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

1. Summary

1.1 Planning permission is sought for the operation of a skip hire and waste recycling business at Manor Farm, Monk Sherborne. The main issue is the impact of the lorry traffic on Flat Firs (the route to the A339). The recommendation is to grant planning permission subject to agreement over off-site highway works.

2. Site and Proposal

2.1 The site, as shown on the attached plan, is approximately 0.6 hectares in area and is located within the farm buildings at Manor Farm Monk Sherborne.

2.2 Planning permission is sought for the operation of a skip hire business and recycling operation and associated activities on land at Manor Farm, Monk Sherborne. The application is retrospective as operations at the site started before the application was made. There is a chalk quarry and an inert landfill site adjacent to the application site. The access constructed for the chalk pit is being used and would continue to be used.

2.3 The proposal comprises the storage and sorting of construction and demolition waste. It does not involve the use of crushing or screening plant. A maximum of 15 loads per day would be imported into the site, therefore generating 30 lorry movements. It is proposed to operate the site between 0700 and 1800 hours Monday to Friday and between 0800 and 1300 hours on Saturdays. Access would be via the existing landfill/quarry access, and the lane to the A339.

3. Development Plan

3.1 Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (Adopted December 1998) Policy 46 refers to proposals for waste transfer and recycling.

4. Consultations

4.1 Basingstoke and Deane Borough Council raises no objection, subject to the requirements of the Highway Authority being implemented in order to maximise highway safety, and the requirements of the Environmental Health Officer being implemented to minimise the impacts of the development on the surrounding residents.

4.2 The Environmental Health Officer, Basingstoke and Deane Borough Council raises no objection, subject to no crushing or screening operations taking place at the site and appropriate measures being in place to deal with noise, vibration and dust arising from the site.

4.3 The Environment Agency - comments awaited.

4.4 The Highways Adviser comments that the road leading to the site from the A339 (known locally as Flat Firs) is of limited width and construction. The site entrance is located on a right-angled bend where visibility is restricted. Following on-site discussions with the applicant it has been agreed that the applicant will improve visibility at the access as required. In addition the applicant will also either complete an agreement for off-site highway works to improve opportunities for passing facilities on Flat Firs or agree to a restriction on total movements from the site for all uses.

4.5 Monk Sherborne Parish Council raises concerns about the increase in heavy traffic on a country lane, and potential harmful impacts from waste disposal, in particular dust and non-conforming waste.

4.6 The local Member Councillor McNair Scott raises concern about highway safety, as the entrance to the site is at the apex of a right-angled bend and the lanes are too narrow to accommodate two-way traffic, particularly when large vehicles are involved. If planning permission is to be granted, it must be subject to work being undertaken to improve the safety of the route including improvements to the entrance and passing places.

5. Representations

5.1 Letters have been received from two local residents and the local District Councillor raising objection on the grounds that the road leading from the A339 is narrow with blind spots. The road is deteriorating and additional heavy traffic will exacerbate the situation. There is also concern about possible dust, dirt and smell from the operations on site. A letter has also been received from Basingstoke Skip Hire raising objection on highway grounds, commenting that a previous application submitted by them for waste transfer at the site in 1990 was refused on highway grounds.

6. Chief Planning Advisers Comments

6.1 The principle of developing transfer stations, which enable recycling and diverting waste from landfill, is supported. The main issue is whether this site is a suitable location for such an activity, both in environmental and highway safety terms.

6.2 The site is, in principle, in accordance with policy as it is within the built up area of the farm and adjacent to a landfill site. It is also well-screened, and the site operations could be controlled by condition to prevent an unacceptable impact for the locality in terms of noise or dust.

6.3 The main issue concerns the use of a narrow lane to gain access to the A339, which is part of the Hampshire Lorry Network. The road is limited in terms of width and construction, and the site entrance is on a bend with restricted visibility. There would be the need for improvements to the lane and visibility to accommodate additional lorry traffic. Provided these highways works are implemented or there is no net increase in total lorry traffic from the site it is recommended to grant permission.

Recommendation

That subject to carrying out access visibility improvements, and either an agreement for off-site highway works to improve opportunities for passing facilities on Flat Firs or a restriction on total movements from the site for all uses, planning permission in respect of Change of Use from Agriculture to Skip Hire and Associated Recycling Operation (In Retrospect) at Manor Farm, Monk Sherborne, Tadley(BDB/59091) be granted for the following reason 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

Time limits

1. The use of the site for waste transfer and recycling shall cease and all plant, machinery, waste and stockpiles shall be removed and the site reinstated no later than 31 December 2011.

Reason: In the interest of local amenity.

Hours of Working

2. 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: 0700-1800 Monday to Friday and 0800-1300 on Saturdays. There shall be no working on Sundays or recognised public holidays.

Reason: In the interests of local amenity.

Highways

3. All vehicles shall turn right into the site, and turn left out of the site.

Reason: In the interests of highway safety.

4. Measures shall be taken to prevent spoil and mud from vehicles leaving the site being deposited on the public highway. The measures shall be implemented for the duration of the operation of the site.

Reason: In the interest of highway safety.

Protection of Water Environment

5. All areas where waste is stored, handled or transferred shall be underlain by impervious hard-standing with dedicated drainage to foul sewer or sealed tank.

Reason: To prevent pollution of the water environment.

6. Any facilities for the storage of oils, fuels or chemicals shall be sited on impervious bases and surrounded by 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 pipework shall be located above ground where possible and protected from accidental damage.

Reason: To prevent pollution of the water environment.

Noise and Dust

7. All vehicles, plant and machinery operated within the site shall be maintained in accordance with the manufacturers' specification at all times, and shall be fitted with and use effective silencers.

Reason: To minimise noise disturbance from operations at the site.

8. The measures for dust suppression set out in 5.0 in the Planning Statement dated 23 July 2004 shall be implemented for the duration of the development.

Reason: In the interests of local amenities.

Storage

9. There shall be no tipping, sorting or storage of waste outside the bays shown on drawing No: GBF/003.

Reason: To protect the amenities of the area.

10. Skips shall only be stored in the skip storage area shown on Drawing No: GBF/003.

Reason: To protect the amenities of the area.

Restriction of Permitted Development Rights

11. Notwithstanding the provisions of Part 4 schedule 2 of the Town and Country Planning (General Permitted Development) Order 1995 (or any order revoking and re-enacting that order) fixed plant or machinery, structures and erections or private ways shall not be erected, extended, installed or replaced at the site without the prior agreement of the Waste Planning Authority in writing;

Reason: to protect the amenities of the area.

9172/PDC