Contact: Neil Chester, ext 6496 email: [email protected]

1. Summary

1.1 Planning permission is sought to construct a green and farm waste open windrow composting facility on land adjacent to Southley Farm, Overton. There is local objection to the proposal, although the Parish Council raises no objections. The principal issues relate to highways and landscape impacts. It is recommended that planning permission be granted, subject to conditions.

2. Site and Proposal

2.1 The site, as shown on the attached plan, comprises an area of 3.2 hectares on Southley Farm, Overton, which is currently agricultural grassland. A woodland copse is to the south of the proposed main composting site and there are open fields to the north, east and west. The nearest house is some 350 metres to the east of the site.

2.2 The proposal is for an open windrow green waste composting facility. It is proposed to compost approximately 40,000 tonnes of green waste per annum, comprising 15,000 tonnes of farm-derived waste and 25,000 tonnes of imported waste. The farm is `biodynamic' and therefore all inputs and outputs of the farm must be organic and locally sourced/marketed. The proposal is that all of the finished compost product will be used on the farm to enhance soil fertility as artificial fertilisers cannot be used.

2.3 The proposal is to create a new access road, construct a concrete hardstanding measuring approximately 250 metres x 100 metres, and erect an office, mess room and compost storage barn (40 metres x 30 metres x 8 metres to the eaves). It is proposed to located the storage barn and office and mess room area to the south of the copse.

2.4 Access to the site will be from Sapley Lane across an agricultural field. The majority of traffic will come from the A303 approximately two kilometres to the south of the site. It is estimated that the proposal will generate 180 vehicle movements per week at peak times (ie during the summer months). Currently waste is exported from the farm to a suitable composting site through Overton. This generates an average of 64 vehicle movements per week. Therefore the net increase in vehicle movements on the local highway network would be to a maximum of 116 movements (in and out) per week.

2.5 The proposed hours of operation are between 0800 and 1700 Monday to Saturday. There will be no operations or lorry movements on Sundays or public holidays.

3. Development Plan

3.1 Hampshire County Structure Plan Review 1996-2011 (Adopted March 2000) Policy MW1 refers to the waste hierarchy; and Policy MW2 refers to environmental issues.

3.2 Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (adopted December 1998) Policy 46 concerns proposals for composting.

4. Consultations

4.1 The local Member, Councillor McNair Scott, supports the proposal subject to highway safety issues being addressed.

4.2 Overton Parish Council raises no objections subject to highway safety issues being addressed.

4.3 Basingstoke and Deane Borough Council has been informed.

4.4 The Environment Agency raises no objections to the proposal subject to a condition to prevent pollution of the groundwater.

4.5 The Highways Adviser notes that Sapley Lane is a narrow road and the bridge over the railway is particularly narrow. However, on balance the Highways Adviser raises no objection subject to a maximum of 20 lorry movements per day at peak times and additional signage to manage the HGV traffic.

4.6 The Environmental Health Officer (EHO) (Basingstoke and Deane Borough Council) raises no objections to the proposal. However, he recommends that measures be put in place to control odour and airborne dust from the site. Further, the EHO recommends a condition to limit the hours of operation to those described in the application.

5. Representations

5.1 There have been four letters of objection to the proposal. The main reasons for objection are:

(i) that the proposal will have an adverse impact on the safety and amenity of the local highway network, particularly at the railway bridge to the south of Southley Farm;

(ii) that the proposal may result in an unacceptable intensification of the site, particularly if the site is industrialised further in the future. This has an adverse impact on the landscape quality of the area;

(iii) that the proposal will exacerbate the flooding problem at a neighbouring property; and

(iv) that the proposal will result in odour and flies.

6. Chief Planning Adviser's Comments

6.1 Policy 46 of the Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (adopted 1998) states that the Waste Planning Authority will normally permit the use of land for composting of green waste, provided that the proposal is located within an area of land in the countryside that has already been disturbed by permanent development. The proposal is located on a greenfield site and thus does not accord with the locational criterion in Policy 46. However, paragraph 6.77 of the Minerals and Waste Local Plan states that "in the case of proposals for the composting of `green' (garden) waste which are akin to farmyard activities, it may be appropriate for them to be located at suitable sites within the countryside". The main issue therefore, is whether the proposal is located at an `suitable' site.

6.2 There is local concern that Sapley Lane is too narrow for an increase in heavy goods vehicles (HGVs). Specifically, local residents consider that the railway bridge, to the south of the site, is too narrow for vehicles to pass and therefore it is unsuitable for HGVs. The Highways Adviser considers that an unrestricted increase in HGVs on Sapley Lane would be unacceptable, particularly given the nature of the Lane, traffic flows and the local accident record. In addition, if permission is refused the Farm would have to import composted material from other sites. This would inevitably increase traffic on the local highway network. The Highway Adviser recommends, however, that to mitigate the impact of the proposal, the number of HGV movements be restricted to a maximum of 20 movements per day.

6.3 The Highways Adviser also recommends that warning signs at the approach to the bridge and a `turn left' opposite the entrance to the Farm be erected to reduce the number of vehicles travelling north to Overton.

6.4 The concern from local residents regarding the landscape impact of the proposal is noted. The proposed composting area can be seen from three properties to the west of the site and from Sapley Lane. However, a landscape plan has been submitted proposing a three metre high bund to screen the composting facility. It is proposed to plant the bund with native tree and shrub species. Furthermore, it is proposed to screen the storage and turning area to the south of the wooded area with native trees and shrubs. It is anticipated that it will take between three and five years for the planting to mature and thus provide effective screening.

6.5 There is also concern from a neighbour that the proposal will increase the risk of flooding in the area. The Environment Agency raises no objections to the proposal. Moreover, the development will require a Waste Management Licence and therefore any drainage issues will be addressed by separate legislation.

6.6 There is concern that composting will result in an increase in odour and flies. This is largely an operational issue and can be controlled through effective management of the site. The EHO raises no objections to the proposal but notes that the site must be appropriately managed to minimise both dust and odour. It is noted that the site is some 350 metres from dwellings which is considered a satisfactory `buffer' in planning terms.

6.7 There has been recent development at the farm, including the construction of an abattoir. This has given rise to local concern about the `industrialisation' of the farm. The principle of agricultural diversification is supported by policy. It is also necessary to compost material to support the organic principles of the farm.

6.8 There is an established need for composting facilities within Hampshire. Furthermore, the proposal is necessary to support a modern farming enterprise, which otherwise would have to import composted material from other sites. This would inevitably increase traffic on the local highway network. The concerns of local residents are noted. However, it considered that the impacts of the proposal can be satisfactorily controlled and that there is considerable merit to the proposal. Therefore, on balance it is recommended that permission be granted subject to conditions.

Recommendation

That planning permission in respect of constructing a green and farm waste open windrow composting facility on land adjacent to Southley Farm, Overton (Application No. BDB/61806) 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 the impact on the amenity of local residents would be acceptable. In addition, the proposal would be acceptable in terms of highway safety and convenience.

Conditions

(1) The development hereby permitted shall be begun before the expiration of three years from the date on which this planning permission is granted.

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

(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: 0800 to 1700 Monday to Saturday. There shall be no working on Sundays or recognised public holidays.

Reason: In the interests of local amenity.

(3) Lorry movements (in and out) associated with the development hereby permitted shall be restricted to 20 per day. A daily record of lorries entering and leaving the site shall be kept at the site and made available to the Waste Planning Authority within seven days of a written request.

Reason: To limit the volumes of traffic in the interests of the amenity of residents on and near the approaches to the site.

(4) The approved landscape scheme (Plan Nos. LVRSTKCMP06, LVRSTKCMP04 and LVRSTKCMP03) shall be carried out in the first planting and seeding seasons following the occupation of the buildings or the completion of the development, whichever is the sooner. Any plants or trees which, within a period of five years from the date of planting, die, are removed or become seriously damaged or diseased, shall be replaced in the next planting season with others of similar size and species, unless the Waste Planning Authority gives written consent to any variation.

Reason: To improve the appearance of the site in the interests of visual amenity.

(5) 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.

(6) All areas where waste is stored, handled or transferred shall be underlain by impervious hardstanding with dedicated drainage to foul sewer or sealed tank.

Reason: To prevent pollution of the water environment.

(7) Prior to the site becoming operational an Environmental Management Scheme for the control of noise, odour and dust 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 interests of local amenity.

(8) No development shall commence until details of warning signage to be erected at Scrubs Bridge and a `turn left' sign to be erected opposite the Farm entrance has been submitted to and approved in writing by the Waste Planning Authority. The details shall include a timescale for the erection of the signage.

Reason: In the interests of highway safety.

(9) No compost produced on the Farm shall be exported from the Farm Estate, unless with the prior written approval of the Waste Planning Authority.

Reason: To reduce the impact on the local highway network.

657/NC

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 County Structure Plan (Review) 2000

Policy MW1

Planning authorities will, through policies and proposals in local plans and day-to-day development control:

(i) seek to ensure an adequate supply of minerals and provision of waste management facilities to meet needs having regard to the need to: maintain the environmental quality and diversity of Hampshire, including the protection of living conditions; safeguard important socio-economic interests; prevent pollution; and protect features of particular environmental or historical importance including those listed in Policy MW3, Sites of Importance for Nature Conservation and historic parks and gardens;

(ii) seek environmental enhancement and public benefits through minerals and waste development;

(iii) conserve and prevent unnecessary sterilisation of mineral resources and encourage efficient use of materials;

(iv) encourage the use of secondary and recycled aggregate materials; and

(v) seek the management of waste in accordance with the following hierarchy:

1. reduction of waste;

2. reuse of waste;

3. recovery of waste (recycling, composting, energy from waste); and

4. waste disposal;

having regard to the proximity principle and the principle of best practical environmental option.

Policy MW2

Permission will be granted for minerals and waste development provided the mineral/waste planning authority is satisfied that:

(i) any adverse environmental or other impacts that the development would be likely to cause are outweighed by a clearly established need for the development; and

(ii) the proposals, where applicable, include a satisfactory scheme of working and landscaping including details of lorry routeing and, in all cases, include satisfactory measures to ensure that the development would not have any unacceptable environmental, traffic or other impact; and

(iii) the proposals, where applicable, provide for the satisfactory and prompt restoration and aftercare of the site to a high standard and to a landform compatible with the local landscape and suitable for an agreed beneficial after-use.

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

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.