Archived decisions

Contact: Julia Davey, ext. 6732 email: [email protected]

1. Summary

1.1 This report considers an application to extend the existing quarry at land north of Mockbeggar lane, Ibsley in a northwest direction. The aim of the proposal is to extract the underlying sand and gravel over a period of two years and restore the existing agricultural land to open water and reed bed for nature conservation.

1.2 An environmental statement was submitted with the application, which concludes that the proposed development can be implemented without causing significant impact or unacceptable environmental impact on the local area or detrimental effect on the amenity of local residents and that the delivery of the restoration will provide significant environmental gains.

1.3 The recommendation is that permission be granted subject to conditions and a legal agreement requiring that the land be managed in perpetuity for nature conservation. That a £10,000 financial contribution be made towards maintenance of the A338 within the vicinity of the site and that land currently used for agriculture on the existing main quarry becomes back-up grazing land for the New Forest.

2. Site

2.1 The site, as shown on the attached plan, would extend across 15.18 hectares of generally flat agricultural land east of the A338 and north of the village of Ibsley. It would use the existing site access onto the A338. The A338 separates the site from the River Avon to the west.

2.2 The site is located just outside the New Forest Heritage Area which has become the New Forest National Park, although the actual boundary has been the subject of a Public Inquiry. The Inspectors decsion on the boundary is expected sometime in the New Year. The site is also located on the edge of the eastern River Terrace of the Upper Avon valley. The River Avon and the Avon Valley Site of Special Scientific Interests

( SSSI) lies to the west and south of the application site. The River Avon itself is less than 60 metres from parts of the site boundary.

2.3 The Avon Valley is also a special protection area (SPA) under the Directive on the Conservation of Wild Birds and is designated under the Convention on the Conservation of wetlands of International Importance, especially as waterfowl habitat (the Ramsar Convention). The River Avon system itself is a Candidate Special Area of Conservation ( cSAC) under the Directive on the Conservation of Natural Habitats and Wild Fauna and Flora.

2.4 The New Forest SSSI which lies to the east of Ibsley, (has been classified species) has cSAC and Ramsar status. A detached section of the SSSI lies alongside the minor road which runs approximately 0.7 metres east of Ibsley quarry - this strip of land is important for its wetland plant community.

2.5 A number of public footpaths and bridleways exist in the locality with the Avon Valley Path, desiganted as a National Trail, Long Distance path, separating the existing site from the application site.

2.6 Ibsley Drove which borders the site to the north is also a public right of way.

2.7 The nearest residential properties to the site are Thornyburn Cottage to the north east of the site and Bridge Farm to the south west corner. There are also a number of listed buildings nearby both on the A338 and the Ibsley Drove.

2.8 The site comprises 4.5 hectares of grade 2; 2.8 hectares of 3a and 3.2 hectares of subgrade 3b agricultural land.

2.9 The site is within the Airfield Safeguarding Zone for the Bournemouth Airport.

3. Proposal

3.1 Planning permission is sought to extend the existing quarry at land north of Mockbeggar Lane, to the northwest, and work the underlying sand and gravel over a period of 2 years.

3.2 The development would involve the extraction of approximately 509,000 saleable tonnes of sand and gravel (post-processing) and the recovery and removal of approximately 43,000 tonnes of topsoil for beneficial use at the applicants Blashford Plant site at Blashford Quarry to the South (this is the subject of a further application which has just been made to the Mineral Planning Authority for visual and amenity screening bunds to be used for the plant sites future agricultural restoration).

3.3 The extension site to the north of Mockbeggar Lane would be accessed from the existing site access off the A338, Ringwood-Salisbury Road. The site would extend across 15.18 hectares, 7.92 hectares of which would be utilised for gravel extraction, a further 2.28 hectares for soil storage, internal road access and mineral processing and approximately 1.31 hectares for the re-grading works associated with restoration operations.

3.4 The remaining areas of the proposed site would be made up of approximately 0.9 hectares of retained woodland (Adlams plantation), the existing mobile-telecommunications mast (0.01hectares) and 2.75 hectares of land currently comprising the existing stocking area, primary surge pile and silt settling lagoons, located in the north west of the existing quarry site.

3.5 The existing quarry is due to be completed in accordance with its existing planning permission and restored to open water, reed bed and agriculture by the end of this year. However the matter of a few months extension has been agreed in principle with the liaison panel (an application having been submitted) because there were delays due to sand martins nesting in the open sand faces of the workings.

3.6 The applicant states that the development of the proposed extension site would commence only after extraction operations had ceased at the main quarry site.

3.7 Mineral extraction at the site would be completed within two and a half years and the total development time would be three years from the commencement of works.

3.8 The restoration of the proposed quarry has been designed to integrate with the restoration of the existing quarry by creating a landscaped lake with wetland habitats for nature conservation to provide in combination with the existing water body, a significant contribution to the conservation of biodiversity in Hampshire and associated Action Plan objectives. Particular features would include a mixture of deep open water, extensive shallow margins, reed swamp, conservation and wet grassland, a slow moving small stream and low lying damp hollows and small ponds. The scheme would also provide for the enhancement of strengthening and planting of new perimeter hedgerows around the site.

3.9 No infilling or tipping is proposed.

3.10 The applicant proposes that there would be a stand off/ buffer zone between the workings and adjacent houses.

3.11 The applicant has also offered to undertake the following since submission of the application:

(i) a planning condition on any permission granted to reduce the size of the bell mouth and access adjacent to the A338 on completion of mineral extraction in keeping with similar agricultural type access in the area;

(ii) `Soften' the straight edges of Adlams Plantation by re-locating/redesigning the proposed hedgerow around the plantation and provide additional edge of canopy planting; and

(iii) enter into a Section 106 agreement not just for the long term nature conservation management of the site but also to make available, for the use of New Forest back-up grazing, part of the field currently set aside for agriculture on the existing site and a £10,000 financial contribution to be put towards maintenance of A338 within the vicinity of the site.

3.12 An environmental statement has been submitted with the application.

4. Environmental Assessment

4.1 The environmental statement has drawn conclusions under the following headings outlined below:

(i) Planning - the working and restoration of the site, as proposed, could proceed in accordance with Planning Policy without causing any unacceptable or undue residual impact;

(ii) Ecology - the scheme to create lakes with reed fringes, ponds and conservation grassland, together with the ongoing restoration of the existing site, would create a combined total of 30 hectares of land to be managed in perpetuity for nature conservation with public access. The scheme would contribute significantly to the Biodiversity Action Plan objectives set for Hampshire and complement the objectives of the Avon Valley SPA and Ramsar site;

(iii) Noise and Vibration - calculations have shown that the required noise limit criteria for the initial works, mineral extraction and final restoration would meet all the nearest noise sensitive properties during all stages of the proposed development, taking into account the working periods dispensation and noise screening provision. No vibration from the workings would be expected at the nearest residential properties to the site workings;

(iv) Highways and transport - it is considered that the impact of the proposed development is acceptable in terms of highway issues;

(v) Landscape and visual impact - the two main impacts of the development on the local landscape character relate to change in use. The first is temporary, as working would take place. The second is permanent associated with changing to conservation after use. Whilst the first has an adverse impact the second has been assessed as being generally beneficial;

(vi) the potential impact of the proposed extension on the visual amenity and landscape character of the locality could be significant, especially within the New Forest. The mitigating measures put forward help minimise these impacts and while full mitigation has not been possible, the measures proposed fall within a band that both the areas visual and landscape resource can accommodate with out significant adverse impact. An assessment of the degrees of compliance with the planning policies at County and District level, also conclude that they broadly comply in principle;

(vii) in overall landscape terms therefore the development proposals have been assessed as falling within an acceptable level of impact with the impact on the visual amenity, landscape quality and character being only significant at local level, over short durations, with the overall wider impact being either insignificant or moderate and in the longer term beneficial, adding a positive contribution to the overall character of the area;

(viii) Hydrology and hydrogeology - the results of the assessment indicate that where potential for impact exits, the degree of risk is small and the significance of such an impact is slight. Furthermore, to these potential impacts, appropriate measures have been incorporated into the design of the project to fully mitigate against any significant effects;

(ix) Agricultural land, soil, and the farming Business - the application would involve the irreversible loss of 7.3 hectares of high-quality agricultural land, and is a `slightly significant' residual impact in policy terms. Provided that the soil resource is handled correctly there should be no significant residual impact on that resource. There would be no significant residual impact on the farm holdings affected following the implementation of compensation measures. It is concluded that the impact of the proposed development is acceptable in terms of its overall impact on agricultural land, soil and the farming business;

(x) Archaeology - the assessment has identified possible archaeological remains within the site. These were noted as crop marks visible on aerial photographs, but none are yet proven to relate to archaeological remains. An outline method for archaeological investigation has been agreed with the County archaeologist. To conclude, any archaeological remains present within the site would be lost to quarrying activity however there is no reason to suspect that any remains within the site are of national importance and therefore preservation by record would represent acceptable mitigation on the event of their loss;

(xi) Alternative Sites and methods of working - having undertaken a thorough assessment of alternatives it is concluded that the area of land identified for the proposed extension site is the most suitable and that the proposed development would result in less environmental impact and deliver greater environmental gains than any other alternative method of working. With regards alternative site specifically it is stated that due to the ecological/conservation constraints of the Avon Valley and the physical constraints of the immediate environment around Ibsley Quarry, potential alternative extension sites are very restricted. With the exception of the proposed site, no other potential sites adjoin Ibsley quarry. that represents a better alternative to that proposed; and

(xii) overall it is the conclusion of the environmental statement that the proposed extension to Ibsley Quarry can be developed without causing significant or unacceptable environmental impact on the local area or detrimental effect on the amenity of local residents and that the delivery of the restoration will provide significant environmental gains.

5. Development Plan

5.1 Hampshire County Structure Plan Review 1996 - 2011 (Adopted March 2000) MW1, MW2, MW3

5.2 Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (Adopted December 1998) - 1, 5, 6,7,8,9, 10, 11, 13, 16, 17,18,20,35.

5.3 Government guidance concerning aggregate provision (MPG6) sets out various criteria for working minerals in National Parks, including need, alternative supplies and environmental impacts.

6. Consultations

6.1 The comments of Hampshire Wildlife Trust, RSPB, The Ramblers Association and Rights of Way Manager are awaited.

6.2 Ellingham Harbridge & Ibsley Parish Council state that the debate of the Parish Council centred on the following two options:

(i) accept the proposal in principle but recommend that conditions be imposed to minimise potential nuisance from the quarrying activities; and

(ii) oppose the proposal in principle.

6.3 The Parish Council states, that on being put to the vote, the majority favoured the second option and therefore the formal recommendation of the Parish Council is that the application should be refused on the following grounds:

(i) The application is not a preferred site for gravel extraction; and

(ii) The proposed restoration to yet another `water feature.'

6.4 Environment Agency raise no objection to the proposal in principle. The Environment Agency South West requested more specific information on the need for the recharge trenches which has since been provided.

6.5 Department for Environment & Rural Affairs (DEFRA) does not wish to object to the proposal because the small area of best and most versatile land, which may be lost as a result of it is not regarded as significant in terms of the national interest. It also adds that the loss of this 7.3 hectares of land may be mitigated against if the re-use of the soils to promote the Blashford site is carried out to a high standard. To ensure the sustainable use of soil from this site the Department suggests that further information be sought from the applicants regarding the volume of existing soil resources at Ibsley, plans for soils storage, handling, aftercare, etc.

6.6 Civil Aviation Authority states that the proposal does not conflict with safeguarding criteria and raises no safeguarding objection to the proposal. Comments awaited.

6.7 New Forest Committee- objects to the proposal as it has considerable concerns about any additional mineral extraction within the boundary of the New Forest National Park, and believes the application should be viewed as a new site rather than merely an extension to the exiting works.

6.8Council for National Parks objects to the application on the basis that it is a departure from the development plan as it is not identified as a preferred area in the Local Plan; the New Forest national park designation order should be given adequate weight in the County's Council's decision even though a decision from the Secretary of State is not expected on either the principle of the designation or the final boundary line until Spring 2004; and it considers that the proposals would have a significant impact on the landscape character and quality of the land which the Council considers is of national importance because of it's proposed inclusion within the National Park.

6.9Highways Adviser (HCC) raises no objection in principle to the development because proposed traffic movements will not significantly exceed movements associated with mineral exportation from the site. However, it suggests a traffic condition limiting the maximum number of vehicle movements accessing the site to 88 and a financial contribution of £10,000 secured through a legal agreement for maintenance of the A338 within the vicinity of the site.

6.10 Countryside Agency, raises objection to the application given the nature and scale of the proposal. It considers the proposal to have an unacceptable adverse impact on the intrinsic character of the New Forest Heritage Area and designated New Forest National Park. It states that it will be submitting further more detailed comments.

6.11 New Forest District Council raises no objection to the application.

6.12 Ecological and Landscape Advisers (HCC) have no objection.

6.13 The Environmental Health Officer raises no objection in principle to the proposal and states that conditions can satisfactorily deal with outstanding noise and dust issues. The Environmental Health Officer will forward these prior to committee.

6.14 Councillor Mrs Heron has no comment to make on the application but states that she has received complaints about unsheeted lorries; lorries not washing out mud on the road and the applicants not properly clearing the mud when it is reported. Councillor Mrs Heron requests that the applicants pull their Ragwort before it seeds and kills their vermin.

7. Representations

7.1 Seven representations have been received to the development, six of which object to it on the following grounds:

(i) not a preferred area in the Local Plan;

(ii) landscape impact;

(iii) heritage being taken away forever;

(iv) sea excavation of gravel is an alternative option;

(v) absence of agreed overall extraction strategy for Hampshire with Minerals and Waste Development Framework still in progress;

(vi) several springs have already dried up and this will further aggravate the current situation;

(vii) impact on water table unclear;

(viii) suffered enough quarrying in the locality over the years;

(ix) will worsen traffic problems on heavily used A338;

(x) no signs to warn traffic they are entering conservation area of Ibsley and no attempt to enforce 40 mph speed limit. Need speed limit reduced to 30 mph. And limit extended;

(xi) spoil from vehicles into road and drains;

(xii) most winters see some sort of subsidence for those properties fronting the River with flooding causing vehicles to pull out over double white lines on blind corner;

(xiii) dip in tarmac making lorries noisier on road;

(xiv) listed building on A338 will not last long with vibration;

(xv) if granted precedent for national park development;

(xvi) application should be determined by the National Park Authority;

(xvii) if permission granted, future liaison should be more effective;

(xviii) Tarmac need to be actively involved in enforcing speed limit and also help support listed buildings;

(xix) HCC has formally supported the listing of the New Forest as a world heritage site; and

(xx) land should be put back to cultivation.

7.2 The seventh letter states that the proposed water restoration will be of great importance for wildfowl, dragonflies, frogs, warblers, etc. If planning permission is approved, conditions would be welcome that address such matters as reversing alarms, sheeting of lorries, soil movement, noise and air quality monitoring, regular cleaning of ditches and storm drains on A338, regular cutting back of saplings east of A338, illuminated 40mph signs and double signs around Ibsley. The representation also states that he would like an officer appointed to help put in place the network of paths promised for local people at Blashford 25 years ago.

8. Chief Planning Advisers Comments

8.1 The application is a departure from the development plan in that it is not a preferred area for mineral extraction, although it is does physically adjoin the existing quarry operated by the applicants to the south, which is due to, be restored by next Summer. The proposal should be assessed against the following issues:

(i) National Park mineral policy including need;

(ii) amenity impacts;

(iii) traffic impacts on local residents and other users of A338;

(iv) landscape and ecological impacts including cumulative
impacts of water restoration post quarrying in the Avon Valley;


(v) loss of agricultural land;

(vi) hydrological and hydro-geological issues; and

(vii) departure from development plan.

8.2 The application site lies within the proposed New Forest National Park and National Park policy regarding minerals as set out in MPG6 outlines various criteria that the proposal should be assessed against. The criteria relate to need and national considerations of mineral supply; alternative supplies; impact on the environment and landscape and; whether, in the case of the quarry extension, there is scope for landscape improvement arising from the proposal.

8.3 The criteria concerning environmental impacts are dealt with later in the report but with regard to need for mineral there is an insufficient land bank in Hampshire to meet the National seven year requirement. The sand and gravel land bank - permitted reserves - at the beginning of 2003 was sufficient for only five more years of production at the rate - 2.7mtpa - allowed for in the Local Plan. Since then permissions have been granted or committed at Lower Farm, Pennington and Ripley, but these sites together with an emerging proposal at Marchwood contain about a million tones of material. This is not enough to compensate for the approximate two million tones of production that is likely to have taken place since January. Moreover, this application in itself only represents a few months gravel supply. There is, therefore an identified need for the mineral extraction.

8.4 Turning to alternatives, apart from the cases included in the Environmental Statement there are only two sites allocated in the Local Plan which in reality figure. The site at Bleak Hill, Harbridge, which is unlikely to come forward for some years as it is dependant on prior extraction of a site which is only partly extracted. Second, is Plumley which might be the subject of an application next year, but even then is unlikely to be in production for two to three years. Moreover, there is no evidence to suggest this would be preferable to the current application as it is a large and long term site and has not been subject to an Environmental Impact Assessment. As to alternative materials these are already factored into the mineral supply equation for the County, but even so do not rate highly. This part of the County is remote from wharves for marine imports and railheads for limestone imports and the importation by road over long distances is undesirable. As for recycled material, even though levels of production are increasing they do not represent a proper alternative to high specification land won material.

8.5 Similarly, DEFRA has raised no objection to the loss of a small amount of best and most versatile agricultural land but recommends that double handling of soils in between its excavation and transportation of soil to Blashford quarry be avoided to preserve soils quality.

8.6. The issue that to date has raised most concern by repeated reference in letters of representation is that of traffic speed on the A338 and the implications of this for listed buildings and those that front the A338 in terms of vibration, mud on road and buildings and blocking of drains from debris during Winter months. It is noted that there is no objection to the application from the County's Listed Building Adviser.

8.7 It is noted that a number of other quarries have or are being restored to water for amenity and nature conservation purposes in the Avon Valley and that the visual impact of this is a concern. However, the County Council's landscape and ecological advisers raise no objections to the proposal. Moreover, pre-application discussions were also undertaken between English Nature and the applicant and no objection in principle is expected.

8.8 There are repeated requests for speed limits lower than 40 mph, which is not considered to be adhered to, and other automated measures such as illuminated signage and enforcement. It is recommended that the proposed financial contribution could be used towards signage, while the matter of speed limits have to be addressed elsewhere.

8.9 The applicant's offer to secure by way of a legal agreement, should planning permission be granted, use of the land currently used for agriculture on the existing quarry site as additional back up grazing land for the New Forest, is noted. Similarly, so is the applicant's willingness to enter a legal agreement for long term nature conservation management of the proposed water restoration of the site, should permission be granted. It is also acknowledge that the applicants have already entered into a long term nature conservation management agreement, together with provision of back up grazing land and an extension to the exiting Avon Valley footpath with regards the planning permission for it's existing quarry. The applicants agreement to enter a Section 106 Agreement for securing a £10,000 financial contribution towards maintenance of the A338 is also noted. It is suggested that some of this money also be put towards speed and Ibsley Village Conservation Signage as requested by local residents.

8.10 The comments of the Environmental Health Officer are awaited with regard potential amenity impacts such as noise and dust although it is acknowledged that the applicant has managed to operate the current site since it recently came into the company's control, with no recent complaints of dust or noise. It is also recognised that the proposed development is short term, just over two years, and there are only two main houses, which border the site, to be protected by a stand off and bunding - unlike the existing site which is surrounded by houses on three sides. It is also recognised that the restoration to water means a quicker restoration programme (just over two years) and less environmental impact because no importation of spoil would be involved.

8.11 The Environment Agency has raised the objection to either the hydrological or hydro geological impacts of the proposal.

8.12 Whilst some consultee responses are awaited, on balance it is considered that a need has been established for the proposed mineral extraction and that environmental impacts in the proposed New Forest National Park are not substantial. Accordingly, on balance, the need for the Mineral and the need to ensure that Blashford is restored to good quality agricultural land in the long term overrides the environmental impact of the development.

Recommendation

That, subject to development plan departure procedures to a legal agreement, securing long term nature conservation of land; a £10,000 financial contribution towards maintenance of A338 and signage and provision by back-up grazing land on the existing main quarry, planning permission in respect of proposed North-Western extension to Ibsley Quarry for the extraction of sand and gravel with restoration to a landscaped lake for nature conservation at Land adjacent to Salisbury Road (A338) Ibsley Quarry (Mockbeggar) Ibsley (79451) be granted permission subject to the following conditions.

Time Limits

1. The development hereby permitted shall be begun before the expiration of 12 months from the date on which this planning permission was granted.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 and to follow on, as soon as possible, after restoration has been completed on the existing site.

2. The mineral extraction hereby permitted shall be completed within 2 years of the date of commencement of extraction and the land restored to nature conservation and managed for grazing in accordance with the restoration scheme approved under condition 13 below. It shall be the subject of aftercare for a period of five years unless otherwise agreed by the mineral planning authority beforehand in writing:

Reason: To provide for the completion and progressive restoration of the site, within the approved timescales, in the interest of local amenities.

Working Programme, Phasing and Direction of Working

3. Unless otherwise approved in writing by the Mineral Planning Authority, the working and restoration of the site shall be carried out only in accordance with the approved working programme and phasing plans, drawing numbers 124/05 - 124/010 (And in accordance with the accompanying written statement) Operations on the application site shall be carried out in accordance with the approved plans, working scheme and details and no part of the operations specified therein shall be amended or omitted without the prior written approval of the Mineral Planning Authority.

Reason: to enable the Mineral Planning Authority to control the development and to minimise its impacts on the amenities of the local area and to ensure the site is restored within the timescale envisaged in the application.

Access and Routeing

4. The surfacing of the site access shall be maintained in accordance with an approved maintenance regime until such time as it is no longer required for these operations.

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

5. Trees and shrubs within the visibility splays at the access, on land within the control of the applicant, parallel to the A338, shall be maintained in an environmentally sensitive manner to ensure that forward visibility to the south and north is not obstructed.

Reason: In the interests of highway safety.

Minimising Disturbance from Dust

6. No development shall be commenced until a scheme to minimise the emission of dust from the development hereby authorised (including measures to monitor emissions) has been submitted to and approved in writing by the Mineral Planning Authority. Such a scheme shall include the water spraying of access and haul roads to suppress dust in periods of prolonged dry weather and shall be implemented in full and the suppression equipment thereafter maintained in accordance with the manufacturers instructions for the duration of the permission, unless with the prior written approval of the Mineral Planning Authority to a variation. During adverse, dry and prolonged weather conditions, operations close to affected properties shall cease, in order to minimise the possibility of dust nuisance.

Reason: To protect the amenities of local residents.

7. The existing trees/bushes/hedges within the site shall be retained/protected in a manner to be approved in writing by the Mineral Planning Authority before the development commences for the duration of the development and shall not be damaged, destroyed, uprooted, felled, lopped or topped during that period without the previous written approval of the Mineral Planning Authority. Any such trees removed without permission or dying or being seriously damaged or diseased during that period shall be replaced in the following planting season with trees of such size and species as may be approved with the Mineral Planning Authority.

Reason: In order to safeguard the visual amenity of the area.

Archaeology

8. No development shall take place within the site until the applicant has secured and implemented a programme of archaeological work in accordance with a written scheme of investigation which has been submitted to and approved in writing beforehand by the Mineral Planning Authority.

Reason: To ensure that adequate archaeological investigation and recording is undertaken prior to the development taking place.

Landscaping

9. No development shall take place until a detailed scheme for the landscaping of the site has been submitted to and approved in writing by the Mineral Planning Authority. Such scheme shall include details of:

(i) the positions, species and sizes of all existing trees, shrubs and hedgerows to be retained, and the proposals for their protection throughout the operations;

(ii) the positions, species, density and initial sizes of all new trees and shrubs;

(iii) any hard landscaping proposed;

(iv) the programme of implementation of the scheme; and

(v) the arrangements for subsequent maintenance.

9.1 The scheme as approved shall be carried out in full (unless with the prior approval of the Mineral Planning Authority in writing to a variation).

Reason: The provision and maintenance of a satisfactory degree of landscaping is considered essential in the interest of visual amenity.

Soil Stripping and Storage

10. Topsoil and subsoil stripping shall be implemented in accordance with the spool methodology submitted with the application and;

(i) the topsoil shall be stripped to the full depth (generally 30 cm) and shall, wherever possible, be immediately re-spread over an area of reinstated subsoil. If this re-spreading is not practicable, the topsoil shall be stored separately for subsequent replacement. Those soils that are being exported from the site for agricultural restoration elsewhere, should be stripped and loaded immediately into lorries to avoid unnecessary double handling and unnecessary storage; and

(ii) when the subsoil is to be retained for use in the restoration process, it shall be stripped to a depth to be agreed with the Mineral Planning Authority and shall, wherever possible, be immediately re-spread over the replaced overburden. If this re-spreading is not practicable the subsoil shall be stored separately for subsequent replacement. Subsoil not being retained for use in the restoration process shall be regarded as overburden. Sub soils need to be exported from the site for use in agricultural restoration elsewhere should be stripped and loaded immediately onto lorries to avoid unnecessary storage and double handling of soils.

Reason: To minimise structural damage and compaction of the soil and to aid the final restoration of the site.

11. All topsoil, subsoil (soil-making materials) and overburdens stripped from the areas to be tipped shall be removed and stored separately, before operations commence, for use in site restoration. Following tipping the overburden shall be replaced and graded in accordance with the approved final levels and ripped using appropriate machinery. The overburden shall be in turn covered with the topsoil and subsoil in original sequence and to even depths appropriate to the restored land use.

Reason: To minimise structural damage and compaction of the soil and to aid the final restoration of the site.

12. All work of soil stripping, stockpiling and reinstatement should be carried out when the material is in a dry and friable condition, and then only along clearly defined routes when being moved to storage locations and when being moved to final surface position, topsoil and subsoil shall be transported, and not bladed.

Reason: To minimise structural damage and compaction of the soil and to aid the final restoration of the site.

Restoration, Aftercare and Afteruse

13. The site shall be progressively restored and managed for nature conservation purposes in accordance with the principles of approved plan numbers 124/11 and 124/12. The following details which are to be submitted to the Mineral Planning Authority for approval; in writing, prior to the commencement of the development:

(i) the nature and extent of the intended afteruse of the site (to include conservation grazing on the lake perimeters);

(ii) the sequence and phasing of restoration showing clearly the relationship to the working scheme;

(iii) cross and longitudinal sections clearly showing the nature and relationship of surrounding land to the application site and the edge detail of lakes; and

(iv) a contour plan of above ground and below water level contours, including contours and levels on land adjacent opt the site and outside the application site boundary.

Reason: To ensure the site is restored to a satisfactory standard to support the nature conservation and grazing objectives of the approved after use.

Other

14. Written notification shall be given to the mineral planning authority, seven clear working days notice of the intention to start stripping soils.

Reason: To enable local residents and monitoring staff sufficient notice of the developments commencement.

15. No later than 6 months from the date of completion of mineral extraction all plant, machinery, foundations, hard standings and access roads, no longer required in connection with the workings, restoration or future use or management of the site shall be removed and the land restored in accordance with condition 13 above. The bell mouth/access onto the A338 should be reduced width commencer rite with that of a normal agricultural access and the land planted and restored to the satisfaction of the Mineral Planning Authority within 12 months of the date of completion f mineral extraction

Reason: In the interests of local amenities.

16. No development shall commence until details of external lighting have been submitted to the mineral planning authority for approval in writing

Reason : In the interests of local amenities.

17. No development shall commence until a detail plant layout planed stock pile area plan has been submitted to he mineral planning authority for approval in writing and thereafter implemented in accordance with that approval, prior to the commencement of mineral extraction

Reason: In the interests of local amenities.

18. Stockpiles of materials shall not exceeded 3 metres in height, unless otherwise agreed beforehand by the MPA in writing

Reason: In the interests of local amenities

19. No development shall commence until a surface water drainage scheme, to be implemented during operations, has been submitted to the MPA for approval in writing

Reason: to ensure there is no discharge of silt into water courses leaving the site.

16. Noise

(Environmental Health Officer to submit conditions that are to be reported orally, at committee)

17. Aftercare

An aftercare scheme showing the steps to be taken to restore the physical characteristics of the land to a condition suitable for nature conservation and conservation grazing shall be submitted for the approval of the waste planning authority within 6 months from the date of this permission

Reason: to ensure the land is satisfactorily managed for nature conservation purposes.

18. Vehicle Movement Restriction

Unless with the prior agreement of the mineral planning authority, in writing, no more than 44 heavy goods vehicles, carrying minerals and soils ( i.e. no more than 88 HGV movements through the access) shall exit the site on any one day.

Reason: In the interests of highway safety

19. Working hours

No vehicle shall enter or leave the site and no working shall take place except between the hours of 07.30 and 18.00 Monday to Friday and 08.00 and 13.00 on Saturdays. There shall be no working on Sundays or recognised public holidays

Reason: In the interests of local amenities.

8437/JD