Contact: Julia Davey, ext 6732

APPLICATION (A)

1. Summary

1.1 Planning permission is sought, part retrospectively, to expand the existing vehicular dismantling business and scrapyard at Universal Car Services, Hollybush Lane, Aldershot. The recommendation is to grant permission, subject to a Section 106 agreement ensuring that the site cannot be sold separately from Application Site (B) and subject to conditions.

2. Site

2.1 The site, illustrated on the attached plan, extends across 0.45 hectare on the Aldershot Stubbs Industrial Park located off Hollybush Lane. The industrial park lies wholly within the Blackwater Strategic Gap. The site is accessed from Hollybush Lane. It is surrounded by other industrial uses to the south and west. To the east, close to the site boundary, is the River Blackwater. Adjacent to the north, and within the same ownership and management, is the existing Universal Car Services dismantling business, which was granted planning permission in 1997.

2.2 The nearest residential property lies approximately 300 metres beyond the industrial estate to the north.

3. Background

3.1 The applicant has had problems restricting his business to the confines of the site granted planning permission in 1995. In 1998 the County Council refused the applicant retrospective planning permission for a car park and some vehicle storage on land owned by the applicant but outside of the existing industrial park boundary, on the banks of the River Blackwater. The applicant appealed against the refusal but the appeal was dismissed. Since then, the applicant has purchased the land to the south and directly adjacent to his existing operation. The dismantling of cars is at present taking place on this site without the benefit of planning permission or a waste management licence - about which the Environment Agency is particularly concerned, taking into account its proximity to the River Blackwater.

3.2 The Agency informed the County Council about the unauthorised activities taking place on the site, which has resulted in this application. The Agency has also requested a licence application but it is understood the applicant does not wish to submit a licence application until he is assured that planning permission has been granted.

4. Proposal

4.1 Planning permission is sought, part retrospectively, to expand the existing vehicular dismantling business and scrapyard at Universal Car Services, Hollybush Lane, Aldershot which was granted planning permission in March 1995 (95/00023/CMA).

4.2 The proposal involves the demolition of an existing storage building, the construction of a dismantling building and the resiting of the existing pre-fab single storey office.

4.3 The applicant is proposing to import approximately 400 tons of metal per month and states he is currently importing 200 tonnes per month. Lorry movements would double to 20 x 7 tonne lorries per day and 4 x 40 tonne lorries per day. Existing lorry movements are stated as being 10 x 7.5 ton lorries per day and 2 x 40 ton bulk scrap vehicles per day.

4.4 No staff increase is proposed above the 10 members of staff currently employed.

4.5 The applicant states there are 12 visitor and 10 staff car parking spaces on site and eight lorry spaces, which will remain.

5. Development Plan

5.1 Policies key to this proposal are listed in the attached appendix and include strategic gap protection policies, as well as the following:

Hampshire County Structure Plan 1996-2011 (Review) (adopted March 2000) Polices MW1, MW2 and MW3.

Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (adopted December 1998) Policy 50.

6. Consultees

6.1 The comments of Rushmoor Borough Council's Environmental Health Officer are awaited.

6.2 There are no comments from the County Council (Waste Management) concerning the proposal.

6.3 The Blackwater Valley Countryside Service states that the proposed development (as amended) would not visually impact more on the Blackwater Valley than the permitted use and therefore raises no objection, as long as conditions are imposed to ensure protection of the existing bund and landscape screen, including pollution protection.

6.4 The Environment Agency raises no objection to the proposal as amended, subject to conditions.

6.5 The County Council (Highways) considers the development acceptable in principle but states that the distribution of the car parking needs to be appropriately provided between Sites (A) and (B).

6.6 The County Council (Highways) states that 24 out of 30 parking spaces are provided on Application Area (A), with 6 spaces being provided within Application Area (B). It is considered that some 9 spaces should be provided for Area (A) (2 spaces for office/retail and 7 spaces for warehousing) and 21 spaces for the southern area (10 spaces for the vehicle servicing facility, 6 visitor spaces and 4 for warehousing).

6.7 The County Council (Highways) states this is recommended so that car parking is maintained in the appropriate area and, should the two sites be split for any reason, the balance of car parking for the appropriate part of the site will remain.

6.8 Rushmoor Borough Council raises no objection to the proposal, subject to conditions. Its comments on the proposed amendments on car parking provision and manoeuvrability are awaited.

7. Representations

7.1 The local Member, Councillor Kimber, has been informed of the proposal.

7.2 One representation has been received to the application on behalf of Dean Wood Export (an existing vehicle dismantling business at Unit 11, Hollybush Industrial Estate) on the following grounds:

(i) the current activities comprise a scrapyard, as well as vehicle dismantling;

(ii) no information is supplied about the method of working on the site, such as how long the vehicles remain on the site;

(iii) two similar businesses so close together raise the question of need for the expansion. The issue of need has not been demonstrated;

(iv) no improvement to access is proposed, but lorry movements would double;

(v) impact on amenity of Blackwater Valley Strategic gap, including visual impact which is contrary to Policy G1 of the Structure Plan;

(vi) site drainage has not been addressed;

(vii) concern about current and potential future breach of planning conditions; and

(viii) need for development does not outweigh environmental impacts and is contrary to Policies 6 and 7 of the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan and Policies MW2 and G1 of the Hampshire County Structure Plan.

8. Chief Planning Adviser's Comments

8.1 The main issues raised by the proposal are the need for the development balanced against any adverse visual and pollution impact it would have on the River Blackwater and the strategic gap.

8.2 The Environment Agency recognises that there is an urgent need to regularise activities taking place on this site by way of a planning application and a waste licence in order to prevent pollution of the River Blackwater.

8.3 The site is located within an existing industrial estate and therefore the recycling and dismantling of materials proposed by the development is considered to accord with policy. The application does provide an opportunity for landscape enhancement of the boundary adjacent to the River Blackwater. Planting required by a previous planning permission has not survived well.

8.4 The grounds for objection to the proposal from Dean Wood Exports are noted. However, the Blackwater Valley Countryside Service considers there would not be an adverse visual impact caused by the proposal, and the County Council (Highways) raises no objection on traffic grounds. The development is considered to be in accordance with the Development Plan and it is located within an industrial estate. The issue of need is always a sensitive one when there are two (in this case) scrapyards offering similar services within the same industrial estate. However, in this case to deny approval for the said permission would be unreasonable from a planning viewpoint.

8.5 The comments of the County Council (Highways) regarding imbalance of parking and/or need for a Section 106 agreement to prevent either Site (A) or Site (B) being sold as a separate planning unit are noted. It is considered that the completion of a Section 106 agreement would be the best way forward in this instance, because as much space as possible is needed across Application (A) (the waste transfer/expansion site) for vehicle turning and manoeuvrability.

8.6 It is therefore recommended that, subject to no significant objection on parking provision from Rushmoor Borough Council and a Section 106 agreement preventing independent sale of either Site (A) or Site (B), planning permission for the proposal be granted, subject to conditions.

Recommendation

That, subject to no parking objections from Rushmoor Borough Council and a Section 106 agreement to prevent independent sale of either Site (A) or Site (B), part retrospective planning permission to expand the existing vehicle dismantling business and scrapyard, including the construction of a new dismantling building, at Universal Car Services, Hollybush Lane, Aldershot (Application No.02/00754/HCC) be granted, subject to the following conditions:

Time Limits

(1) The development to which this permission relates shall be completed to the satisfaction of the Waste Planning Authority within two years of the date of this permission.

Reason: To minimise adverse impact of the operations associated with the development on the local environment.

(2) This planning permission shall relate only to the site edged red on plan no. 02 (Rev. C) hereafter referred to as the `site' and the development hereby permitted shall only be carried out within the site in accordance with the details set out in the approved plans.

Reason: To ensure the permission is implemented in all respects in accordance with the submitted details.

(3) No operations associated with this development (including importation and exportation of scrap metal; vehicle dismantling, depollution of vehicles, and processing of metal) shall continue to take place on the site until all details requested by this permission have been submitted to and approved in writing by the Waste Planning Authority and until the development has been constructed in accordance with this permission to the satisfaction of the Waste Planning Authority.

Reason: To protect against adverse impact of the development on its surrounding environment, in particular the environs of the River Blackwater.

Site Layout

(4) No operations associated with this development shall continue to take place until the following details have been submitted to and approved by the Waste Planning Authority and thereafter implemented in accordance with that approval:

(i) a site layout plan;

(ii) vehicle tracking plan;

(iii) elevations, walling and roofing materials, doors, windows and colours of all buildings and storage bays to be constructed on the site;

(iv) a drainage scheme to prevent flooding on site, and pollution of surrounding area, including the River Blackwater.

Reason: To ensure the site can be operated without adverse impact on the locality.

(5) The developer shall notify the Waste Planning Authority in writing 14 days prior to the commencement of the following and within 7 days of completion of the following:

(i) concreting of site surface and installation of site drainage;

(ii) construction of foundations and construction of building;

(iii) installation of weighbridge and associated offices; and

(iv) marking out of visitor, staff, MOT and vehicle parking associated with the development subject of this permission and vehicular parking associated with existing goods vehicle licences.

Reason: To enable the Waste Planning Authority to control the development and to monitor the site to ensure compliance with the planning permission.

Restriction of Permitted Development Rights

(6) Notwithstanding the provisions of parts 19 and 21 of schedule 2 of the Town and Country Planning General Development Order, 1988 (or any Order amending, replacing or re-enacting that Order):

(i) no fixed plant or machinery, buildings, structures and erections, or private ways shall be erected, extended, installed or replaced at the site except (details of exception), without the prior agreement in writing of the Waste Planning Authority;

(ii) no lights or fences shall be installed or erected at the site/quarry complex until details of them have been submitted to and agreed in writing by the Waste Planning Authority;

Reason: To protect the amenities of the area.

Hours of Working

(7) No internal or external activity, operations, vehicular access or lorry movements (except operations associated with the servicing, maintenance and testing of plant) shall take place on site, except between the hours of 0600 to 1800 on Monday to Friday and 0600 to 1300 Saturday and Sunday and on recognised public holidays (with the exception of Christmas Day and Boxing Day when no operations of any kind shall take place on the site).

Reason: In the interests of local amenities.

Importation of Material

(8) From the date of this permission the operators shall maintain records of the daily number of laden vehicles arriving at the site and shall make them available to the Waste Planning Authority at any time upon request. All records shall be kept for at least six months.

Reason: In order that the Waste Planning Authority can monitor the output of the site.

(9) No waste materials shall be imported into the site other than scrap meal authorised by way of this permission.

Reason: In the interests of local amenities.

Access

(10) No access shall be used by traffic entering or leaving the site other than that approved by way of this permission. The access road (as shown on plan 02 (Rev. C) shall be kept free of obstruction at all times.

Reason: In the interests of highway safety, and to enable unhindered traffic flow to and from the site.

(11) The surfacing of the site access shown on drawing no. (xxxx) shall be maintained in a good state of repair and kept clean and free of mud and other debris at all times until completion of site restoration and after-care.

Reason: In the interests of highway safety and safeguarding the local environment.

(12) No loaded lorries shall leave the site unsheeted.

Reason: In the interests of highway safety and safeguarding the local environment.

(13) Within three months of this permission the drainage scheme, approved by way of Condition (4) above, shall be installed and maintained to ensure that no contaminated water from the permitted area flows on to the public highway or surrounding land-uses, including the River Blackwater.

Reason: To minimise adverse impact to the surrounding environment.

(14) 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 on to the highway.

(15) A sign, the details of which shall be submitted to and approved by the Waste Planning Authority, shall be erected within one month of the date of this permission and maintained at the exit, advising drivers of vehicle routes agreed with the Waste Planning Authority.

Reason: In the interests of highway safety and the amenities of the area.

Dust

(16) No operations associated with this development shall continue to take place on the site until a scheme and programme of the measures for suppression of dust have been submitted to and approved by the Waste Planning Authority. Such scheme shall be implemented and complied with at all times.

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

Environmental Management

(17) Prior to the commencement of waste management operations a `site environmental management scheme' shall have been agreed with the Waste Planning Authority. The scheme shall include provisions for its review; for controlling noise; dust; vibration; height of; on-site vehicular movements; vehicle reversing alarms; and other amenity issues arising from operations on the site. Operations on the site shall not proceed except in compliance with this scheme unless, and only insofar as, the Waste Planning Authority shall have given written approval to a departure from it.

Reason: In the interests of the amenities of the locality.

(18) Before the development hereby permitted is commenced details of all external floodlighting and other illumination proposed at the site shall be submitted to and approved in writing by the Waste Planning Authority. These details shall include: height of the floodlighting posts, intensity of the lights (specified in Lux levels), spread of light including approximate light spillage to the rear of floodlighting posts (in metres), any measures proposed to minimise the impact of the floodlighting or disturbance through glare (such as shrouding), and the times when such lights will be illuminated.

Reason: In the interests of the amenities of the locality.

(19) No operations related to the use hereby granted permission shall either continue to take place or be implemented (as appropriate) until all of the following shall have taken place:

(i) all existing uses on the site, unauthorised by this permission, shall have ceased and all associated buildings, plant, hardstandings, machinery and equipment not approved by way of this permission shall have been removed from the site; and

(ii) all building, structural and engineering works (including hardstandings and the weighbridge) included on the application plans or required by conditions of this permission shall have been completed.

Reason: To consolidate the control of development on the site in the interests of the amenities of the locality.

Water Protection and Pollution

(20) Prior to commencement of waste management operations on the site the surface water drainage system shall be provided with a petrol/oil interceptor. Any above ground oil/chemical storage tank/container, and associated pipework, shall be sited and bunded in a manner to retain any spillage in accordance with a scheme previously approved by the Waste Planning Authority.

Reason: To prevent pollution of the water environment.

(21) During construction no solid matter shall be stored within 10 metres of the banks of the River Blackwater and thereafter no storage of materials shall be permitted in this area.

Reason: To prevent solid materials from entering the Blackwater and causing pollution.

(22) The construction of the surface water drainage system shall be carried out in accordance with details submitted to and approved in writing by the Planning Authority before the development commences.

Reason: To prevent pollution of the water environment.

(23) No development approved by this permission shall be commenced until a landfill gas risk assessment has been submitted to and approved in writing by the Waste Planning Authority. Where a risk from migrating gas is identified, appropriate works to mitigate the effects of gas shall be incorporated in detailed plans to be approved by the Waste Planning Authority.

Reason: To protect people on or close to the site from the risks associated with migrating landfill gas.

(24) The proposed building shall be constructed with openings on the two walls extending from the ground level to a height of 300 mm and have a total width of at least 1000 mm, or 20% of the length of the wall (whichever is greatest) to allow free entry and exit of floodwater.

Reason: To prevent the increased risk of flooding due to impedance of flood flows and reduction of flood water storage capacity.

(Note: The Environment Agency asks to be consulted on any details submitted in compliance with this condition).

(25) Openings and any associated grilles in the walls of the building shall be constructed in accordance with details to be submitted to and approved by the Waste Planning Authority before development commences.

Reason: To ensure that free passage of flood water through the building is provided for.

(Note: The Environment Agency asks to be consulted on any details submitted in compliance with this condition)

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(26) There shall be no raising of existing ground levels on the site.

Reason: To prevent the increased risk of flooding due to impedance of flood flows and reduction of flood storage capacity.

(27) No spoil or materials shall be deposited or stored on that part of the site lying within the area of land liable to flood.

Reason: To prevent the increased risk of flooding due to impedance of flood flows and reduction of flood storage capacity.

(28) Any walls or fencing constructed within or around the site shall be designed to be permeable to flood water.

Reason: To prevent obstruction to the flow and storage of flood water, with a consequent increased risk of flooding.

(29) Any ramps or steps shall be of open construction.

Reason: To prevent the increased risk of flooding due to impedance of flood flows and reduction of flood water storage capacity.

Landscaping

Retention of Existing Vegetation

(30) The existing trees, bushes and hedgerows on the bund between the site and the River Blackwater shall be retained and shall not be felled, lopped, topped or removed. Any such vegetation removed without consent, dying, being severely damaged or becoming seriously diseased as a result of operations permitted by this permission shall be replaced with trees or bushes of such size and species as may be specified by the Waste Planning Authority, in the planting season immediately following any such occurrences.

Reason: In the interests of amenity and wildlife conservation, as appropriate.

New Scheme of Planting

(31) Before any waste operations are commenced on the site, details of a scheme of landscaping for the bund shall be submitted to and approved by the Waste Planning Authority; such details shall incorporate the general principles previously approved for landscaping of the bund and shall include provision for:

(i) the screening of the development and the visual enhancement of the site;

(ii) a plan identifying all trees and shrubs which are to remain;

(iii) the species, size, number and location of all trees and shrubs to be planted and measures to be undertaken for their protection from weeds and vermin;

(iv) seed mixture, fertilisers and weedkillers to be used and their rates of application;

(v) seeding of the bund with a suitable grass mixture;

(vi) a timetable for implementation;

(vii) any other matters as relevant;

and upon approval such scheme shall be implemented.

Reason: To comply with Section 197 of the Town and Country Planning Act 1990, to improve the appearance of the site in the interests of visual amenity, to screen the workings and to assist in absorbing the site back into the local landscape.

(32) Trees, shrubs and hedges planted in accordance with the approved scheme shall be maintained and any plants which within five years of planting die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of a similar size and species, unless otherwise agreed in writing with the Waste Planning Authority.

Reason: In the interests of the amenity of the local area and to ensure the development is adequately screened.

Other

(33) Materials shall not be stacked or deposited externally to a height exceeding three metres.

Reason: To safeguard the visual amenities of the area.

APPLICATION (B)

1. Summary

1.1 This report considers a retrospective application to regularise existing buildings and for use of land for vehicle dismantling and scrapyard at Universal Car Services, Hollybush lane, Aldershot. The recommendation is to grant permission, subject to a Section 106 agreement and conditions.

2. Background

2.1 The application site is the original vehicle dismantling and scrapyard granted planning permission in 1995. Currently, there is a strip of land separating this application site from the area of Application (A) to the south, which is being used as a scrapyard and for vehicle dismantling without the benefit of planning permission. This application proposes to regularise these uses. There are a number of buildings that have been on the site in excess of two years, including the administration offices for the business and the mess rooms, that also do not have planning permission. This application seeks to regularise the use of these buildings. This site, application Area (B), is inextricably linked with the proposal under Application (A) because it provides staff and visitor parking, offices and mess rooms, amongst other things, that would support Application (A). It provides 12 staff car parking spaces, 14 visitor parking spaces and commercial parking bays.

3. Proposal

3.1 Planning permission is sought to regularise the use of buildings and the use of land associated with the existing vehicle dismantling and scrapyard operations taking place at Universal Car Services, Hollybush Lane, Industrial Estate, Aldershot.

3.2 The buildings subject of this application are:

(i) A car valeting/stores and car sales building. This is used for vehicles which are received for processing and then found, following necessary repairs, to be suitable for resale. These vehicles are valetted, steam cleaned and repaired before being offered for sale. Approximately one car per week is treated in this way.

(ii) A steam clean building/bay where used cars are offered for resale as described in (i) above.

(iii) A two-storey Portacabin office building - administrative support for sites subject of Applications (A) and (B).

(iv) Existing staff mess room building - for use by staff of Applications (A) and (B).

(v) De-pollution building - used to remove oils/lubricants/fluids, etc from cars before processing and dismantling.

4. Development Plan

4.1 Policies key to this proposal are listed in the attached appendix and include:

Hampshire County Structure Plan 1996-2011 (Review) Policies MW2 and Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan Policy 53.

5. Consultations

5.1 The County Council (Highways) considers the development acceptable in principle but states that the distribution of the car parking needs to be appropriately provided between Sites A and B.

5.2 The County Council (Highways) states that 24 out of 30 parking spaces are provided on Application Area A, with 6 spaces being provided on Application Area B. It is considered that some 9 spaces should be provided for Area A (2 spaces for office/retail and 7 spaces for warehousing) and 21 spaces for the southern area (10 spaces for the vehicle servicing facility, 6 visitor spaces and 4 for warehousing).

5.3 The County Council (Highways) states this is recommended so that the car parking is maintained in the appropriate area and should the two sites be split for any reason, the balance of the car parking for the appropriate part of the site will remain.

5.4 The County Council (Waste Management) has no comment on the proposal.

5.5 Rushmoor Borough Council's Environmental Health Officer raises no objections to the application.

5.6 The Blackwater Valley Countryside Service raises no objection to the application as long as adequate measures are put in place to protect the River Blackwater from pollution.

5.7 Rushmoor Borough Council, whilst raising no objection in principle to Application A, raises objection on parking grounds to this application. However, this objection was received before the Borough Council had an opportunity to analyse the additional parking and manoeuvrability information which has been submitted. The final overall comments are therefore awaited.

6. Representations

6.1 The local Member, Councillor Kimber, has been informed of the proposal.

7. Officer's Comments

7.1 All buildings and land uses subject of this application exist on the site and have therefore been in use, it is understood, for a minimum of two years. All uses proposed by way of this application would be needed to support the activities proposed within Application (A), also subject of this report. The two applications are therefore inextricably linked. This is highlighted by the parking provision for Application (A) which is dominantly located on this Application Area (Application (B)). It is noted that Rushmoor Borough Council has raised objection to the proposal on parking provision. However, this was before it had the benefit of the additional parking and manoeuvrability information which has been submitted to the Borough Council for comment. It is noted that the Borough Council raises no objections in principle, subject to the redistribution of parking or the completion of a Section 106 agreement to prevent independent sale of either Site A or Site B.

7.2 As for Application Site (A), it is recommended that planning permission for the development on Application Site (B) be granted, subject to no planning objection on parking provision from Rushmoor Borough Council, and the completion of a Section 106 agreement preventing independent sale of either Application Site (A) or (B).

Recommendation

That, subject to no significant planning objection from Rushmoor Borough Council on parking and to the completion of a Section 106 agreement, retrospective planning permission to regularise existing land uses and buildings ancillary to vehicle dismantling and scrapyard operations taking place at Universal Car Services, Hollybush Lane, Aldershot (Application No. 02/00922/CMA) be granted, subject to the following conditions:

(1) Within three months of the date of this permission the following details shall have been submitted to the Waste Planning Authority for approval in writing and thereafter implemented within a further three months fully in accordance with such an approval:

(i) 1:100 scale (or a scale as otherwise agreed by the Waste Planning Authority) layout plans of each building clearly showing its relationship to site boundaries and other buildings and parking areas on the site;

(ii) 1:100 scale (or a scale as otherwise agreed by the Waste Planning Authority) elevations of each building; and

(iii) building material details and colours of each building.

Reason: In the interest of local amenities and to ensure the buildings are built appropriately for which the use taking place within them.

(2) No uses shall take place within the buildings other than those approved by way of this permission.

Reason: To ensure compliance with this planning permission and prevent over intensification of land uses on a restricted site.

(3) No internal or external activity, operations, vehicular access or lorry movements (except operations associated with the servicing, maintenance and testing of plant) shall take place on the site, except between the hours of 0600 to 1800 on Monday to Friday and 0600 to 1300 on Saturday and Sunday and on recognised public holidays (with the exception of Christmas Day and Boxing Day when no operations of any kind shall take place on the site).

Reason: In the interests of local amenities.

7660/JD

APPENDIX

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

Policy MW1

Planning authorities will, through policies and proposals in local plans and day-to day development control:

(i) seek to ensure an adequate supply of minerals and provision of waste management facilities to meet needs having regard to the need to: maintain the environmental quality and diversity of Hampshire, including the protection of living conditions; safeguard important socio-economic interests; prevent pollution; and protect features of particular environmental or historical importance including those listed in Policy MW3, Sites of Importance for Nature Conservation and historic parks and gardens;

(ii) seek environmental enhancement and public benefits through minerals and waste development;

(iii) conserve and prevent unnecessary sterilisation of mineral resources and encourage efficient use of materials;

(iv) encourage the use of secondary and recycled aggregate materials; and

(v) seek the management of waste in accordance with the following hierarchy;

1. reduction of waste;

2. re-use of waste;

3. recovery of waste (recycling, composting, energy from waste); and

4. waste disposal;

having regard to the proximity principle and the principle of best practical environmental option.

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.

Policy MW3

Permission will not be granted for minerals and waste development which is likely to cause material harm to any of the following designated areas and sites:

The New Forest;

Areas of Outstanding Natural Beauty;

Special Areas of Conservation;

Special Protection Areas;

Wetlands of International Importance (Ramsar Sites);

Sites of Special Scientific Interest;

National Nature Reserves;

nationally important archaeological sites and monuments, whether scheduled or not, and their settings;

Conservation Areas;

Listed Buildings; and

Parks and Gardens of Special Historic Interest on English Heritage's National Register;

except where the mineral/waste planning authority considers that there is an overriding need for the development to take place in the public interest which outweighs the harm that would be caused, having regard to the level of protection given to the designation concerned in legislation or government guidance.

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

Policy 50

The Waste Planning Authorities will grant planning permission for the handling, transfer or dismantling of scrap vehicles or other scrap metal provided they are satisfied that the development will be carried out on land which is permitted or allocated for general industrial use and that the development would not be likely to cause unacceptable environmental, traffic or other impact.

Policy 53

The Waste Planning Authorities will permit plant, machinery, buildings and other development ancillary to waste disposal, processing and transfer facilities within the boundary of or adjacent to the facility, provided that:

(i) the development is required solely in connection with the operation, administration or servicing of the waste facility; and

(ii) any plant, machinery, building or other structure 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 or traffic impact or other detrimental effect; and

(iii) the size, type and nature of the development are appropriate to the scale of the waste facility for which it is required; and

(iv) any plant, machinery, building or other structure would be removed as soon as the use of the waste facility has ceased and the site would be restored to a satisfactory condition suitable for an agreed beneficial after-use.