage is located in the central portion of the site, next to the groundwater European waste code) for proper
abstraction well. disposal activities.

Storage of Chemicals An aboveground storage tank (AST) of about 5 m3 is located in the central site portion and is In view of future development works at
provided with a fuel dispenser. Fuel odour was noticed close to the AST. The AST was the area, it is recommended to clean,
placed on an unpaved area, without roof and secondary containment. No stains or leakages remove and dispose of the AST as
were identified at the AST area. waste according to the legislation in
No other evidence of storage of chemicals both above and underground was noticed in the force.
target area and none was reported by the site representatives. Residues of fuel contained in the AST
(if any detected during the cleaning

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ASPECT OBSERVATIONS RECOMMENDATIONS FOR

FURTHER ASSESSMENTS
operations) must be removed and
disposed of as waste according to the
legislation in force.

Asbestos Containing No presence of visible potentially asbestos-containing materials was noticed on-site. No issues identified
Material (ACM)

PCBs No presence of PCB oil containing equipment was noticed on-site. No issues identified

Environmental Noise No noise sources were identified at the site. No issues identified.

Soil and Groundwater The site is an undeveloped green area. A farm, including warehouse and shed, was located A focused soil investigation was carried
Contamination in the central portion of the site. Farm buildings have been constructed prior 1988 and were out. Details on investigation and results
demolished between 2006 and 2012. As reported by the owner representative, the site area are provided in a separate report.
has been always used for agricultural purposes and no industrial activities have ever been
conducted at the site.

Solid abandoned materials related to farm demolition works (e.g. scattered concrete blocks)
were noticed in the central portion of the site area.

Fuel odour was noticed close to an AST of about 5 m3 located in the central portion of the
site. The past use of AST for fuel storage cannot be excluded. The AST was placed in an

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ASPECT OBSERVATIONS RECOMMENDATIONS FOR

FURTHER ASSESSMENTS
unpaved area, without roof and secondary containment. No stains or leakages were
identified close to the AST.

Aerial High Voltage No aerial high voltage electrical lines crosses the subject area. No issues identified.
Electrical Line

Risk Assessment Based on the results of the preliminary site investigation conducted by Tauw at the site, no No issues identified.
evidence of exceedance of the standard set by the applicable regulation (DLgs 152/06) were
detected at the investigated areas.

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ANNEX 1

Site location plan

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Site location plan - Satellite image extract (provided by the client)

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ANNEX 2

Development area project layout

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Development area project layout (provided by the client)

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ANNEX 3

Photo-log

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Photo 1 - Site overview

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Photo 2 – Groundwater abstraction well Photo 3 – Groundwater aboveground storage tank

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Photo 4 – Abandoned concrete scattered and iron materials Photo 5 – Abandoned electrical equipment

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Photo 6 – AST where fuel odor was noticed Photo 7 – Automatic nozzle of AST

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Photo 8 – Historical photo dated 1988 (farm into the red circle) Photo 9 – Historical photo dated 2000 (farm into the red circle)

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Photo 10 – Historical photo dated 2006 (farm into the red circle, Photo 11 – Historical photo dated 2012 (demolished farm into the red
landfill in the yellow circle) circle)

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