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

1. Summary

1.1 Condition 2 of the planning permission for construction waste recycling on land adjoining Selborne Brickworks requires the recycling to cease and the site restored by 28 February 2005. The proposal is to extend the period for recycling by a further 5 years. The main issue is the detrimental impact of the associated lorry traffic on the local lanes (particularly Latchford Lane) and road users. A new access road which would avoid the use of Latchford Lane has been excavated but is not yet built. The recommendation is to allow the continuation of recycling until the end of October 2005, but restricting exportation of material to that required for the construction of the new access road and for infilling and restoring the existing Brickworks claypit only.

2. Site and Proposal

2.1 The site, as shown on the attached plan comprising an area of 0.39 hectares, was granted planning permission for construction waste recycling in June 2003. The site adjoins the proposed South Downs National Park. The nearest houses adjoin the claypit, and are about 100 metres from the application site. Condition 2 of the planning permission states that the recycling shall cease and the site restored by 28 February 2005. The application is to extend the period by a further 5 years.

2.2 The land adjoining Selborne Brickworks has planning permission for clay extraction followed by backfilling with soils and construction waste. Planning permission was recently granted for an extension to the claypit and for a new access road.

2.3 The applicant states that the original application was for a period of 3 years, but delays caused by the need for a legal agreement (for lorry routeing and to provide a financial contribution) meant that operations did not start until August 2003, therefore reducing the permission to 18 months. The purpose of the proposal is to screen imported materials to provide final capping and restoration material for the existing claypit, provide material for on site haul roads, provides material for the new road between the site and the proposed new entrance and provide recycled products sold on the open market.

2.4 The applicant also states that as soon as it has been constructed, he will use the new access road.

3. Development Plan

3.1 Hampshire Portsmouth and Southampton Minerals and Waste Local Plan Policy 6 concerning general considerations and Policy 46 concerning proposals for recycling.

4. Consultations

4.1 East Hampshire District Council objects on the grounds that the recycling facility in this relatively remote rural location involving the transportation of materials to and from the site is not considered to be sustainable development. The minor roads leading to and from the site are of inadequate width and alignment to accommodate safely the heavy vehicle traffic that would be generated by it.

4.2 The Environmental Health Officer, East Hampshire District Council raises no objection.

4.3 Selborne Parish Council strongly opposes the application for the following reasons:

(i) The current road network is just not suitable for the increased volume in traffic. The continuation of heavy lorries along these narrow roads would allow the detrimental effects for other road users and residents to persist, in particular where the Bordon Road joins Latchford Lane (where Oakhanger Farm is situated). Even if the haul road is completed, these roads will still be subject to gross disturbance.

(ii) Although recycling is important in general terms, this site is totally unsuitable due to its rural location in an Area of Outstanding Natural Beauty (AONB) and its proposed National Park status. There are already several sites within a few miles where recycling is permitted.

(iii) An extension would further delay the date by which the existing pits could be filled and the site restored to agricultural use. The restoration is to be completed by 30 April 2007, according to the County Council's review of the conditions attached to the site.

(iv) Furthermore, the current site operator has failed to look after the road and environment around the site.

4.4 The Oakhanger Preservation Society strongly objects to the proposals on the following grounds:

(i) Consider that the majority of waste brought in has been recycled and exported, increasing the number of lorry movements required to fill the pits;

(ii) Do not accept the applicants statement that material is always backloaded;

(iii) With no access road lorries would continue to use the current routes leading to the further destruction of local roads;

(iv) Oakhanger Road to the A325 being damaged and damage at Oakhanger Road/Latchford Lane junction;

(v) Total number of lorries using the site including waste, recycled material and clay exports is very considerable making Latchford Lane a very dangerous, narrow, winding country lane. Harms local existing businesses like Springfield Nurseries.

4.5 The Environment Agency - comments awaited.

4.6 The Council for National Parks has no comments.

4.7 The East Hampshire AONB Officer strongly objects to the application. The site is just outside the AONB but inside the proposed South Downs National Park. Traffic movements into and out of the site, and activities within the site, are not suitable in such a rural landscape.

4.8 Defence Estates Safeguarding raises no objection.

4.9 The Highways Adviser raises no objection subject to the new haul road being provided, that all vehicles entering/leaving the site use this route and that the applicants make a financial contribution towards the highway works.

4.10 The local Member, Councillor Scott, has been informed of the proposals.

5. Representations

5.1 Letters of objection have been received from 7 local residents on grounds of the impact of the lorry traffic in terms of damage to the road and verges and hazard to other road users, and the extension of the period of operations at the site as there are already sites for recycling in the locality.

5.2 The Council for the Protection of Rural England strongly objects on the grounds that:

(i) The need for construction waste recycling facilities is already met elsewhere in the neighbourhood;

(ii) The local road network is entirely unsuitable for heavy lorries;

(iii) Material harm would be caused to the surrounding landscape now subject to the South Downs National Park Designation Order 2002.

6. Chief Planning Advisers Comments

6.1 The principle of construction waste recycling at landfill sites is in accordance with policy. The issues are whether the recycling operations at this particular site are acceptable in terms of the impact for neighbouring residents and the impact of the associated lorry traffic, bearing in mind the site has been operational for about 18 months.

6.2 There have been complaints from local residents about the impact of the associated lorry traffic. However, the recycling operations within the site have not given rise to complaint, although it is noted that there is an objection from the nearest resident to this application on the grounds of unacceptable levels of dust affecting them and their property.

6.3 The lorries travel along Latchford Lane/Roman Road, which is inadequate to take this type of traffic. Consequently, there has been damage to the road and erosion/overrunning of the adjoining banks and verges. There are also businesses along this lane (Springfield Nurseries and at Southlands) which are adversely affected by the traffic and there is conflict between the lorry traffic and other road users because of the narrowness of the lane. Whilst it is recognised that the lorry traffic is not only related to recycling (lorries also take waste for infilling and for the export of clay) the damage has also had an adverse visual impact on a previously attractive lane which is within the proposed South Downs National Park. There have been justifiable complaints from local residents and objections to the planning application to extend the life of the recycling and so continuation of the associated lorry traffic.

6.4 Permission has been granted for a new access road across Chapel Farm which would mean that Latchford Lane/Roman Road would not have to be used by lorry traffic going to and from the brickworks with material for infilling and restoring the claypit. The route of the access road has been excavated, but it has not been constructed. However even after this access road is built and in use, the lorry traffic will still have an impact for local residents, particularly Oakhanger Farm, and other road users of the route from the access road to the A325 at Bordon. Extensive use by lorry traffic is also likely to lead to damage to the road and verges.

6.5 It is acknowledged that the recycling facility is needed to provide the material for constructing the haul road and to provide restoration material for the existing clay pit. The new access road will take lorry traffic away from Latchford Lane/Roman Road, therefore there is a benefit in retaining the recycling facility to provide material for the construction of the new access road.

6.6 In conclusion there are strong objections to the retention of the recycling facility because of the damage the lorry traffic has caused on the local lanes and the adverse impact for local residents and road users as a result of this traffic. However there is a benefit in retaining the recycling plant to provide material for the new access road and restoration material for the existing claypit. It is recommended therefore that planning permission is granted for an extension of time to end of October 2005 to enable the new access road to be constructed but conditions imposed to prevent the export of material other than that to construct the new access road or to restore the existing claypit. Whilst the concerns of the Highways Adviser about damage to Latchford Lane are recognised, it is not considered that a financial contribution would be reasonable if any permission is restricted as recommended.

Recommendation

That planning permission in respect of the extension of a temporary permission for construction waste recycling at Land adjoining Selborne Brickworks, Honey Lane, Selborne (F20661/042/CMA) be granted for the following reason subject to the following conditions.

Reason for Approval

Whilst it is considered that the proposal does not accord with Policy 46 of the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan because of the inadequacy and damage to local lanes and conflict with the other road users, there is a need for a continuation of construction waste recycling in order to construct the new access road. Therefore a limited consent to enable construction of the new access road would be in accordance with Policy 6 of the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan.

Conditions

Timescale

(1) The recycling shall cease and the site restored in accordance with condition 13 below by 31 October 2005 or on the completion of tipping within the Selborne Brickworks Claypit, whichever is the sooner.

Reason: In the interests of local amenity.

Restriction on exports

(2) No recycled material shall be exported from the site other than that required for the construction of the new access road or to provide material for infilling and restoring the existing Selborne Brickworks claypit.

Reason: In the interest of local amenity.

Waste

(3) The waste brought to the site for recycling shall be restricted to inert waste arising from construction and demolition and from the Selborne Brickworks resulting from the brick making process.

Reason: In the interests of local amenity.

(4) Unless otherwise agreed in writing by the Waste Planning Authority the amount of waste brought to the site for recycling shall not exceed a total of 400 tonnes per day. A record of the daily waste tonnages for landfill and recycling shall be kept at the site and made available to the Waste Planning Authority on request.

Reason: In order to restrict lorry traffic.

(5) No stockpiles of waste or recycled material shall exceed a height of 5 metres. All stockpiles shall be within the area edged red on drawing no. 148SBO 1B.

Reason: In the interests of visual amenity.

Highways

(6) The only vehicular access to and from the site shall be via the existing access onto Honey Lane, as shown on drawing no 148SBO 1B until the construction of the new access road is complete. No lorry shall turn right out of the site or left into the site to or from the direction of Selborne. When the new access road is constructed the use of the existing access shall cease.

Reason: In the interests of road safety and local amenity.

(7) The approved measures to prevent mud being deposited on the highway shall be implemented for the duration of the development and 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.

Hours of Working

(8) 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 0700-1300 Saturday. There shall be no working on Sundays or recognised public holidays.

Reason: In the interests of local amenity.

Noise and Dust

(9). Noise from the recycling activities shall not exceed 55dB(A)LAeq 1 hour (freefield) when measured at any residential dwelling.

Reason: In the interest of local amenity.

(10) The concrete crusher and screener shall be located no closer than 150 metres from the nearest residential dwelling.

Reason: In order to minimise noise disturbance.

(11) The concrete crusher shall be used for a maximum of five working days in any four week period. A record shall be kept on site of the periods of use, and made available to the Waste Planning Authority on request.

Reason: In the interests of local amenity.

(12) The approved dust suppression measures shall be implemented for the duration of the development.

Reason: In the interests of local amenities.

Restoration

(13) On cessation of recycling, all plant, machinery, hardstandings and stockpiles shall be removed and the site restored to agriculture.

Reason: To secure the restoration of the site.

PDC/9167