Contact: Julia Davey, ext 6732 email: [email protected]

1. Summary

1.1 Planning permission is sought for a change of use from a farmyard to a wormery using imported biodegradable waste to create soil conditioner/composts for distribution/sale to wholesale and retail outlets at Jubilee Farm, Purlieu Lane, Godshill, Fordingbridge.

1.2 The recommendation is to grant planning permission, subject to conditions.

2. The Site

2.1 The site, as shown on the attached plan, extends across 0.38 hectares of land to the rear of the Fighting Cocks Public House at Godshill near Fordingbridge. It is bordered to the north by Jubilee Farm Cottage and buildings and to the west, south and east by other residential properties. Beyond the properties to the east is open pastureland, some of which is in the control of the applicant and used by him to keep pigs and to graze other animals.

2.2 The site comprises one large and two smaller barns, with an area of hardstanding and two worm beds constructed on the hardstanding approximately one metre in depth. Only one worm bed is used at a time. The largest barn is currently used for storage relating to the existing worm bed and includes the storage of soil conditioner, animal food and the rotary machine used to separate worms from the soil. The second and smaller barn is used for the storage of materials relating to the applicant's nearby agricultural land. The third barn is currently empty.

2.3 Access to the site is via a bridleway and agricultural track which is also shared by a few residential properties, as shown on the attached plan.

2.4 The site is within the New Forest National Park; approximately 50 metres from the boundary of the New Forest Site of Special Scientific Interest (SSSI) and Special Area of Conservation (SAC) and 100 metres from the boundary of the New Forest Special Protection Area (SPA), which lie on the other side of the bridleway towards the south-east at Rookham Bottom.

2.5 For the last 13 years the site has been used by the applicant, and his family before him, as a storage base to support both his market gardening business (currently based in Southampton) and his farm. The worm bed on the site has been in existence for one year. The worms are fed food waste from the residue after fruit and vegetable markets have closed. The site is also used in connection with the maintenance of the applicant's agricultural land where pigs and other animals are kept.

2.6 The applicant states he predominantly uses the site between the hours of 0800 to 2000 Monday to Friday. Generally no more than two transit vans visit the site daily (two in and two out). On Saturdays the site is closed and there is just one visit by the manager to feed worms and undertake farm and other maintenance work as required.

2.7 On Sundays one 17 tonne heavy goods vehicle (HGV) currently delivers food waste from the market to the site to be fed to the worms. Whilst the site is open on Sundays between 1000 and 1800 hours, this is predominantly for work associated with the farm.

3. The Proposal

3.1 The proposed development is for the change of use from an open-sided barn and yard supporting the agricultural market gardening businesses, to a facility to recycle market garden and other waste to create soil conditioner using worms.

3.2 It is proposed to import cardboard, food waste/green waste (including grass/leaves) not just from the applicant's own market gardening business as currently is the case, but also from third parties. The proposal is that an agricultural shredder would be based at the site. The waste would be bulked up and transported to the site. All the waste imported would either be fed immediately to the worms or stored for up to 24 hours in sealed plastic containers. The worms would be separated from the resulting material using a rotary separator as it is currently. The resulting soil conditioner would be bagged on-site and taken off-site for distribution to third parties for sale/use. No sales would take place from the application site.

3.3 It is proposed that the hours of working and traffic movements relating to this proposal would be:

(i) Monday to Friday (0900 to 1700 hours) one HGV load and two transit loads per day (six movements);

(ii) Saturday (0900 to 1700 hours) no importation only maintenance (feeding of worms, moving of palettes as existing); and

(iii) Sunday (1000 to 1500 hours) one HGV load delivering food waste after the Sunday market. Feeding worms and moving of palettes.

3.4 The HGV is stored with a road haulage company in Southampton.

4. Development Plan

4.1 Hampshire County Structure Plan Review 1996-2011 (Adopted March 2000) Policies MW1 (hierarchy of waste disposal/re-use options), MW2 and MW3 (need for facility balanced against adverse environmental impact); NF1 (protection of special character of New Forest and help maintain the social and economic well being of communities in the New Forest); C1 (conservation and enhancement of the countryside), C2 (re-use or adaptation of existing buildings, particularly to assist the diversification of the rural economy).

4.2 Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (Adopted December 1998) Policies 46 (recycling facilities-location and other criteria), 6, 7 and 8 (general policies for waste development).

5. Consultations

5.1 The local Member, Councillor Heron, objects to the application on highway grounds. Councillor Heron states that the introduction of a weight restriction on roads in the vicinity of the site, including the access road to the farm, is being considered. Councillor Heron adds that whilst this restriction excludes vehicles accessing properties, the additional lorry movements created by this application will only exacerbate a problem the restriction is intending to relieve. It is also highlighted that the narrow access to the property is unsuitable for additional traffic and that existing traffic movements are overrunning the verge and causing damage. Councillor Heron is also concerned that the application would cause additional problems with vermin, noise pollution and noxious odours - complaints that have already been expressed to her by residents in that area and which would be likely to increase by the proposed development.

5.2 Godshill Parish Council supports the application with the recommendation that the operation is tightly monitored by the Environment Agency and Hampshire County Council regarding the possible increase in vermin, noise and traffic movement which may occur and be detrimental to local residents.

5.3 New Forest District Council raises objection to the proposal on the grounds that it would be contrary to Policy NF-B1: re-use of buildings in the New Forest and may result in increased traffic, noise and smell at the site, to the detriment of the amenities of the adjoining occupants.

5.4 Environment Agency raises no objection to the proposal and states that the development will be subject to either a waste management licence or a registered exemption from the waste licensing regulations.

5.5 English Nature states that in its opinion the proposal is unlikely to have a significant effect on the interest features of the New Forest. In addition the wider conservation interests of the SSSI are unlikely to be adversely affected by the proposal.

5.6 New Forest National Park Authority is concerned that any further reduction in amenity in the area could undermine the recreational use and enjoyment of the area and would fail to enhance the natural beauty of the National Park. It also has concerns about the increase in traffic, particularly HGV movements to and from the site, which will need to cross a large part of the National Park. The New Forest National Park Authority considers the application site location does not contribute to sustainable development as it requires the transportation of waste across this highly sensitive area.

5.7 Rights of Way Manager has been informed of the proposal.

5.8 Environmental Health Officer, New Forest District Council states that he will not raise objection to the application provided he receives and is satisfied with the submission of additional information. The Environmental Health Officer has requested clarification on:

(i) whether there will be a rolling programme of soil conditioner extraction or whether all seven vermi-beds will be extracted at the same time;

(ii) that extraction of conditioned soil does not take place on Saturday afternoons or Sundays as well as the applicant's stipulation that no mechanical operations take place on bank holidays;

(iii) how the soil conditioner will be bagged;

(iv) how odour nuisance will be prevented as the site has already been subject to odour complaints due to the keeping of pigs;

(v) proposals for rodent prevention and control - ie is there or will there be a pest control contract; and

(vi) how flies will be controlled.

5.9 The Highways Adviser states that it is apparent that whilst the proposal would result in an increase in vehicular movements, primarily light vans and HGV, associated with the site, these would be negligible in comparison with the total numbers of vehicular movements in the locality.

5.10 The Highways Adviser also adds that, given that the County Council is currently giving consideration to the imposition of weight restriction on certain roads in the northern New Forest area (B3078, B3079 and B3080), it would seem that, should consideration be given to granting permission, the applicant should be required to enter into an appropriate legal agreement setting out an agreed route for commercial vehicles, in order to prevent the use of the above three routes which are in the open forest. The suggested route would be that all commercial vehicles should approach Fordingbridge on the A338, Salisbury Road, which is designated a strategic lorry route within the Hampshire lorry route network, with the final section of the journey being along the B3078. Whilst the final section would be over one of the routes being considered for weight restriction, the majority of this section of the road is outside of the open forest and whilst a Traffic Regulation Order (TRO) would impose a weight restriction, these do not apply where access is required.

6. Representations

6.1 Ten representations have been received to the application of which nine are raising objections. All representations are made from residents of Godshill. The major grounds for objections are as follows:

(i) Unsuitable location - tiny industrial site within what is now a residential area. Jubilee Farm is now defunct with no land and over the years has become hemmed in by eight residential bungalows; close proximity to `Fighting Cocks' Public House where food frequently served all day in garden; does not comply with proximity principle; should be on industrial site outside of New Forest; applicants intend to move when business develops to M27 corridor - they should move now;

(ii) Loss of amenity - including odour from proposed storage and movement of biodegradable material, including future plans for grocery waste from Tesco, pollution from exhaust fumes and from possible leakage of liquid/leachate produced from worm beds. Vermin and flies would be attracted further because of biodegradable waste and worm beds and noise from machinery, including a soil vibration device, shredding device, tractor, forklift truck and digger. The regulatory authorities do not have resources to deal with every breach of condition immediately so residents may be left suffering for a number of days;

(iii) Highways and Traffic - noise, dust and safety issues of HGVs on New Forest roads and through village. Residents wish to see a prohibition of HGVs passing through Godshill via B3078; applicant parks his HGV in front of adjacent property whilst he unloads on a Sunday. It only appears once a week at this time but if this increased it would cause more pollution, noise and would be visually upsetting; access lane too narrow and visibility is not very good.

(iv) Conditions - if permission is granted, ten years is too long a period and there needs to be strict conditions controlling the type of working that can take place on weekends.

6.2 The one letter of representation from a local resident who lives opposite the site states that she would support the project if it were permitted for a maximum of three years to allow the applicants to decide whether or not their venture would be viable and then if it is they could look for a larger site more suitable for expansion. She does not support a permanent use as applied for on the land because of the increase in noise in the bridle path and the wear and tear to the bridle path.

7. Additional Information

7.1 In answer to the issues raised by the Environmental Health Officer the applicant has informed the County Council of the following:

(i) There will be a rolling programme of soil conditioner extraction. Worm beds will not all be extracted at the same time.

(ii) Bagging of the compost would be done manually by using a hopper on the front of the tractor with a bag and scale beneath it.

(iii) Odour - any waste imported to the site not bulked/shredded would be shredded on the site and fed to the worms within 24 hours so long as planning conditions would enable this time period to be complied with. The applicant states that if there were such a condition imposed on any planning condition granted stating this 24 hour restriction and preventing shredding of waste on Saturdays, Sundays and bank holidays it acknowledges that waste would have to be brought into the site and shredded by 5 pm that Friday. Bulked waste would be stored in sealed plastic containers in a sealed barn/shed on the site.

(iv) Rats - the applicant states he would enter into a pest control contract as a means of protecting against vermin. All fruit and vegetables would be transported to the site in sealed plastic bins.

(v) Flies - a two inch depth of topsoil cover and mypex plastic membrane to cover each worm bed would be used to reduce flies on-site.

7.2 At the time of writing further details on the specification for the shredder are awaited. The applicant states there would only be one small agricultural shredder on site. The main shredder would be based elsewhere.

8. Chief Planning Adviser's Comments

8.1 The principle of recycling and transfer of waste to reduce waste that goes to landfill is supported by Development Plan policy. The main issue raised by the proposal is therefore not the principle of the proposal but whether this site is the right location for a long term recycling facility in the New Forest National Park.

8.2 Concerns and objections raised by the local Member and local residents about amenity and traffic impacts are noted. The Highways Adviser raises no objection to the principle of the proposal. The Environmental Health Officer confirms, having seen the clarification information submitted, that he has no further queries regarding odour, rats or flies although he suggests a caveat to the effect that the applicant will need to ensure that the highest standards of husbandry are maintained on the site. It is recommended that if permission is granted this caveat could be attached as an advice note. However, the final comments of the Environmental Health Officer on noise are still awaited and will be reported orally at the meeting.

8.3 The applicant's vision is, in the short term, to continue importing waste from existing fruit and vegetable markets in the Southampton area, including his own and from markets in the New Forest area that he wants to develop over the next few years. The applicant's longer-term vision, if the venture is successful, is to look elsewhere for a larger site that could accommodate fruit and vegetable waste, not just from market traders, but from supermarkets and other sources.

8.4 The site is not suitable to fulfil the applicant's long-term vision for the venture. It is very small, served by an agricultural driveway and bridleway and is surrounded by housing. However, because the principle of the proposal supports planning objectives, the site could support a small temporary operation over a period of three years. This would allow the applicant to see whether he is able to secure the New Forest markets and place the business initiative on a more secure footing ready for relocation to another site more suited to the longer term business plan. Any permission granted would be subject to conditions controlling HGVs, hours of working and noise, dust, vermin and odour control. Owing to the limited number of vehicle movements involved, traffic routing does not merit control by a planning obligation. It is understood that the applicant intends using the roads recommended by the Highway Adviser.

Recommendation

That, subject to no objection from the Environmental Health Officer, planning permission for change of use from a farmyard to a wormery using imported biodegradable waste to create soil conditioner/composts for distribution/sale to wholesale and retail outlets at Jubilee Farm, Purlieu Lane, Godshill, Fordingbridge (Application No. 85545) (County Council Ref No. NF251) be granted, subject to the following conditions and reasons:

Reason for Approval

It is considered that the proposal as approved for a maximum period of three years 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.

Commencement

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

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

Time Limit

(2) The development hereby permitted shall cease on or before three years from the date of implementation, the worm beds shall be removed and the site shall be returned back to its original agricultural/storage use within a further period of six months.

Reason: The development hereby approved is not considered suitable for permanent or longer term retention in this location.

Hours of Working

(3) 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: Monday to Friday 0900 to 1700 hours; 0900 to 1700 hours on Saturday; and 1000 to 1500 hours on Sunday. There shall be no working on recognised public holidays.

Reason: In the interests of local amenity.

Traffic Movements

(4) No more than one HGV and two transit/light goods vehicles delivering waste shall enter the site during working hours Monday to Friday (six movements); and only one HGV delivering waste (two movements) on Sunday during approved working hours; there shall be no vehicle deliveries of waste taking place on Saturday. The only vehicle movements that are authorised to take place other than these vehicles are any movements associated with the existing agricultural storage use of the site, including tractor and trailer movements.

Reason: In the interest of highway safety and amenity of local residents.

Storage

(5) All waste shall be stored within sealed containers inside a locked and secure building with a sealed base. There shall be no outside storage of waste relating to the development hereby approved.

Reason: To protect the amenities of the area.

Noise

(6) Prior to the commencement of the development a scheme of noise mitigation to control noise emanating from the site, with relation to the development hereby granted, shall be submitted to the Waste Planning Authority for approval in writing and thereafter implemented in accordance with that approval. The scheme shall be submitted within three months of the date of this certificate and shall address such matters as specifications for electrically powered machinery/shredding equipment; types of reversing alarm; and location of shredder and other machinery/equipment.

Reason: In the interests of local amenities.

Advice Note:

This certificate does not affect or restrict current operations that take place on the site with relation to husbandry, aftercare and maintenance of agricultural activities taking place on the site and supporting the applicant's nearby farmland.

656/JD

Annexe to Reasons for Conditions

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

(General Procedure) Order 1995 - as amended)

__________________________________________________________________

Hampshire County Structure Plan (Review) 2000

Policy NF1

To protect the special character of the New Forest, development, even in accordance with other policies of this Plan, will only be permitted where individually or cumulatively with other existing or proposed development, it will not harm the flora, fauna, geological, archaeological or landscape character of the New Forest and will:

(i) help maintain the traditional commoning regime of grazing and management which contributes to the landscape and ecological character of the New Forest; and/or

(ii) help maintain the social and economic well-being of communities in the New Forest Heritage Area; and/or

(iii) promote the enjoyment and understanding of the Area by the public.

Once the boundary of the New Forest Heritage Area has been defined in local plans, it should be regarded as permanent unless there are exceptionally strong reasons for altering it. Any alterations to the boundary should only be undertaken through the local plan process. EC1 Planning permission will normally be granted for the development of land for industrial, commercial or business uses where such land:

(i) is allocated for such a purpose in a currently adopted local plan;

(ii) is already in lawful use for industrial, commercial or business purposes; or

(iii) is within a built-up area as defined in a local plan, particularly where its development would assist urban regeneration, and is appropriate for such a use having regard to surrounding land uses and the policies and proposals of the Development Plan, as well as amenity and highway considerations;

except that permission may be refused if the local planning authority is satisfied that a proposal on its own or cumulatively with others would cause significant harm to:

(a) the local economy through the overheating of the local labour market; or

(b) the implementation of the Development Plan by requiring the provision of undesirable additional housing; or

(c) the highway network through added congestion in conflict with the highway policies in this Plan: or

(d) other interests of acknowledged importance.

Policy C1

For the purposes of this Plan the countryside is defined as the area outside existing and proposed built-up areas delineated in local plans. These countryside and built-up areas will include any coast, including the tidal parts of rivers, within them.

In delineating these areas in local plans and through day-to-day development control, local planning authorities will:

(i) promote the conservation and enhancement of the countryside; and

(ii) pay particular regard to avoiding or minimising any adverse effect which development would have for those interests of importance acknowledged in the other policies and proposals in this Plan.

Policy C2

Within the delineated countryside permission will normally only be granted for:

(i) development which is essential for agriculture, horticulture or forestry or other development for which a rural location is essential;

(ii) the re-use or adaptation of existing buildings, particularly to assist the diversification of the rural economy;

(iii) development which is approved under the other policies of the Plan.

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. re-use 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.

Policy MW3

Permission will not be granted for minerals and waste development which is likely to cause material harm to any of the following designated areas and sites:

The New Forest;

Areas of Outstanding Natural Beauty;

Special Areas of Conservation;

Special Protection Areas;

Wetlands of International Importance (Ramsar Sites);

Sites of Special Scientific Interest;

National Nature Reserves;

nationally important archaeological sites and monuments, whether scheduled or not, and their settings;

Conservation Areas,

Listed Buildings; and

except where the mineral/waste planning authority considers that there is an overriding need for the development to take place in the public interest which outweighs the harm that would be caused, having regard to the level of protection given to the designation concerned in legislation or government guidance,

Parks and Gardens of Special Historic Interest.

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 watertable 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 8

Applications for planning permission for minerals or waste development in the following areas will not be granted save when the development would not prejudice the purpose of the designation and where there is an overriding need for the development to take place in the public interest:

(i) the New Forest Heritage Area;

(ii) Areas of Outstanding Natural Beauty;

(iii) National Nature Reserves, Sites of Special Scientific Interest, Special Protection Areas, Special Areas of Conservation and Wetlands of International Importance (Ramsar Sites);

(iv) Scheduled Ancient Monuments and their settings;

(v) Conservation Areas, Listed Buildings, and sites on the National Register of Parks and Gardens of Special Historic Interest.

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.