Archived decisions

Contact: Ian Fielding, ext 7022

1. Summary

1.1 This report seeks endorsement of a draft Development Framework for the proposed redevelopment of the Bar End depot, Winchester, and for proposals to submit the necessary planning applications both for the new Household Waste Recycling Centre (HWRC) proposed for Bar End, and to extend the time for the existing HWRC at Garnier Road, Winchester.

2. Background

2.1 The County Council has a statutory duty under Section 51 of the Environmental Protection Act 1990 to provide places where residents may deposit their bulky household waste for disposal free of charge. The County Council discharges this duty through the provision of a network of 24 HWRCs.

2.2 The County Council also has statutory minimum performance standards for recycling household waste of 33% by 2003/04 and 40% by 2005/06. Some 22% of household waste was recycled during 2001/02, with the HWRCs accounting for approximately half of this amount. Continued provision of HWRC services is an essential element of plans to meet these statutory obligations.

2.3 The existing HWRC at Garnier Road, Winchester is subject to a temporary planning consent which expires on 31 December 2002. The County Council's former Asset Management Sub-Committee and Business Sub-Committee considered reports in September and November 2000 respectively which identified the County Council's Bar End depot (see attached location plan) as a potential replacement site, subject to a detailed feasibility study and development of proposals for the rationalisation and redevelopment of the whole site.

2.4 Initial considerations were to develop the site to accommodate up to five County Council client functions, as well as the HWRC and an associated resource park operated by local charities. Early assessments were that the site would be capable of accommodating both the HWRC and resource park, and other activities. However, it has not been possible to develop a detailed overall development plan for the site as the timescale for relocating other County Council functions has meant that original proposals to use the Bar End site have been superseded. Instead, it is now proposed to develop the site in two phases, with the first phase being the HWRC and resource park. It is proposed that these activities be located on the eastern half of the site. The second phase will then be developed according to the Local Plan as commercial/light industrial development in which the County Council may wish to retain some interest for future Natural Resources Initiative development.

3. Development Framework

3.1 The underlying principle proposed for development of the Bar End site is that it should exemplify sustainable development in its design, construction and use. The proposed HWRC and resource park should be a showcase for sustainable development and construction, using innovative design and materials.

3.2 Any proposal for development of the Bar End site, including an HWRC, also needs to be seen in the context of its surroundings and other proposals for the site. Although a `brownfield' proposal, the depot is adjacent to the Bar End Industrial Estate and the proposed Park and Ride site, as well as an Area of Outstanding Natural Beauty and the boundary of the proposed South Downs National Park. The site is also overlooked from St Catherine's Hill, presenting obvious landscape issues which will influence proposals for the site.

3.3 These constraints, objectives and development principles are outlined in a proposed Development Framework which is attached as Appendix 1. The Development Framework gives guidance and direction for the design and development of the site, and will help to define the look and feel of the HWRC, resource park and other developments. The principal development objectives included in the proposed Development Framework are:

(i) development of brownfield land, thus safeguarding greenfield land resources;

(ii) conserving and enhancing wildlife habitats during construction and operation;

(iii) providing linkages between site features and adjacent habitats;

(iv) increasing biodiversity;

(v) conserving and enhancing existing landscape features on the site boundary and within the site to minimise views onto the site;

(vi) layout and landform designed to encourage microclimate diversity;

(vii) improving the treatment of surface water drainage through the introduction of a sustainable urban drainage system;

(viii) minimising pollution on and off site;

(ix) minimising traffic impact during construction and operation;

(x) minimising the use of raw materials during construction;

(xi) increasing the use of recycled materials during construction;

(xii) reducing the quantity of construction wastes and excavated material for disposal; and

(xiii) reducing the demand for services and consumption of natural resources, eg water and power by the reuse of roof water and use of photo-voltaic cells.

4. Project Design

4.1 An initial architectural concept design for the HWRC and resource park, based on the proposed Development Framework, is attached as Appendix 2. Plans showing the initial engineering design for the HWRC will be displayed at the meeting. Detailed design will be completed on approval of planning consent by the Regulatory Committee.

4.2 The proposals will enable increased recycling performance by more modern, efficient and innovative HWRC design. Traffic congestion will be minimised by additional parking facilities and separation of the public from HGVs during emptying of containers. Detailed design and material specification will promote sustainable development and resource conservation. Potential landscape and ecology impacts will also be minimised and mitigated through environmental management proposals. Preliminary designs show the public areas being roofed to provide protection to site staff and users.

5. Project Timetable

5.1 The immediate critical deadline is to secure continued planning consent for an extension of time for the existing HWRC at Garnier Road whilst the replacement site is developed. However, it is unlikely that such a planning consent will be granted without a suitable alternative being identified and a commitment given to its development. Approval to the proposals in this report, together with the release of the required land and funds, are likely to provide that commitment.

5.2 The securing of planning consent for the new facility will then enable detailed design and the procurement process to start. The programme currently shows a completion date of September 2003.

6. Finance

6.1 Preliminary cost estimates for the HWRC and access road are between £1.5 million and £2.6 million, depending on the standard of access road and other facilities provided. The upper level costs are significantly greater than for comparable HWRC developments in recent years, and cannot be financed from known local resources.

6.2 However, the lower level of funding is potentially available from local capital resources and should prove sufficient to show commitment to replacing the Garnier Road site and to enable the granting of an extension of time on the temporary planning consent. Further work will then be needed to identify other potential funding sources to permit the full development of the project.

7. Conclusions

7.1 The Bar End depot provides an ideal opportunity to replace the temporary HWRC at Garnier Road, Winchester with an improved and modern facility using an innovative and sustainable design. It also provides a unique opportunity to integrate the HWRC service with local charities offering significant social, environmental and economic added value. The project also fulfils many of the objectives of the Corporate Strategy.

7.2 The scheme is potentially fundable by the Government under its Waste Minimisation and Recycling Fund, although commitment is needed from the County Council on a replacement to the Garnier Road site before the outcome of bids under the fund will be known. It is therefore intended to adopt a contingency approach which enables a safe but lower standard facility and access road to be built.

Recommendation

That the Executive Member for Environment be advised that the Environment Policy Review Committee endorses the proposals for the development of the Bar End, Winchester site, including a new Household Waste Recycling Centre, as set out in this report and the attached Development Framework.

7331/IGF