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

1. Summary

1.1 Planning permission is sought for the use of Units 1 and 2 Eversley Haulage Park, Eversley, for the storage of secondary aggregates, recycled materials and skips for a temporary period to 2010 to coincide with the associated recycling facilities on adjacent land, together with the erection and use of replacement vehicle workshops. It is considered that the proposal is in accordance with policy and would not give rise to unacceptable adverse impacts for the locality or the nearby areas of nature conservation importance. Therefore it is recommended to grant planning permission subject to conditions.

2. Site and Proposal

2.1 The site, as shown on the attached plan, comprises Units 1 and 2 within the Eversley Haulage Park totalling an area of 0.65 hectares. Access to the Haulage Park is from the A327. The site adjoins Eversley Quarry operated by Lafarge. The site adjoins the Castle Bottom to Yateley and Hawley Heaths Site of Special Scientific Interest (SSSI), which is part of the Thames Basin Heaths Special Protection Area (SPA).

2.2 The applicant has been granted planning permission on Units 4 and 8 of the Eversley Haulage Park for recycling of construction and demolition waste, installation and use of a waste sorting plant and replacement portacabin offices. This permission is for a temporary period to 31 December 2010. The success of these recycling operations means the applicant is now experiencing operational problems in having sufficient

space to store processed material and skips. The increased use for recycling has also caused health and safety issues for the operation of the vehicle workshops at the site.

2.3 The proposals are to use Units 1 and 2 for the storage of recycled material in eight bays, the storage of recycled topsoil and crushed concrete and the storage of empty skips. Stockpiles would be a maximum of four metres high. In addition it is proposed to replace the existing building on the site (which has a floor space of about 185 square metres) with a new vehicle workshop (with a floor space of about 747.25 square metres). The new building would measure about 30.5 metres by 24.5 metres and 7.5 metres high. It would be a steel portal framed building, with green cladding and would contain standard vehicle servicing equipment. The building would have five bays each with a roller shutter door. Any fuel would be stored in appropriately bunded tanks. There would also be provision for seven parking bays for articulated lorries, 12 car parking spaces and storage of plant and equipment.

2.4 A supplementary dust report has been submitted with the application. The report concludes that with the continued operation of the dust suppression measures it was considered very unlikely that there will be a dust nuisance.

3. Development Plan

3.1 Hampshire Portsmouth and Southampton Minerals and Waste Local Plan Policies 6 and 7 concern the environmental impacts of waste proposals; Policy 46 concerns proposals for waste storage.

4. Consultations

4.1 Hart District Council raises objection on the following grounds:

(i) scales shown on plans incorrect (NB this has been rectified);

(ii) concern at whether adequate landscaping to minimise impact;

(iii) concern at possible adverse impact for protected species or habitats within adjoining SSSI/SPA; and

(iv) not convinced that proposal would not lead to an increase in traffic movements.

4.2 Environmental Health Officer, Hart District Council has no comments.

4.3 Eversley Parish Council has a holding objection, detailed comments awaited. Previously the Parish Council raised objection to the associated recycling facility on the grounds of noise generation, working hours and light pollution. Also expressed concern that site on the edge of an SSSI.

4.4 Hartley Wintney Parish Council raises no objection.

4.5 Environment Agency raises no objection.

4.6 English Nature has been informed.

4.7 Blackbushe Airport raises no objection.

4.8 Highways Adviser comments that as the replacement workshop would only be used to service the applicant's vehicles, and the proposal is to formalise the use with the associated recycling facility, there would not be additional vehicle movements above the existing uses. Therefore raises no objection.

4.9 The local Member, Councillor Simpson, has been informed.

5. Representations

5.1 British Car Auctions raises objection on the grounds the proposal will produce more dust borne pollution which would affect the vehicle valeting operation at the auction centre.

6. Chief Planning Adviser's Comments

6.1 In principle the use of this site within the Eversley Haulage Park for these activities is in accordance with policy. The issues are whether there would be any adverse visual impact from the replacement building and whether there would be additional harm for the adjoining areas of importance for nature conservation from the proposals.

6.2 Whilst the replacement building is larger than that currently on-site it is located to the rear of Unit 2 and screened by the bund and landscaping along the frontage of the Haulage Park and the retained woodland within the adjacent Eversley Quarry. It is considered that there would not be an adverse visual impact.

6.3 The main potential impact for nature conservation is from dust, particularly from the stockpiles, and from the road. The dust report concluded that the continued use of dust suppression measures would ensure there was not a problem. There is a dust management scheme for the existing recycling operations which would continue for this site.

6.4 The existing recycling facility has operated without complaint, but it is recognised that the site has operational difficulties in accommodating all the activities and storage. Therefore there is justification for moving the vehicle maintenance to the new site and providing additional storage.

6.5 The concern about traffic raised by the District Council is appreciated but it is understood the development would not lead to additional vehicle movements.

6.6 In conclusion it is considered that the proposal is in accordance with policy and would not give rise to unacceptable adverse impacts for the locality or the nearby areas of nature conservation importance. Therefore it is recommended to grant planning permission subject to conditions. As the existing recycling facility has planning permission to 31 December 2010, it is consistent that the waste uses on Units 1and 2 are also restricted to the same date.

Recommendation

That planning permission in respect of the use of land for the storage of secondary aggregates, recycled materials and skips for a temporary period to coincide with associated recycling activities on neighbouring land, plus the erection and use of replacement vehicle workshops at Eversley Haulage Park, Fleet Road, Eversley (05/01493/CMA) be granted 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 use of the land for the storage of secondary aggregates, recycled materials and skips shall cease and all materials removed on or before 31 December 2010.

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

Materials

(3) Details of the materials and finishes to be used for the external walls and roofs of the proposed buildings shall be submitted to and approved by the Local Planning Authority in writing before the development commences.

Reason: In the interests of visual amenity and to secure a satisfactory development.

Protection of Water Environment

(4) 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.

(5) 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.

Hours of Working

(6) 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: 0600-2000 Monday to Friday and 0600-1300 Saturday. There shall be no working on Sundays or recognised public holidays.

Reason: In the interests of local amenity.

Dust

(7) Dust mitigation measures as set out in the Supplementary Dust Assessment Report dated July 2005 shall be implemented for the duration of operations at the site.

Reason: In the interests of local amenity.

Stockpiles

(8) No stockpiles shall exceed four metres in height.

Reason: To minimise visual impact.

545/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 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.

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 brownfield 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.