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

1. Summary

1.1 Planning permission is sought for a power generation plant and associated sub-station at Fair Oak Landfill Site. It is considered that the proposed plant is in accordance with policy. Specialist reports from the applicant conclude that the proposal is unlikely to have unacceptable impacts from noise or air emissions. Additional information has been requested from Eastleigh's Environmental Health Officer to confirm this conclusion.

1.2 The power plant itself would not be visually intrusive and its impact is minimised by the proposed landscaping and materials. Subject to the submission of additional detail to confirm the conclusions of the noise and air quality reports, it is recommended to grant planning permission.

2. Site

2.1 The Fair Oak Landfill Site, as shown on the attached plan, totals an area of about 13.5 hectares adjacent to Knowle Lane. Access is via the adjacent golf course. Planning permission for sand extraction and landfill, with restoration to agriculture, was approved in 1989. Following sand extraction the void is engineered and clay lined to provide landfill cells. Sand extraction has been completed and the site is now used for deposit of a range of wastes, including domestic, industrial and commercial. Waste tipping is permitted to 31 December 2006.

2.2 Earlier this year planning permission was granted for a gas flare at the site. The nearest properties are at East Horton Farm, East Horton Golf Centre to the south-east, Sandlewood and East Horton Cottage adjoining the landfill site to the west, Knowle Hill Farm to the south-east and along Knowle Lane to the west.

3. Proposal

3.1 The proposal is to develop a power generation plant using landfill gas generated by the landfill site. The plant would be housed in a compound measuring 25 metres by 20 metres. The compound would be located to the north-west of the existing weighbridge and office. The plant would comprise two generators, which would be in acoustically treated containers. There would also be a flare which is required for backup and safety reasons. The height of the flare and exhaust stacks on the generators would be about eight metres. In addition there would be an operator's cabin, fuel store and electrical switch gear. The compound would be enclosed by a 2.5 metre high palisade fence. A plan showing the elevations and layout of the proposed plant is attached. Access to the compound would be via the existing road through the adjacent golf course. The plant is expected to generate about 2.25 megawatts (mw) of electricity for about 15 years.

3.2 In addition to the compound there is the need for new sub-station for connection to the grid. This would be located on Knowle Lane and comprise two Glass Reinforced Plastic enclosures housing switch gear and metering, one for SITA and one for the Regional Electricity Company, within a compound measuring about 8.5 metres by 6 metres enclosed by a 2.2 metre high palisade fence. There would also be a new access onto Knowle Lane with a surfaced turning/parking area for maintenance vehicles. The location of the sub-station is determined by the Regional Electricity Company as the point of connection to the grid.

3.3 The planning application is accompanied by specialist Noise and Air Quality Assessment Reports. These conclude that noise levels are within guidelines, and the likelihood of complaints from the nearest residents is, at worse, marginal. The air quality assessment concluded that there are unlikely to be any unacceptable impacts.

4. Development Plan

4.1 Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (Adopted December 1998) Policy 53 concerns ancillary development at landfill sites.

5. Consultations

5.1 Eastleigh Borough Council has been informed.

5.2 Environmental Health Officer (Eastleigh Borough Council) has requested additional information and clarification in relation to the noise and air quality reports.

5.3 Environment Agency raises no objection.

5.4 Fair Oak and Horton Heath Parish Council raises no objection.

5.5 The Highways Adviser raises no objection, subject to conditions concerning the new sub-station regarding a turning space for vehicles within the site and set back of gates from the road.

5.6 East Horton Golf Centre raises no objection.

5.7 The local Member, Councillor Roling, has been informed.

6. Representations

6.1 One local resident raises objection on the grounds that the proposed entrance to the sub-station is onto Knowle Lane, which is a dangerous road and requires the removal of an established countryside hedgerow; noise and pollution from the proposed plant; and represents industrial activity encroaching further down the lane into countryside.

7. Chief Planning Adviser's Comments

7.1 The principle of using the landfill gas for power generation is supported by both national and local policies . The issues are the environmental impacts, particularly in terms of potential for noise, air quality and visual impact.

7.2 With regard to noise and air quality the main impacts identified in the specialist reports are those of impact for local residents, particularly as the nearest properties (Sandlewood and East Horton Cottage) adjoin the site. However, these properties have been bought by SITA and are unoccupied. SITA has confirmed that the properties will remain unoccupied for the duration of the landfill and restoration. Whilst the conclusion of the report is that residents of these properties, if re-occupied, would not suffer from unacceptable noise, additional detail has been requested and final confirmation from the Environmental Health Officer of this conclusion is awaited.

7.3 In relation to the visual impact it is considered that the proposed plant and flare stack would not be intrusive. There is a visual impact from the proposed sub-station on Knowle Lane as it involves removal of hedgerow and creation of a new access, although landscaping details have been submitted to minimise the impact. Whilst there would be a loss of hedgerow, the location is dependent on the requirements of the Regional Electricity Company for connection to the grid.

7.4 The objection from the local resident is noted. However, the traffic impact on Knowle Lane would be negligible as, after construction, only maintenance vehicles would need to access the sub-station. The main access to the power plant would remain via the golf course. The power plant would be a temporary installation, albeit for about 15 years while the site generates sufficient gas, after which it would be removed.

7.5 In conclusion it is considered that the proposed plant is in accordance with policy and would not give rise to adverse environmental conditions. Therefore it is recommended to grant planning permission.

Recommendation

That, subject to the submission of additional details to confirm the conclusions of the noise and air quality reports, planning permission in respect of Renewable Power Generation Scheme at Fair Oak Landfill Site, off Mortimer Lane, East Horton Farm, Fair Oak (S/05/53911) 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

Commencement

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

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

Timescale

(2) The permission shall be for a temporary period expiring on 31 December 2020 or when the generation equipment is no longer required, whichever is the sooner. Within six months of the cessation of power generation all plant, machinery and hardstandings no longer required shall be removed and the land reinstated.

Reason: In the interest of local amenity.

Hours of Working

(3) Except with the prior approval of the Waste Planning Authority in writing, maintenance shall only be carried out during the following hours: 0800 to 1800 Monday to Friday; 0800 to 1300 Saturday and not on Sunday or public holidays.

Reason: In the interest of local amenity.

Highways

(4) Any gates provided shall be set back a distance of six metres from the edge of the carriageway of the adjoining highway.

Reason: In the interests of highway safety.

(5) A turning space shall be provided within the site to enable vehicles using the site to enter and leave in forward gear.

Reason: In the interest of highway safety.

Protection of 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 greater. 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, Dust and Odour

(7) Each gas engine shall be housed in an acoustic enclosure capable of containing noise emissions to a level of 60dB(A) at one metre.

Reason : In the interest of local amenity.

(8) Prior to development commencing an Environmental Management Scheme for the control of noise, odour and emissions at the site shall be submitted to the Waste Planning Authority for approval in writing. The Scheme shall be implemented as approved for the duration of the site's operation.

Reason: In the interest of local amenity.

418/PDC

Annexe to Reasons for Conditions

(as required by Article 22 of the Town and Country Planning

(General Procedure) Order 1995 - as amended)

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Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (Adopted) 1998

Policy 53

The Waste Planning Authorities will permit plant, machinery, buildings and other development ancillary to waste disposal, processing and transfer facilities within the boundary of or adjacent to the facility, provided that:

(i) the development is required solely in connection with the operation, administration or servicing of the waste facility; and

(ii) any plant, machinery, building or other structure is to be designed, constructed and landscaped so as to minimise any adverse impact on the amenities of the area and, in any case, it would not be likely to give rise to any unacceptable environmental or traffic impact or other detrimental effect; and

(iii) the size, type and nature of the development are appropriate to the scale of the waste facility for which it is required; and

(iv) any plant, machinery, building or other structure would be removed as soon as the use of the waste facility has ceased and the site would be restored to a satisfactory condition suitable for an agreed beneficial after-use.