Hampshire County Council Regulatory Committee Site Visit 15 December 2003 Applicant: Basingstoke Skip Hire Change of use to waste recycling centre at Former Oil Well Site, New Farm, South Warnborough (Application No. 03/01493/CMA) (County Council Ref: HR094) Report of the Chief Executive and the Chief Planning Adviser to the Regulatory Committee.

Item 7

Contact: Peter Chadwick, ext 6728 email: [email protected]

1. Summary

1.1 Planning permission is sought for a change of use to a waste recycling centre at the former oil well site at New Farm, South Warnborough. There is a need for such recycling facilities. The environmental impacts of the operation of the site can be controlled and therefore would not be unacceptable. The recommendation is to grant planning permission subject to conditions. However, in order to monitor the proposal it is recommended to limit the permission for a period of five year's.

2. Site and Proposal

2.1 The site, as shown on the attached plan, is a former oil exploration well site constructed in the mid 1980s. It comprises an area of about 0.7 hectares. The site has a concrete surface, installed by the oil company, and surrounded by a 4 metre high landscaped soil bund.

2.2 The proposal is to use the site for waste recycling. This would include the processing of construction and demolition waste by screening and crushing to provide soils and secondary aggregate. There would also be recycling of cardboard and packaging waste, and green waste (including wood chippings). The application is in part retrospective, as the site has been used for construction waste recycling. However this activity was carried out by a different operator, and not the applicant.

2.3 It is estimated that the site would handle a maximum of 100,000 tonnes of waste per year. The proposed hours of working would be 0600 to 1800 Monday to Friday, and between 0600 and 1400 on Saturday. A maximum of 40 lorry movements (20 loads) per day are anticipated, with an average of about 34 per day. Access to the site would be via the existing haul road adjacent to Pickaxe Lane which was constructed by the oil company before joining the B3349.

2.4 The nearest houses to the site are along Pickaxe Lane, the closest being about 450 metres from the site.

3. Development Plan

3.1 Hampshire County Structure Plan Review 1996 - 2011 (adopted March 2000) policy MW2 concerns waste proposals.

3.2 Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (adopted December 1998) Policy 46 concerns proposals for waste transfer and recycling.

4 Consultations

4.1 Hart District Council raises objection on the following grounds;

(i) consider site is in very close proximity to residential properties and it is felt there will be considerable noise, dust and odour nuisance caused by the proposal. If permission is granted substantial mitigating measures should be put in place. There are strong concerns about highway safety, traffic generation, suitability of the access road, especially given the recent traffic calming measures that have been implemented in the village;

(ii) there is likely to be considerable visual impact arising from the recycling centre;

(iii) the access is not considered suitable for the new traffic. It is difficult to assess the amount of additional traffic that will be generated by the proposal;

(iv) given the proximity of the proposed works to residential properties, it is critical that a noise report, dust and other assessments are carried out prior to granting consent; and

(v) it is considered that if permission were to be granted, that proposed mitigating measures are considered, which should be as robust as they can be.

4.2 Environmental Health (Hart District Council) - comments awaited.

4.3 The Environment Agency - comments awaited.

4.4 The Highways adviser comments that the operation is likely to generate approximately 40 movements per day which it is considered can be adequately accommodated on the highway network serving the site. A traffic calming scheme has been carried out in South Warnborough village street which helps to reduce vehicles speeds and manage traffic in a safe manner. The establishing of an oil well at this site (see paragraph 7.2) would generate significant numbers of HGVs in its setting up. The site is currently being used as an unauthorised waste transfer station with no record of any problems and the adjacent farm is used as a haulage depot. There have been no injury accidents in the vicinity of the site access with the B3349 in the last three year's. Taking all of the above into account there could be no highway objections to the proposal.

4.5 South Warnborough Parish Council objects strongly on the following grounds;

(i) no indication of need for this type of recycling centre in this rural area;

(ii) there will be considerable noise and dust arising from the recycling plant, particularly the concrete crusher. This will have a detrimental effect on neighbouring residents of Pickaxe Lane;

(iii) the extra traffic movement is currently estimated at 20 lorries per day, it is highly probable that numbers will increase over time. The access road is in an elevated position and lorries will generate substantial noise and dust as well as being very visible;

(iv) extra movement of lorries through South Warnborough will affect its residents. A traffic calming scheme has been implemented through the village, any increase in traffic, particularly heavy vehicles will negate all this long awaited and expensive work; and

(v) consider site and access should be restored to agriculture if not required by the oil company. This is a change of use by default and should not be seen as a precedent for the current application.

4.6 Councillor Mrs Leversha has been informed.

5 Representations

5.1 Five letters of objection have been received from local residents, most being residents of Pickaxe Lane. The objections are on the grounds that the original permission for the oil well site included its restoration to agriculture which should be enforced, the site is not `brownfield', access is off a narrow country lane, concrete crusher will produce unacceptable levels of noise and dust, concern about vermin (rodents and flies), concern about odour from green waste, the increased lorry traffic through South Warnborough as unacceptable, and the site is in a quiet rural area whereas the proposal should be in an industrial area.

6. Site Visit

6.1 In the light of local concerns, the Committee undertook a site visit on 15 December 2003 and met representatives of Hart District Council, South Warnborough Parish Council and the applicants. The comments of those present are outlined below.

6.2 The Chief Planning Adviser described the application and stressed that the purpose of the site visit was for Members to familiarise themselves with the access to the site and the relationship of the site to neighbouring uses; he stressed that most of the lorries visiting the site would pass through South Warnborough.

6.3 Local Member, Councillor Mrs Leversha, advised that she would put her views in writing and attend the Committee meeting when the proposal was being considered. The Hart District Council representatives drew attention to the houses in Long Sutton which overlook the site and would be affected by noise generated by the site if the prevailing wind was blowing. Attention was drawn to four or five properties along Pickaxe Lane. The District Council Environmental Health and Planning Officers advised that they would submit their comments in writing.

6.4 The South Warnborough Parish Council representative outlined her concerns about heavy traffic using Pickaxe Lane up to the site and the possible conflict with local private cars. She would not support the extra lorry traffic through South Warnborough, particularly bearing in mind the recent traffic calming measures which have been installed.

6.5 The agent for the applicant described the site as relatively isolated and screened by a fully mature landscaping which is some 20 years old. He explained that the type materials dealt with at the site would create little odour. He confirmed that a noise assessment would be made and noise levels would be the subject of a planning condition and would strictly be enforced. There might be a need to allow material to be brought to the site through the night, but otherwise there would be no activity outside the standard permitted opening hours. It was stressed that the haul road would be surfaced with tarmac.

7. Chief Planning Adviser's Comments

7.1 The main issues associated with this application are planning status of the site, the impact of the proposals for local residents and the policy support for recycling.

7.2 The site was constructed as a well site following exploration drilling (Humbly Grove B), however, it is not in use and has not been used for several years. The site was included in the Environment Act Reviews of the Humbly Grove Oilfield in 1999 and retained. Therefore the site has planning permission as an oil well site until 2025 or cessation of oil production, whichever is the sooner. Whilst there is a condition requiring the sites restoration to agriculture, this would not be enforceable for many years. The use of the site for recycling would not prejudice the use of the well site for oil exploration as it does not involve the construction of any permanent structures. No objection is raised by Star Energy, which operates the Oilfield. In these circumstances, it is considered that the site is a `brownfield' site, albeit with a requirement to restore to agriculture in the future. Consequently, it is considered that a temporary consent for recycling would not prejudice the oil well site, nor prevent the restoration of the well site at a later date.

7.3 The main impacts for local residents are potential for noise disturbance and the impact of the lorries travelling to and from the site. The recycling site is bunded which will provide noise attenuation. The nearest houses are not close to the site. Accordingly, it is considered that the noise generated from the recycling could be managed within acceptable limits. A condition can require measures and monitoring to ensure acceptable noise levels are not exceeded. There is a potential noise issue from the lorries travelling along the haul road, however, the proposal is to re-grade and re-surface the haul road to address this issue. Again, a condition can require these works to be carried out within an acceptable timescale. Dust is also a potential cause of disturbance, particularly from the haul road. The surfacing of the road will also have benefits in keeping down dust generation and enable greater dust control. Again, this can be covered by condition.

7.4 The proposals would generate additional lorry traffic, up to 40 lorry movements, which would travel to the site. The majority would travel through South Warnborough. The main road is capable of taking this level of traffic and there is a purpose built haul road, which would avoid the use of Pickaxe Lane, other than at its junction with the main road. Whilst there would be additional traffic, it is not considered that this level of activity would be unacceptable.

7.5 With regard to the type of waste handled by the site some concerns were raised following the site visit about handling paper and cardboard and the facilities required for this activity. The applicant has confirmed that it is envisaged that it is only paper and cardboard received as part of construction waste that is involved. These would be stored in a sealed container prior to removal for recycling.

7.6 Finding suitable sites for this type of recycling is very difficult and it is important to have more sites if the level of recycling is to be increased to meet national targets. No site will be perfect. The application site conforms with policy as a `brownfield' site, it is well screened and bunded. Although objections have been raised that the site is close to houses, it is considered that houses are not that close to be significantly affected by operations within the site.

7.7 It is acknowledged that the site is some distance from the sources of waste and recycling markets such as Basingstoke and Blackwater Valley. However, the distance is not unreasonable, particularly bearing in mind the difficulty in finding suitable sites.

7.8 In conclusion, it is considered that the proposal is in accordance with policy, provided it is for a temporary period not exceeding the permitted life as an oil well site. There is a need for further recycling facilities in Hampshire. It is considered that the bunding around the site and the distance from houses are such that the impact on amenity would not be unacceptable. Whilst there would be disturbance from additional lorry traffic, this would not be an intensive operation and the level of traffic would not be unacceptable. Therefore, it is recommended that permission be granted, subject to conditions.

Recommendation

That planning permission in respect of a change of use to waste recycling centre at the former oil well site, New Farm, South Warnborough (03/01493/CMA) be granted for the following reason and subject to the following conditions.

Reason for Approval

The proposal would be in accordance with the development plan (as summarised as attached) and would not materially harm the character of the area or the amenity of local residents and would be acceptable in terms of highway safety and convenience.

Conditions

Time limits

(1) The development hereby permitted shall be begun before the expiration of one year from the date on which this permission was granted.

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

(2) The permission shall be for a temporary period expiring on 31 December 2008 on or before, which date the use of land for waste recycling shall cease, all machinery, structures and waste be removed and the land reinstated.

Reason: In order to assess the impact of the site.

Pollution control

(3) Any above ground oil/chemical storage tank/container and associated pipe work shall be bunded in a manner so as to retain at least 110% volume of the tank capacity. All filling points, vents, gauges and sight glasses must be located within the bund, which shall be sealed so as to retain any spillages.

Reason: To prevent pollution to the water environment.

(4) Waste imported to the site shall be restricted to inert construction and demolition waste only. All waste shall be stored within the areas identified on drawing numbers 2126/03B.

Reason: In the interests of local amenity.

Hours of working

(5) Unless otherwise agreed in writing by the Waste Planning Authority, no lorries shall enter or leave the site, and no operations shall take place within the site except between 0730 and 1800 hours Monday to Friday and between 0730 and 1300 hours on Saturday, and not at all on Sunday and recognised public holidays.

Reason: In the interests of local amenity.

Noise and dust

(6) Within one month of the date of this consent an Environmental management scheme for controlling and monitoring noise and dust shall be submitted to the Waste Planning Authority for approval in writing. The scheme shall be implemented as approved.

Reason: In the interests of local amenity.

(7) No stockpiles shall exceed 4 metres in height.

Reason: To minimise visual impact.

Highways

(8) Access to the site shall be via the former well site access road only, as shown on drawing numbers2126/01

Reason: In the interests of highway safety.

(9) Within three months of the date of this consent the access road to the site shall be regraded and surfaced with tarmacadam.

Reason: In the interests of local amenity.

Section 100 D - Local Government Act 1972 - background papers
The following documents disclose facts or matters on which this report, or an important part of it, is based and has been relied upon to a material extent in the preparation of this report.
NB the list excludes:
1.	Published works.
2.	Documents which disclose exempt or confidential information as defined in the Act.

TITLE	LOCATION
Change of use to waste recycling centre at Former Oil Well Site, New Farm, South Warnborough. (Application No. 03/01493/CMA) (County Council Ref: HR094)	Environment Department

8459/PC

APPENDIX

HAMPSHIRE COUNTY STRUCTURE PLAN REVIEW 1996 - 2011 (ADOPTED MARCH 2000)

Policy MW2

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

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

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

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

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

Policy 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 brown field 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.