Contact: Katie Snell, ext 5938 email: [email protected]

1. Summary

1.1 This application is to vary Condition 1 of Planning Permission 02/58240/002 to permit the Household Waste Recycling Centre (HWRC) to remain operational until 31 December 2015. Local residents have raised concerns over the amenity impacts of the continued use of this site. Neither the Environmental Health Officer for Havant, nor Havant Borough Council have raised any objections to the proposal. There is not an immediately available and viable alternative site and it is considered that further screening around the site will address the amenity concerns. It is therefore recommended to grant planning permission, subject to conditions.

2. Site

2.1 The site, as shown on the attached plan, occupies an area of 838 square metres at the end of Fishery Lane. There is a Southern Water pumping station and camping site to the east. A three metre high close-boarded fence runs along the western boundary, separating the site from a caravan park. The site and the camping and caravan park gain access from Fishery Lane. Approximately 70 metres to the east there is a Site of Importance for Nature Conservation (SINC).

2.2 Fishery Lane is a 30 miles per hour (mph) zone with double yellow lines along its length. It is approximately 6.5 metres wide with a footway alongside. It serves a number of culs-de-sac.

3. Proposal

3.1 The site was first given temporary permission as an HWRC (No. 22445/2) on 29 July 1976; subsequent temporary permissions have extended the use of the facility. The current permission was granted on 28 November 2002 for a period of three years.

3.2 In 2004/05 approximately 3,641 tonnes of waste was delivered to the site with 62.9% of this being recycled. The amount of waste removed from the site ranges from some 390 tonnes per month in the summer to 200 tonnes per month in the winter.

3.3 The proposed hours of use are the normal working hours to be expected for an HWRC:

1 April-30 September 0900-1800 hours; and

1 October-1 March 0900-1630 hours (inclusive of Saturday, Sunday and bank holidays).

3.4 The proposal is to vary Condition 1 of Permission 02/58240/002 to allow the HWRC to continue for a further 10 years until 31 December 2015.

4. Development Plan

4.1 Hampshire County Structure Plan Review 1996-2011 (Adopted March 2000) Policies MW1 (general policy relating to waste) and MW2 (balance of need against environmental or other impacts) apply.

4.2 Hampshire, Portsmouth and Southampton Minerals and Waste Local Plan (Adopted December 1998) Policy 46 has criteria for waste development.

5. Consultations

5.1 Havant Borough Council raises no objection subject to the permission being for a maximum temporary period of ten years. The Borough Council also wishes for the search for a suitable alternative site to continue.

5.2 Environmental Health Officer (Havant Borough Council) raises no objection.

5.3 Environment Agency raises no objection.

5.4 Highways Adviser raises no objection.

5.5 The local Member, Councillor Gale, has been informed.

6. Representations

6.1 Four letters have been received from local residents raising the amenity issues of noise, fumes, probability of a serious road traffic accident, traffic congestion and vibrations.

7. Chief Planning Adviser's Comments

7.1 It is acknowledged that this HWRC is not ideally located because of the cramped conditions. The County Council (as the Waste Disposal Authority) has examined alternative sites. Two potential sites have been examined in detail but feasibility studies have shown them not to be viable options.

7.2 The principal issue is, therefore, whether a further extension of time is justified in terms of planning policy. It is noted that there is concern from local residents that the HWRC is responsible for producing unacceptable levels of fumes, noise and vibrations from lorries, and traffic problems. However, neither the County Council nor the Environmental Health Officer (EHO) have any recorded complaints regarding the operation of the site and the EHO has not raised any objections to the extension of time.

7.3 With regard to traffic and road safety the average hourly number of vehicle movements is approximately 54 and it is considered that the highway can absorb this amount of traffic with no significant adverse impact.

7.4 The Personal Injury Accident records were reviewed by the Highways Adviser for the area including Fishery Lane and the junction of Fishery Lane and Rails Lane. No personal injury accidents have occurred in this area as a direct result of the HWRC operations.

7.5 The use of this facility has, in the past, resulted in traffic congestion at the entrance to the site. However, the applicant has recently adapted the site with modifications to the layout in an effort to minimise traffic congestion and noise impact. Two concrete/blockwork steps and platforms have been demolished to allow the recycling containers to be moved towards the rear of the site. This has also had the effect of increasing the parking and turning area for customer vehicles and reducing waiting time for customers.

7.6 There are no highway concerns regarding the entrance to the HWRC and adjacent caravan and camping sites, as there is a Yellow Box Junction situated at the entrance to the caravan park. There is a Traffic Regulation Order in place restricting any vehicles from entering this area until their exit road or lane is clear.

7.7 It is considered that screening would reduce the visual impact of the site. A continuation of the three metre high close-boarded fencing that currently runs along the western boundary would provide uniformity and would also be beneficial in terms of reducing noise, dust and the impact of wind-blown litter.

7.8 Taking into account that the facility provides a local service for Hayling Island it is considered that extending the life of the site is acceptable in planning terms and that accordingly, subject to a condition requiring fencing on the perimeter of the site, planning permission should be granted.

Recommendation

That planning permission in respect of renewal of permission to operate a Household Waste Recycling Centre at Hayling Island Household Waste Recycling Centre, Fishery Lane, Hayling Island (Application No. 05/58240/006) 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

Timescale

(1) The development hereby permitted shall be for a limited period only, expiring on 31 December 2015 or when the use ceases, whichever is the sooner.

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

Screening

(2) Within six months of the date of this permission the wooden fencing shall be extended from the western boundary, to run the length of the site perimeter. The fencing to be used shall match as closely as possible in type, colour and texture the existing fencing.

Reason: To enhance visual amenity and aid noise, dust and litter reduction and to secure a satisfactory development.

Hours of Working

(3) Unless otherwise agreed in writing by the Waste Planning Authority the site shall operate between the following hours:

1 April to 30 September 09.00-18.00

1 October to 31 March 09.00-16.30 (inclusive of Saturday, Sunday and bank holidays) except for 25 and 26 December when the site shall be closed. No vehicles, including those servicing the site, shall enter or leave the site outside these times.

Reason: In the interests of local amenity.

Types of Waste

(4) The recycling hereby permitted shall be restricted to the sorting of household waste brought to the site, and no vehicles, trailers or caravans shall be stored or dismantled.

Reason: In the interests of local amenity.

Pollution Control

(5) No material shall be burnt on-site.

Reason: To prevent pollution of the environment.

(6) Any above ground oil/chemical storage tank/container and associated pipework shall be bunded so as to retain at least 110% of the volume of the tank/container's capacity within the bund, which should be sealed to avoid any spillages.

Reason: To prevent pollution of the water environment.

(7) The surface water to be discharged to any watercourse, surface water sewer or soakaway must pass through an oil interceptor designed and constructed to have a capacity and details compatible with the site being drained. Roof water need not pass through the interceptor.

Reason: To prevent pollution of the water environment.

Restoration

(8) No later than six months after the cessation of operations or by such date as the Waste Planning Authority may approve in writing, all plant, machinery, foundations, waste bins, portacabins, hardstandings and access roads no longer required in connection with the restoration or future use of the site shall be removed.

Reason: To ensure satisfactory restoration.

(9) The site shall be restored in accordance with a scheme to be agreed by the Waste Planning Authority in writing. The scheme shall be submitted within eight years of the date of this permission and implemented within six months of the date of cessation of recycling operations as outlined in Condition (1). The scheme shall include details of the phased restoration of the site and the general nature of the intended after-use.

Reason: To ensure satisfactory restoration.

693/KS

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 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.