Contact: Neil Chester, ext 6496

1. Summary

1.1 Planning permission is sought for a new concrete product manufacturing facility within the existing worked area of Somborne Chalk Quarry, off the A3057, near Lower Brook. The applicant has been served notice of termination on the current lease on a site adjacent to Michelmersh Brickworks. The proposal would lead to increased traffic movements along the A3057, although the impact of these can be mitigated. The proposal would make use of a worked area of the quarry, which is well screened from the road.

1.2 Notwithstanding the increased traffic movements, it is recommended that the application be approved. The site is suitable for the proposed development provided that the permission terminates with that for the chalk quarry (2042).

2. Site and Proposal

2.1 The application site, illustrated on the attached plans, is approximately 7,900 square metres and is located within Lower Brook Chalk Quarry, Lower Brook, King's Somborne. The proposed concrete manufacturing facility will be located within an already worked area of the quarry.

2.2 Grecon (Romsey) Limited has been served notice of termination on the lease at its current site adjacent to the Michelmersh Brickworks. The applicant has been trying to secure new premises throughout this year, without success. The operation requires an area for both manufacture and storage, which has made it difficult to find a suitable site.

2.3 The proposal is to move Grecon's operation from Michelmersh to Lower Brook Chalk Quarry, making use of the available southern area of the quarry. The proposal is to involve the erection of a workshop building for manufacturing purposes, together with an office and welfare building. Additionally, aggregate bays, a cement silo and a turning gantry are required for operational purposes. The yard would provide storage for manufactured items.

2.4 The proposed site is already screened from the road by the existing bunding. The proposed buildings would be located parallel to the A3057 behind this bund. The open air storage of the manufactured products will be contained to the east of and screened by the buildings.

2.5 The quarry currently has two approved access points; the northern access is more frequently used and the southern access is used as required. Both these access points are located on the A3057. The current permission for the quarry operation does not limit traffic movements. It is proposed that the quarry would maintain use of the northern access and the southern access would be used by Grecon. The proposal would result in approximately ten lorry movements per day.

2.6 The quarry has a permission to extract chalk until 2042 or until the exhaustion of the chalk reserves. At such time the quarry is required to be restored to agriculture. The current proposal is to conform with the time limit on the quarry permission. The land will still be restored to agriculture.

3. Development Plan

3.1 Hampshire County Structure Plan 1996-2011 (Review) (adopted March 2000) Policy MW2 refers to restoration and after-care of mineral sites (see attached appendix).

3.2 Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (adopted December 1998) Policy 6 refers to the need for satisfactory restoration and after-care; Policy 35 refers to uses ancillary to mineral extraction (see attached appendix).

4. Consultation

4.1 Michelmersh Parish Council raises no objection to the proposal.

4.2 King's Somborne Parish Council objects to the proposal because of the envisaged traffic implications.

4.3 The Environment Agency raises no objections to the proposal, subject to conditions.

4.4 Test Valley Borough Council's and the Environmental Health Officer's views are awaited.

4.5 The County Council (Highways) is concerned that the visibility splays originally proposed do not meet with national guidance and the applicant should achieve 215 metre splays on roads subject to the national speed limit; also that two active accesses would generate a safety hazard. If these visibility splays were achieved then there would be no objection.

5. Representations

5.1 There have been letters of objection from local residents. The main reasons for objection are:

(i) the proposed increase in traffic would compromise safety;

(ii) the proposed activity would result in an adverse dust impact;

(iii) the proposed activity would result in an adverse noise impact; and

(iv) the potential pollution impact of the proposal on the River Test.

5.2 The local Member, Councillor Woodhall, has been informed of the proposal.

6. Officer's Comments

6.1 The proposal is to relocate a concrete product manufacturing facility to a site in an existing chalk quarry. The concrete facility would be located within a worked area of the quarry at the southern end of the site. The proposal would generate approximately ten lorry movements per day, additional to the current movements generated by the quarry.

6.2 The proposal is a technical departure from Policy 35 of the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan. This is because the proposed development is not ancillary to the mineral extraction permitted at the site. Notwithstanding this, if the local concerns are satisfactorily addressed, this matter could be set aside.

6.3 The proposed visibility splays are 4.5 metres by 160 metres and the national guidance requires that splays onto national speed limit roads should be 4.5 metres by 215 metres. The applicant has submitted revised plans that illustrate that these sight lines can be achieved from the southern access.

6.4 There are also concerns about the safety of two operational accesses in this location where vehicle speeds on the major road are high and overtaking is common. The applicant has agreed to use only the southern access to the site. The operator of the chalk quarry has also agreed to use only this access. The northern access will be downgraded to provide a dropped kerb to serve the residential bungalow only. This addresses the highway concerns associated with this proposal.

6.5 King's Somborne Parish Council and local residents have expressed concerns that this proposal will result in a safety hazard at the points of access with the A3057. This issue has now been addressed.

6.6 Local residents are concerned about the increased dust associated with the proposed development. The chalk quarry currently produces considerable dust, most noticeably in dry weather. The proposed concrete manufacturing product plant is unlikely to result in an increased dust problem. The manufacturing process is to be housed within a building. The main source of dust would be lorry movements and this is unlikely to be significant. However, conditions can be attached to any permission to minimise the problem.

6.7 Local residents are also concerned about the noise generated by such a proposal. The containment of the manufacturing process within the building should minimise the impact of noise. The site has been identified by the applicant because there are few adjacent properties. The potential adverse impact of noise can be addressed by a condition.

6.8 The issue of pollution of the River Test has been addressed by the Environment Agency. Pollution prevention conditions will suffice to address this issue.

6.9 It is important that this proposal does not compromise the restoration and after-care of the quarry site. Therefore, any planning permission granted should be on a temporary basis to coincide with the restoration of the quarry to agriculture. This too can be addressed by a condition.

6.10 On balance, it is considered that the highway issues and the noise, dust and pollution issues can be addressed through agreement and conditions. Accordingly, it is recommended that the application be granted, subject to conditions.

Recommendation

That, subject to a legal agreement regulating the use of the accesses, planning permission for a new concrete product manufacturing facility and storage unit at Somborne Chalk Quarry, Lower Brook, Stockbridge (Application No. TVS 05176/2) be granted, subject to the following conditions:

Time

(1) The development to which this permission relates shall be begun not later than the expiration of five years beginning with the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990.

(2) No development shall take place until the improvements to the visibility splays shown on drawing no. 202-74-3 are completed to the satisfaction of the Mineral Planning Authority.

Reason: In the interests of highway safety.

(3) All plant and buildings shall be removed from the site by 22 February 2042 or on cessation of the operation, whichever is the sooner. Any plant which is no longer in operation shall be removed from the site.

Reason: In the interests of the amenity of the local area.

Working Hours

(4) No working shall take place except between the hours of 0700 and 1900 Monday to Saturday. There shall be no working on Sunday, Bank holidays and public holidays.

Reason: In the interests of the amenity of the local area.

Highway

(5) A maximum of six lorry movements per week may take place outside normal working hours. There shall be no traffic movements on Sunday, Bank holidays and public holidays.

Reason: In the interests of the amenity of the local area.

(6) Access to the site shall be via the existing southern access onto the A3057.

Reason: In the interests of highway safety.

(7) No commercial vehicles shall enter the public highway unless their wheels and chassis have been cleaned to prevent material being deposited on the highway.

Reason: In the interests of highway safety and to prevent mud and dust getting onto the highway.

(8) No development shall take place until a scheme and programme of the measures for the suppression of dust has been submitted to and approved by the Mineral Planning Authority.

Reason: To protect the amenities of the locality from the effects of dust and mud arising from the development.

(9) No development, except the construction of the access, shall commence until the visibility splays, parking and manoeuvring provision have been laid out, constructed and surfaced in accordance with details which first have been submitted to and approved in writing by the Mineral Planning Authority.

Reason: In the interests of highway safety.

(10) No traffic shall enter or leave the site unless in a forward gear.

Reason: In the interests of highway safety.

Noise

(11) No development shall take place until a detailed scheme has been submitted to and approved in writing by the Waste Planning Authority specifying:

(i) the maximum permissible noise levels at the site boundaries or such locations as may be approved by the Waste Planning Authority;

(ii) noise monitoring and recording procedures;

(iii) noise suppression measures;

(iv) procedures to be adopted in the event of the maximum permitted noise levels being exceeded.

Such scheme shall provide that, except for temporary operations (which shall be defined), the equivalent continuous noise level LAeq (1 hour) at the noise sensitive properties adjoining the site and attributable to the operations subject to this permission shall not exceed the existing background noise level, L90, by more than (10) dB(A) or an absolute limit of (55)dB(A) LAeq (1 hour). The applicant/developer shall implement the approved noise scheme.

Reason: To safeguard the amenity of the area and of local residents.

Pollution Prevention

(12) No development approved by this permission shall be commenced until a scheme for the disposal of surface water has been approved by and implemented to the satisfaction of the Mineral Planning Authority.

Reason: To prevent pollution of the water environment.

(13) Prior to being discharged into any watercourse, surface water or soakaway system, all surface water drainage from parking areas and hardstandings shall be passed through an oil interceptor designed and constructed to have a capacity and details compatible with the site being drained. Roof water shall not pass through the interceptor.

Reason: To prevent pollution of the water environment.

(14) All areas where chemicals are stored shall be underlain by an impervious hardstanding with dedicated drainage to a foul sewer or sealed tank.

Reason: To prevent pollution of the water environment.

(15) All foul drainage shall be contained within a sealed and watertight cesspool, fitted with a level warning device to indicate when the tank needs emptying.

Reason: To prevent pollution of ground water.

(16) Inspection manholes shall be provided and clearly identified on foul and surface water drainage systems.

Reason: To prevent pollution of ground water.

(17) Any facilities for the storage of fuels shall be sited on impervious bases and surrounded by impervious bund walls. The bund capacity shall give 110% of the total volume for single and hydraulically linked tanks. If there is multiple tankage the bund capacity shall be 110% of the largest tank or 25% of the total capacity of all tanks, whichever is the greatest. All filling points, vents, gauges and sight glasses and overflow pipes shall be located within the bund. There shall be no outlet connecting the bund to any drain, sewer or
watercourse or discharging onto the ground. Associated pipework shall be located above ground where possible and protected from accidental damage.

Reason: To prevent pollution of the water environment.

Restoration

(18) On cessation of the works, the site shall be restored according to the restoration plan approved by planning permission TVSM009.

Reason: To ensure restoration of the site.

7547/NC

APPENDIX

HAMPSHIRE COUNTY STRUCTURE PLAN 1996-2001 (REVIEW) (ADOPTED MARCH 2000)

Policy MW2

Permission will be granted for minerals and waste development provided the mineral/waste planning authority is satisfied that:

(i) any adverse environmental or other impacts that the development would be likely to cause are outweighed by a clearly established need for the development; and

(ii) the proposals, where applicable, include a satisfactory scheme of working and landscaping including details of lorry routeing and, in all cases, include satisfactory measures to ensure that the development would not have any unacceptable environmental, traffic or other impact; and

(iii) the proposals, where applicable, provide for the satisfactory and prompt restoration and after-care of the site to a high standard and to a landform compatible with the local landscape and suitable for an agreed beneficial after-use.

HAMPSHIRE, PORTSMOUTH AND SOUTHAMPTON MINERALS AND WASTE LOCAL PLAN (ADOPTED 17 DECEMBER 1998)

Policy 6

Permission will be granted for minerals and waste development provided the Mineral/Waste Planning Authority is satisfied that:

(i) there is a clearly established need for the development (as assessed in relation to the other relevant policies of the Plan) which outweighs any adverse environmental or other impact that the development would be likely to cause; and

(ii) the development would not be likely to give rise to an unacceptable level of adverse environmental, traffic or other impact, pollution risk or danger to public health, particularly in respect of any of the factors specified in Policy 7 and measures would be taken to ensure that any such impacts would, as far as is practicable, be minimised; and

(iii) the proposals provide for the satisfactory working or operation and landscaping of the site and for its satisfactory restoration and landscaping at the cessation of the operations or use or at the end of the life of the facility to a condition suitable for an agreed beneficial after-use which is compatible with adjoining land uses and the planning policies for the area.

Notwithstanding any need there may be for waste disposal, permission will not normally be granted for mineral extraction with restoration by infilling with waste materials unless there is a need for the mineral to be extracted.

Policy 35

In cases where it is not permitted by the Town and Country Planning (General Permitted Development) Order, the Mineral Planning Authorities will grant planning permission for minerals processing and manufacturing plant and other development ancillary to the extraction, landing or unloading of minerals within the boundaries of, or adjacent to, mineral extraction sites, aggregates wharves and rail-head aggregates depots, provided that:

(i) in the case of processing plant, it is required to process minerals either extracted from the mineral working site, landed at the wharf or delivered by rail to the depot;

(ii) in the case of manufacturing plant, the greater part of the minerals to be used to manufacture the product will be either extracted from the mineral working site, landed at the wharf or delivered by rail to the depot, and the manufacturing activities will remain ancillary to the primary use of the site as a mineral extraction site, aggregates wharf or rail-head aggregates depot;

(iii) in the case of other ancillary development, the development is required solely in connection with the administration or servicing of the mineral working site, wharf or depot;

(iv) the plant or other development is to be designed, constructed and landscaped so as to minimise any adverse impact on the amenities of the area and, in any case, it would not be likely to give rise to any unacceptable environmental, traffic or other impact;

(v) the size, type and nature of the plant or other development are appropriate to the scale of the mineral extraction site, aggregates wharf or rail-head aggregates depot for which it is required; and

(vi) the plant, structure or building would be removed as soon as extraction of minerals from the mineral working site has permanently ceased or the use of the aggregates wharf or rail-head aggregates depot has ceased and the site would be restored to a satisfactory condition suitable for an agreed beneficial after-use.

Where permission is granted for minerals processing or manufacturing plant at or adjacent to a mineral extraction site, this will be subject to conditions preventing the importation of material from elsewhere, with the exception of material that is necessary for the operation of the plant but is not, or was not formerly, extracted from the mineral extraction site.