Archived decisions

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

1. Summary

1.1 The proposal is for raising levels on a field adjacent to the former tipping site at Woodington Farm. The field is at a low level and liable to waterlogging. The applicant wishes to raise levels to improve drainage. The recommendation is to grant permission, subject to planning conditions.

2. Site and Proposal

2.1 The site, as shown on the attached plan, was a former mineral working restored at low level. The adjoining site has been the subject of tipping, and is in the final stages of restoration. The nearest houses adjoin the site, one of the houses belonging to the owner of the site. A pipe manufacturing company also adjoins the site.

2.2 The site comprises a field of 1.977 hectares. The field is low-lying and liable to waterlogging in wet weather. The proposal is to import about 15,500 cubic metres of soils, sub-soils and inert material (between 0.2 to 1.8 metres). The existing access to the previous tipping site would be used. There would be between 16 and 33 deliveries per day. The work would be completed in three to six months, dependent on the availability of suitable material. The purpose is to improve the drainage and agricultural quality of the land.

3. Development Plan

3.1 Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (Adopted December 1998) Policies 6 and 7 concern proposals for tipping.

4. Consultations

4.1 Test Valley Borough Council - comments awaited.

4.2 Environmental Health Test Valley raises no objection, subject to conditions.

4.3 Wellow Parish Council is firmly opposed as can see no justification for further tipping; previous tipping not able to restore to agricultural use. Concern at potential pollution to the River Blackwater. Residents already suffered a large number of lorry movements to and from the adjoining site for a long period; further period unacceptable.

4.4 Environment Agency raises no objection.

4.5 The Highways Adviser raises no objection, subject to routeing of lorries to and from the A27.

4.6 The local Member, Councillor Woodhall, has been informed.

5. Representations

5.1 Two letters of objection have been received from local residents, objecting to the use of Whinwhistle Road, Wellow as route for lorries to the A36. A neighbouring industrial firm raises no objection in principle, provided concerns about drainage are addressed.

6. Chief Planning Adviser's Comments

6.1 The site was part of a former sandpit left at low level. The main area of the former sandpit was granted planning permission for tipping. The waste tipping was completed last year and the restoration earlier this year. The site has now been grass seeded. The tipping at this adjoining site was not carried out in accordance with the original approved plans and the restoration has been secured following successful enforcement action.

6.2 The field which is the subject of this application suffers from poor drainage and the proposed scheme is designed to resolve this problem. The scheme does not involve any amendments to the adjoining restored site.

6.3 The main issues are the balance between the benefits of the improvement for the landowner, who lives in one of the houses adjoining the site, and the disturbance to the other neighbour and the adjoining industrial premises from the operations and the wider disturbance to the community from the lorry traffic.

6.4 The proposal is for a short period, three to six months, and impacts can be controlled by condition. A main concern is the impact on drainage. Proposals are included to ensure that the drainage from the site does not cause flooding problems for adjoining landowners.

6.5 The Parish Council's objections are noted. The adjoining site has been restored to grassland which, whilst not of high agricultural quality, is capable of agricultural use. There are no records of the previous tipping having caused any pollution problems for the River Blackwater. It is acknowledged that the area has suffered for several years from the lorry traffic serving the adjoining tip site. This proposal would give a period of further disturbance, albeit for a short time. The main objections are from residents of Whinwhistle Road, which is the route to the A36. Routeing lorries to and from the A27 would avoid use of this residential area.

6.6 In conclusion the proposal would give a further period of disturbance, but there is a justification in improving drainage and it would be for a short period.

Recommendation

That planning permission in respect of improvement of land through the raising of levels at land at Woodington Farm, East Wellow, Romsey (TVS07366/4) be granted for the following reason and subject to the following conditions:

Reason for Approval

It is considered that the proposal would be in accordance with the Development Plan (summary 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

Commencement

(1) The development hereby permitted shall be begun before the expiration of six months from the date of this permission.

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

(2) The tipping shall cease and the site be restored to agriculture by 30 September 2005. The date of commencement shall be notified to the Waste Planning Authority in writing within seven days.

Reason: In the interests of local amenity.

Hours of Working

(3) Unless otherwise agreed in writing by the Waste Planning Authority no heavy goods vehicles shall enter or leave the site and no plant or machinery shall be operated except between the following hours: 0800-1800 Monday to Friday and 0800-1300 on Saturday. There shall be working on Sunday or recognised public holidays.

Reason: In the interests of local amenity.

Highways

(4) No tipping of waste shall take place until measures to be taken to prevent mud from vehicles leaving the site being deposited on the public highway have been implemented. No lorry shall leave the site unless its wheels and chassis have been cleaned sufficiently to prevent mud being carried onto the highway.

Reason: In the interests of highway safety.

(5) The existing access only shall be used; all vehicles shall enter and from the direction of the A27and leave towards the A27.

Reason: In the interests of highway safety.

Drainage

(6) No tipping of waste shall take place until details of the drainage ditches to be installed have been agreed in writing by the Waste Planning Authority. The ditches shall be installed as approved.

Reason: In the interests of drainage.

8866/PDC

APPENDIX

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.