Contact: Neil Chester, ext 6496

Application A

1. Summary

1.1 Planning permission is sought for recycling of construction and demolition waste for agricultural improvements on the farm at Venthams Farm, Froxfield Green. The application is part retrospective as waste has been imported onto the site for over two years. The site is located within an area of open countryside which has not previously been developed. The proposal is therefore contrary to the Development Plan. The site is also designated as a Site of Importance for Nature Conservation and lies within an Area of Outstanding Natural Beauty (AONB) and within the proposed boundary of the South Downs National Park. The need for the proposal does not outweigh the adverse ecological, landscape and highway impact it will cause. Therefore, the recommendation is that planning permission be refused and enforcement action be taken to restore the land.

2. Site and Proposal

2.1 The proposal is located in an area known as Stiers Copse on Venthams Farm (see attached location plan). The application site is 0.6 hectares and currently comprises a concrete crusher and a soil screener. An office / mess room and toilet facilities are also proposed for the site. There are currently two stockpiles of waste materials comprising stone and rubble for crushing and inert soils for screening. The proposal is to retain these stockpiles in their current location. Access to the site is via a farm track from Staple Ash Lane. The land surrounding the application site is used for agriculture.

2.2 The site is located within a Site of Importance for Nature Conservation and an Ancient Woodland. In addition, the site is within an Area of Outstanding Beauty and lies within the boundary of the proposed South Downs National Park. The access road is also a public bridle way, which continues past the site.

2.3 The proposal is to import construction and demolition waste. The waste will then be either screened or crushed to form suitable fill and re-surfacing material. The processed material will be solely used on the farm in connection with the proposed infilling of pits and re-surfacing of tracks (Applications F20619/012/CMA and F20619/011/CMA respectively).

2.4 The site has been operating without planning permission for over two years. Temporary permission is sought for a further 3 years to supply material for the proposed farm improvements. The proposal will generate a maximum of 150 lorry movements per week during peak times, although the average levels are anticipated to be less. Past lorry movements have not exceeded 150 movements per day. All of the processed material will be used on the farm.

2.5 The proposal is to operate the plant during the hours of 7am to 6pm Monday to Friday, and 7am to 1pm on Saturday.

3. Development Plan

3.1 Hampshire County Structure Plan 1996-2011 (Review) (adopted March 2000) Policy MW2 refers to environmental impact; Policy MW6 to the recycling and re-use of waste materials.

3.2 Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (adopted December 1998) Policies 6 and 7 refer to environmental impact; Policy 8 refers to development within an Area of Outstanding Natural Beauty; Policy 9 refers to development within a Site of Importance for Nature Conservation; and Policy 46 refers to waste processing facilities.

4. Consultations

4.1 East Hampshire District Council object to the proposal for the following reasons:

(i) unacceptable introduction of commercial activity in a rural area, for which there is no agricultural justification;

(ii) unacceptable development within an AONB;

(iii) adverse impact on a Site of Importance for Nature Conservation and an area of Ancient Woodland; and

(iv) roads leading to and from the site are of an inadequate capacity, width and alignment to safely accommodate the additional traffic that would be generated by the proposal.

4.2 Froxfield Parish Council object to the proposal for the following reasons:

(i) inappropriate development within an AONB;

(ii) adverse impact on the ecological interests of the area;

(iii) increase in traffic;

(iv) conflict with bridleway; and

(v) adverse noise impact.

4.3 The Environment Agency raises no objections subject to conditions.

4.4 The East Hampshire District Council Environmental Health Officer raises no objections subject to conditions restricting the hours of operation at the site.

4.5 English Heritage raises no objections to the proposal.

4.6 The Rights of Way Adviser objects to the proposal as the lorry movements have hindered the use of the bridleway. Furthermore, the proposed turning area will adversely impact on the safety, enjoyment and integrity of the bridleway.

4.7 The Open Space Society have not commented on the proposal.

4.8 The Ramblers' Association have not commented on the proposal.

4.9 The Highways Adviser objects to the proposal as highway network is inadequate to accommodate the proposed lorry movements.

4.10 The Council for the Preservation of Rural England (CPRE) objects to the proposal as the Site of Importance for Nature Conservation (SINC) has been damaged by tipping and the surface of the bridleway has been damaged. In addition, the proposal lies within the proposed South Downs National Park.

4.11 The East Hampshire Area of Outstanding Natural Beauty (AONB) Officer objects to the proposal for the following reasons:

(i) unacceptable impact on the environment;

(ii) unacceptable traffic impact;

(iii) inappropriate development within an AONB;

(iv) no overriding justification for development;

(v) adverse impact on public rights of way; and

(vi) adverse noise and dust impact.

5. Representations

5.1 The local Member, Councillor West, has been informed of the proposal.

5.2 Objections have been received from 21 local residents. The main reasons for the objections are on the basis of:

(i) increased traffic movements on country lanes;

(ii) inappropriate development in the countryside;

(iii) increased noise;

(iv) adverse impact on the nature conservation interests of the area;

(v) adverse impact on the footpath and bridle way network; and

(vi) the retrospective nature of the application.

6. Chief Planning Adviser's Comments

6.1 The proposal is to import and process construction and demolition waste in connection with agricultural improvements at Venthams Farm, Froxfield Green. The application site currently consists of a concrete crusher, a soil screener and two stockpiles of waste. The proposal is to retain these elements and in addition, install office / mess room and toilet facilities.

6.2 The proposal is that construction and demolition waste be processed at Stiers Copse and transported to locations on the farm. The applicant has stated that it would be too expensive to import recycled materials specifically for the purpose of agricultural improvements on the farm. The proposal is therefore intrinsically linked to applications to re-surface farm tracks and infill pits at Venthams Farm (applications B and C). If permission to use the recycled materials is not granted then there would be no need for the processing plant at this location.

6.3 Policy 46 of the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (adopted 1998) states that the Waste Planning Authority will normally permit the use of land for the recycling and other treatment or handling of waste, provided that the proposed site is located within either an existing industrial site, an area of land in the countryside that has already been disturbed by permanent development (a brownfield site), or at an authorised waste disposal site. The proposal is located within the open countryside and is situated on land that has not previously been disturbed by permanent development. The proposal is therefore contrary to the Development Plan.

6.4 The application is part retrospective and waste material has been brought onto the site for over two years. Local residents have stated that there has been an adverse impact on the amenity of the local area and on highway safety during that time. The lorry movements have conflicted with users of the bridleway and the stockpiles of waste have had an adverse impact on the ecology of the SINC. The Rights of Way Adviser and the Ecological Adviser support these concerns.

6.5 The application site is located within an Area of Outstanding Natural Beauty (AONB) and the proposed boundary of the South Downs National Park. Policy 8 of the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (adopted 1998) states that waste development within an AONB will not be granted save where there is an overriding need for the development to take place in the public interest. Furthermore, Planning Policy Guidance Note 7 (Countryside - Environmental Quality and
Economic and Social Development) states that "in general, policies and development control decisions affecting AONBs should favour conservation of the natural beauty of the landscape." There is no overriding need for the development to be located within the countryside and the proposal is not in the public interest. Therefore, the proposal does not accord with policy 8 of the Minerals and Waste Local Plan (1998). The East Hampshire AONB Officer has objected to the proposal and states that the whole landform of the lower part of Stiers Copse has been altered.

6.6 The proposal will generate a maximum of 150 lorry movements per week. The lorry route will be from the A272 along Bordean Lane. The vehicles will then cross Staple Ash Lane onto the bridleway that comprises the access to the site. Local residents are concerned that the lorries associated with the proposal will continue to compromise the safety of pedestrians and the other road users of Bordean Lane. In addition, there is concern that the lorry movements associated with the proposal will adversely impact on local amenity in terms of noise and dust.

6.7 The Highways Advisor supports the views of the local residents and objects to the proposal. Bordean Lane has a substandard junction with the A272 and is of inadequate width and alignment to safely accommodate the additional traffic associated with the proposal. There has been a personal injury accident at the junction between Bordean Lane and A272 in the last three years and poor forward visibility was a possible cause. A further analysis of personal injury accidents has identified an accident involving an HGV and a car on Staple Ash Lane. Limited width was a factor in this case.

6.8 Both local residents and the Parish Council are concerned that the proposal will result in an adverse noise impact. This view is supported by the East Hampshire AONB Officer. Although the proposal will generate noise in the countryside, the advice from the East Hampshire District Council's Environmental Health Officer (EHO) is that there will not be an unacceptable noise impact. Notwithstanding this, the EHO has recommended that a condition be attached to any permission restricting the hours of operation at the site in the interests of local amenity.

6.9 There is concern from local residents that the proposal will adversely impact on the bridleway leading to the site; and the Rights of Way Adviser supports this concern. The proposal has had and will continue to have an adverse impact on the safety and enjoyment of the bridleway. Furthermore, the proposed turning area would cause excessive damage to the surface of the bridleway.

6.10 The proposal is contrary to the Development Plan and would have an adverse impact on both the ecology and landscape of the area. Furthermore, the local highway network will not support the increased lorry movements generated by the proposal. The adverse impact of the proposal is not outweighed by the need for the development. It is therefore recommended that permission is refused and enforcement action be taken to restore the land to its former condition.

Recommendation

That planning permission for recycling of construction and demolition waste for agricultural improvement work on the farm at Venthams Farm, Froxfield Green (Application No. F20619/013/CMA) be refused for the following reasons and that enforcement action be taken to restore the site to its former condition:

(i) The proposal is inappropriately located within the countryside and would cause an adverse impact on both the ecology and landscape value of the area, which is not outweighed by the need for the development. This would be contrary to Policy MW2 of the Hampshire County Structure Plan and Policies 6(i), 46(iii) and 46(v) of the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan; and

(ii) The proposal would cause an unacceptable traffic impact on the local highway network. This would be contrary to Policies MW2 and MW6 of the Hampshire County Structure Plan and Policies 6 (i), 7(ii) and 37(iii) of the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan.

Application B

1. Summary

1.1 Planning permission is sought for the upgrading of farm tracks to attain a suitable surface for farm vehicles at Venthams Farm, Froxfield Green. The proposal is to upgrade two lengths of farm track using inert waste material processed on the Farm. Local residents argue that there is not a justified need for the development and that the proposal will have an adverse impact on the adjacent Scheduled Ancient Monument and footpath. However, the adverse impact of the proposal can be satisfactorily mitigated and therefore, the recommendation is to approve the proposal subject to conditions.

2. Site and Proposal

2.1 The proposal is located on Venthams Farm near to the village of Froxfield Green (see attached location plan). The application relates to 1666 metres of farm tracks, which are divided into two lengths. The first section links the main farm complex with the western fields and the second section links Staple Ash Lane with the fields to the south.

2.2 Approximately half of the first section of track is adjacent to a public footpath and Scheduled Ancient Monument. The second section divides an arable field and a Site of Importance for Nature Conservation.

2.3 The tracks around the agricultural holding are in a poor state of repair and often become impassable in winter. During such time the farm vehicles are forced to use the conservation strips that are set-aside as part of the Countryside Stewardship Scheme, which is administered by the Department for the Environment, Food and Rural Affairs (DEFRA).

2.4 The proposal is to remove the surface of the tracks before reinstatement with the crushed construction and demolition waste produced under application A (App. No. F20619/013/CMA). The proposal is to deposit 300mm of rubble and crushed concrete to form the base of the track and lay 100mm of smaller stone to bind the rubble. The surface will be covered with 50mm of soil to promote the regrowth of grass.

3. Development Plan

3.1 Hampshire County Structure Plan Review 1996 - 2011 (adopted 2000) Policy MW2 refers to the environmental impact of waste development; Policy MW3 refers to development within an AONB.

3.2 Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (adopted 1998) Policies 6 and 7 refer to the environmental impact of development; Policy 9 refers to development within a SINC; Policy 37 refers to landfilling.

4. Consultations

4.1 East Hampshire District Council objects to the proposal for the following reasons:

(i) unacceptable introduction of a commercial activity in a rural area;

(ii) unacceptable intrusion of development within the East Hampshire Area of Outstanding Natural Beauty; and

(iii) the southern track is adjacent to a Site of Importance for Nature Conservation.

4.2 Froxfield Parish Council objects to the proposal for the following reasons:

(i) unnecessary development;

(ii) adverse noise and dust; and

(iii) adverse impact on a SINC and Scheduled Ancient Monument.

4.3 Langrish Parish Council (adjacent) raises no objections to the proposal providing the following is taken into account:

(i) no further materials are sent to the farm;

(ii) no further vehicle movements will effect the village of Langrish;

(iii) that there is no continued degradation to Bordean Hill;

(iv) that once the material on site is used the processing of materials must cease; and

(v) the applicant should remove any tracks made from Tarmacadam.

4.4 The Environment Agency raises no objections to the proposal.

4.5 East Hampshire District Council Environmental Health Officer raises no objections subject to conditions.

4.6 English Heritage raises no objections to the proposal.

4.7 The Rights of Way Adviser raises no objections to the proposal.

4.8 The Ramblers' Association has not commented on the application.

4.9 The Highways Adviser raises no objections to the proposal subject to the applicant not using the highway to distribute the processed waste to tracks on the farm.

4.10 The East Hampshire Area of Outstanding Natural Beauty (AONB) Officer objects to the proposal for the following reasons:

(i) the introduction of an urbanising influence within a rural part of the AONB;

(ii) degradation of the local landscape and impact on the recreational experience of walkers and riders using public rights of way; and

(iii) inappropriate specification for the locality and unsatisfactory completion of other tracks on the farm.

4.11 The Council for the Preservation of Rural England (CPRE) objects to the proposal as the proposal is unsuitable for a National Park.

5. Representations

5.1 The local Member, Councillor West, has been informed of the proposal.

5.2 There have been 21 letters of objection from local residents. The main reasons for objection are:

(i) questionable need for the development; and

(ii) potential adverse impact on the Scheduled Ancient Monument and footpath.

6. Chief Planning Adviser's Comments

6.1 The proposal is to re-surface existing tracks at Venthams Farm using crushed material from the proposed inert waste recycling plant at Venthams Farm (Application A). The surface of the track will be removed and levelled before the additional material is added.

6.2 Policy 6 of the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (adopted 1998) states that permission will be granted for minerals and waste development provided that there is a clearly established need for the development, which outweighs any adverse environmental or other impact that the development would be likely to cause. Local residents have questioned the need for the proposal. However, it is reasonable for the applicant to maintain tracks on the farm. The issue is therefore, whether the specification of the proposed tracks is suitable for a rural location and for farm use.

6.3 The East Hampshire AONB Officer has raised concerns over the proposed specification of the tracks. The proposal is to deposit 300mm of rubble and crushed concrete to form the base of the track and lay 100mm of smaller stone to bind the rubble. The surface will be covered with 50mm of soil to promote the regrowth of grass. The landscape advisor is also concerned by the specification, which is considered excessive. However, the tracks have not received substantial maintenance in over 60 years and are heavily potholed. It is therefore reasonable to upgrade the farm tracks to a durable standard.

6.4 Local residents are concerned about the impact of the proposal on a Scheduled Ancient Monument. English Heritage support this concern. However, their advice is that the proposal could be carried out in such a manner as to avoid or minimise any disturbance.

6.5 There are also concerns that the proposal will adversely impact on the adjacent footpath. The Rights of Way Adviser raises no objections to the proposal, although the need for a layer of topsoil is questioned.

6.6 The processed material will be transported from Stiers Copse to the tracks in question. The highways advisor raises no objection to the proposal provided that no vehicles enter the public highway.

6.7 The need for the proposal outweighs any minimal adverse impact on local amenity. It is therefore recommended that permission is granted subject to conditions.

Recommendation

That planning permission for the upgrading of farm tracks to attain a suitable surface for farm vehicles at Venthams Farm, Froxfield Green (Application No. F20619/011/CMA) be granted subject to the following conditions:

(1) The development hereby shall commence within (five) years from the date of this permission.

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

(2) No development shall be carried out other than in accordance with the approved plans unless otherwise approved in writing by the Waste Planning Authority.

Reason: For the avoidance of doubt and to maintain planning control over the site.

(3) The works to upgrade the track and the movement of vehicles transporting materials to and from the site shall be restricted to the hours of 0700 to 1800 Monday to Friday and 0800 to 1300 Saturday, with no activity on Sunday or Public Holidays.

Reason: In the interests of protecting the local amenity.

(4) Any facilities for the storage of fuels and chemicals shall be sited on 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 pipe work shall be located above ground where possible and protected from accidental damage.

Reason: To prevent pollution of the water environment.

(5) No waste other than those waste materials defined in the application shall enter the site.

Reason: Waste materials outside these categories raise environmental and amenity issues which would require consideration afresh.

Application C

1. Summary

1.1 Planning permission is sought for the infilling of old pits (2) for restoration and replanting for habitat at Venthams Farm, Froxfield Green. The two pits are currently unproductive in agricultural terms and do not support mature trees. The proposal is to restore the old mineral working and manage the land as forestry. The proposal is located within an Area of Outstanding Natural Beauty and would have an adverse impact on the ecology and landscape of the area. In addition, the proposal would have an adverse impact on the local highway network. These adverse impacts are not outweighed by the need for the proposal. The recommendation is therefore, that permission be refused.

2. Site and Proposal

2.1 The proposal sites are located on Venthams Farm, Froxfield Green. The proposal comprises the infilling of two pits with screened soils imported from the processing plant located on the farm (application A) (Application No. F20619/013/CMA). The total application area is 0.16 hectares and will require 2609 cubic metres of fill material. The sites are currently unproductive in agricultural terms.

Pit 1

2.2 The site is a former mineral working and is 0.096 hectares in area. It is situated adjacent to a footpath which is also a Scheduled Ancient Monument. A farm track passes immediately to the north of the site. The base of the track has eroded and is currently unsafe for use by farm machinery. In addition, trees do not grow at the bottom of the pit. It is therefore proposed to infill the pit with screened soils. The site will be restored to woodland and managed for forestry purposes.

2.3 The proposal is to import 1775 cubic metres of screened soils from the proposed processing plant on the farm (application A). The maximum rate of fill will be 450 cubic metres per week. At the maximum rate of fill it would take 4 weeks to fill the pit.

Pit 2

2.4 The application site is a former mineral working and is situated off Ridge Top Lane within an area of ancient woodland. The woodland is currently unmanaged and the pit serves no useful purpose to the farm. Furthermore, the pit would be potentially hazardous if the woodland was managed.

2.5 The proposal is to fill the pit with approximately 834 cubic metres of screened soils. The material will be imported from the processing plant at Venthams Farm (application A). The rate of fill will be a maximum of 450 cubic metres per week. At the maximum rate of fill it will take approximately two weeks to fill the pit. The proposal is to restore the site to woodland.

3. Development Plan

3.1 Hampshire County Structure Plan Review 1996 - 2011 (adopted March 2000) MW2 refers to environmental impact and satisfactory restoration.

3.2 Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (adopted December 1998) Policies 6 and 7 refer to environmental impact and restoration; Policy 8 refers to development within an AONB; and Policy 37 refers to landfilling.

4. Consultations

4.1 East Hampshire District Council objects to the proposal for the following reasons:

(i) unacceptable intrusion on commercial activity in a rural area;

(ii) unacceptable intrusion of development into the Countryside to the detriment of the East Hampshire Area of Outstanding Natural Beauty and proposed South Downs National Park;

(iii) the proposal may have an unacceptable impact on a Scheduled Ancient Monument; and

(iv) unacceptable loss of trees to the detriment of the character and appearance of the area.

4.2 Froxfield Parish Council objects to the proposal for the following reasons:

(i) increased traffic movements in the area resulting in compromised safety for other road users;

(ii) inappropriate development within an AONB and the South Downs National Park; and

(iii) adverse noise and dust impact.

4.3 Langrish Parish Council (adjacent) objects to the proposal in order to protect the flora and fauna within the pits and to restrict more heavy vehicles within the village and on Bordean Hill.

4.4 Steep Parish Council (adjacent) have not responded to the consultation.

4.5 The Environment Agency raises no objections to the proposal.

4.6 East Hampshire District Council Environmental Health Officer raises no objections to the proposal subject to a condition restricting the hours of operation.

4.7 English Heritage raises no objections to the proposal.

4.8 The Rights of Way Adviser raises no objections to the proposal on condition that the public use of footpath 32 is not hindered or obstructed.

4.9 The Council for the Protection of Rural England (CPRE) objects to the proposal because it is contrary to the aims of the proposed South Downs National Park.

4.10 The Ramblers' Association have not responded to the consultation.

4.11 The Highways Adviser objects to the proposal as Bordean Lane and Ridge Top Lane are of inadequate width and alignment to safely accommodate the additional traffic which the proposed development would generate.

4.12 The East Hampshire Area of Outstanding Natural Beauty (AONB) Officer objects to the proposal for the following reasons:

(i) adverse environmental impact;

(ii) disruption to the tranquillity of the area; and

(iii) Ridge Top Lane is unsuitable for heavy lorries.

5. Representations

5.1 The local Member, Councillor West, has been informed of the proposal.

5.2 There have been 21 letters of objection from local residents. The main reasons for objection are:

(i) potential adverse impact on the Scheduled Ancient Monument;

(ii) adverse impact on the landscape value of an AONB;

(iii) adverse ecological impact; and

(iv) concern over the nature of the waste material.

6. Chief Planning Adviser's Comments

6.1 The proposal is to infill two pits at Venthams Farm with screened soils produced on the farm (Application A). The total application area is 0.16 hectares and will require 2,609 cubic metres of fill material. The sites are currently unproductive in agricultural terms.

6.2 The proposal accords with policy 37(ii) of the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (adopted 1998) insofar as the application sites are unrestored mineral workings. The main issue is therefore, whether the proposal is acceptable in environmental terms.

6.3 There is concern that there will be an adverse impact on the ecology of the area. The East Hampshire AONB Officer objects to the proposal as it will have an adverse impact of the character of the AONB due to the loss of ecological value. This view is supported by the Ecological Adviser who has identified that pit 1 supports a variety of ground flora such as dog's mercury, bluebells, ramsons and wood anemone. The infilling of Pit 2 would entail the loss of mature trees.

6.4 Local residents are also concerned about the impact of the proposal on a Scheduled Ancient Monument. English Heritage support this concern. However, their advice is that the proposal could be carried out in such a manner as to avoid or minimise any disturbance.

6.5 The proposal is to fill the disused pits with inert screened soils from the processing plant at Venthams Farm (application A). Local residents have expressed concerns that plastics and other material not reported in the application will be used. The type of fill material can be the subject of a planning condition and monitored accordingly.

6.6 The Highways Adviser has raised objections to the proposal as both Bordean Lane and Ridge Top Lane are of inadequate width and alignment to accommodate safely the additional traffic which the proposed development would generate.

6.7 The proposal would have an adverse impact on the ecology of the area and the character of the AONB, which is not outweighed by the need for the development. It is therefore recommended that permission is refused.

Recommendation

That planning permission for infilling of old pits for restoration and replanting for habitat at Venthams Farm, Froxfield Green (Application No. F20619/012/CMA) be refused for the following reasons:

(i) The proposal is inappropriately located within an Area of Outstanding Natural Beauty and would cause an adverse impact on ecology of the area, which is not outweighed by the need for the development. This would be contrary to Policies MW2 and MW3 of the Hampshire County Structure Plan and Policies 7(vii), 8(ii) and 37(v) of the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan; and

(ii) The proposal would cause an unacceptable traffic impact on the local highway network. This would be contrary to Policies MW2 and MW6 of the Hampshire County Structure Plan and Policies 6 (i), 7(ii) and 37(iii) of the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan.

7999/NC

APPENDIX

HAMPSHIRE COUNTY STRUCTURE PLAN 1996-2011 (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.

Policy MW6

Planning authorities will seek a reduction in the quantity of waste requiring treatment or disposal, including a significant reduction in the quantity of non-inert waste disposed by landfilling.

The waste planning authorities will seek, through policies and proposals in the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan and day- to-day development control, the provision of sufficient facilities to meet the need for the management of all unavoidable waste (excluding special waste) arising in Hampshire.

Having regard to Policy MW1(v), permission will be granted for:

(i) facilities for the re-use and recycling of waste, including the production of secondary and recycled aggregate materials;

(ii) facilities for composting, anaerobic digestion, incineration with energy recovery and other methods of resource recovery waste processing sufficient only to cater for unavoidable non-inert waste which is not re-used or recycled;

(iii) landfill capacity sufficient only for the disposal of unavoidable waste which is no re-used, recycled or processed; and

(iv) waste transfer stations to serve areas of local waste processing and disposal facility shortages;

provided that the development would not have unacceptable environmental, traffic or other impact.

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 7

The Mineral and Waste Planning Authorities will grant planning permission for minerals and waste development provided they are satisfied that, where appropriate, the proposed development pays due regard to:

(i) the relationship of the proposal site to other properties and land uses (particularly residential and other environmentally sensitive properties) and the likely effects of the proposed development on the locality by reason of noise, dust, smoke, fumes, illumination or any other factor and the need for buffer zones between the development and residential and other properties;

(ii) the likely volume and nature of traffic that would be generated by the proposed development and the suitability of the proposed access to the site and of the road network that would be affected, in terms of highway capacity and safety and environmental impact, and whether any highway improvements required could be carried out satisfactorily without causing unacceptable environmental impact;

(iii) the likely visual impact of the proposed development and the need for additional planting and screening, including planting in advance of the commencement of the development;

(iv) the need to safeguard the character and amenities of individual settlements and to safeguard open gaps between settlements from permanent development which would cause long-term harm to the function of the land;

(v) the likely effects of the proposed development on and the need to protect and safeguard sites of nature conservation, geological, archaeological, historic, architectural and landscape importance and their settings;

(vi) the extent and quality of agricultural land to be taken by the proposed development and the proposals for its subsequent restoration and the likely effects of the proposals on farm structure and management;

(vii) the likely effects of the proposed development on and the need to maintain the distinctive character of the landscape; the likely effects of the proposed development on and the need to safeguard and protect individual species, habitats and landscape features, including woodland, trees and hedgerows; and the likely effects of the proposed development on forestry and woodland management;

(viii) the likely effects of the proposed development on sites used for recreation and public rights of way and the need to protect or secure the satisfactory diversion of public rights of way;

(ix) the likely effects of the proposed development on and the need to safeguard the flow and quality of watercourses, water supplies, floodplains, groundwater, the drainage of the site and adjoining land and the level of the water table in the locality and the likely effects of the proposed development on the immediate setting of any river;

(x) any potential danger to aircraft from birds being attracted to the site;

(xi) the possible amenity implications of any landfill gas that might be generated at the site and of any provisions that might need to be made to deal with it; and

(xii) the likely cumulative impact of the proposed development in combination with any other significant development taking place or permitted to take place in the locality and the need to minimise the impact of mineral extraction and waste disposal operations by securing, where appropriate, the phased release of sites and progression of working and restoration.

Policy 8

Applications for planning permission for minerals or waste development in the following areas will not be granted save when the development would not prejudice the purpose of the designation and where there is an overriding need for the development to take place in the public interest:

(i) the New Forest Heritage Area;

(ii) Areas of Outstanding Natural Beauty;

(iii) National Nature Reserves, Sites of Special Scientific Interest, Special Protection Areas, Special Areas of Conservation and Wetlands of International Importance (Ramsar Sites);

(iv) Scheduled Ancient Monuments and their settings;

(v) Conservation Areas, Listed Buildings, and sites on the National Register of Parks and Gardens of Special Historic Interest.

Policy 9

Applications for planning permission for minerals or waste development in the following areas will not be granted save where there is an overriding need for the development to take place and any adverse effects can be satisfactorily ameliorated:

(i) Sites of Importance for Nature Conservation and Local Nature Reserves;

(ii) Ground Water Source Protection Zone 1 (Inner Source Protection) areas;

(iii) sites on the County Register of Historic Parks and Gardens.

Policy 46

The Waste Planning Authorities will normally permit the use of land and the erection of plant and buildings for the recycling, transfer, storage and other treatment or handling of waste (excluding waste processing facilities covered by Policy 45) provided that:

(i) the proposed site is located near to the likely source(s) of waste and/or the market(s) for the recycled or recovered materials; and

(ii) the proposed site is located close to and has adequate access to the Hampshire Lorry Route Network (as shown on the proposals map), so that the development would not be likely to cause unacceptable traffic impact (including the environmental impact of traffic) on the local highway network; and

(iii) the proposed site is located:

(a) within an existing industrial site or on land which is permitted or allocated for industrial development; or

(b) within an area of land in the countryside that has already been disturbed by permanent development (a brownfield site); or

(c) at a waste disposal landfill or landraising site provided that the proposed development is connected with the waste disposal operation and is for a temporary period commensurate with the operational life of the waste disposal facility; and

(iv) the proposed site is located and the proposal includes adequate measures to ensure that no unacceptable impact would be likely to be caused to the occupants or users of houses, other residential buildings, schools, hospitals and other environmentally sensitive buildings and land uses by reason of noise, dust, fumes, smell or other cause; and

(v) the proposed site is located so as to avoid unacceptable impact on landscape, nature conservation and archaeological interests; and

(vi) the proposed site is located and the proposal includes adequate measures to ensure that there would be no significant risk of pollution or danger to public health or safety; and

(vii) the proposed site is located and, if necessary, the proposal includes landscaping measures to ensure that the development would not cause unacceptable visual intrusion.