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

1. Summary

1.1 Planning permission is sought to change the use of land and an existing building from general storage to a waste electrical storage and transfer facility at Industrial Unit 8, Top Yard, Casbrook Park, Bunny Lane, Timsbury, Romsey.

1.2 The recommendation is that, subject to clarification of traffic movements, planning permission be granted, subject to conditions.

2. Site and Proposal

2.1 The site, as shown on the attached location plan, covers 0.25 hectares of land within the northern part of the existing industrial site at Bunny Lane, Timsbury and comprises a warehouse building and surrounding land. Part of the building is used as offices to support the existing dry and liquid waste transfer permission on the southern part of the site and some of the company's headquarters office functions.

2.2 The steel-framed building is approximately 42 metres long by 15 metres wide by 10 metres high. It was constructed many years ago and has been used variously as a sawmill and timber yard, and more latterly for steel fabrication and engineering. Currently the building is used as a store for the Industrial Services Division of the BKP group and for storing company archives. The building has a hardstanding area on three sides and is enclosed by a one-way access road. The land rises steadily in a northerly direction across the whole of the industrial estate. Accordingly, the application site is at a higher level than the remainder of the industrial park. Between the site and the transfer station to the site is an area of land within Casbrook Park owned by a separate party and operated as a scaffold yard. It shares the site access off Bunny Lane.

2.3 To the north and west of the site, at an even higher level, lies the Casbrook Common restored landfill site with associated perimeter planting. To the south is the Casbrook Household Waste Recycling Centre (HWRC) which is adjacent to Casbrook Stream, a Site of Importance for Nature Conservation (SINC), and the Bunny Lane Landfill Site which is currently inactive.

2.4 The site is accessed from Bunny Lane, a rural lane that serves the nearby villages of Timsbury and Michelmersh. The site is separated from Bunny Lane by mature trees.

2.5 It is proposed that the site should provide a facility for the delivery, storage and bulking up of waste electrical and electronic items for eventual transportation to waste treatment or recycling facilities.

2.6 It is expected that the majority of waste would arrive at the site for disposal in vehicles of up to 7.5 tonnes gross weight. These movements would amount to approximately four movements (2 in/2 out) per day. After segregation and bulking up it is expected that one articulated lorry (expected net weight of 20 tonnes) would collect waste from the site daily. The applicant anticipates that the facility would deal with approximately 4,720 tonnes of waste annually, comprising:

(i) approximately 1,440 tonnes of white goods such as freezers and refrigerators destined to be exported to Wolverhampton;

(ii) approximately 720 tonnes of battery-operated electrical waste destined for export to Leicester; and

(iii) 2,560 tonnes of other electrical equipment such as IT systems, televisions, fluorescent tubes and dry cell batteries destined for delivery to Wolverhampton or Leicester.

2.7 The hours of operation would be 0600-1800 Monday to Friday and 0600-1300 on Saturday. There would be no working on Sunday or bank holidays.

2.8 The applicant estimates the current vehicle movements to and from its existing waste transfer facility as 100 movements (50 in/50 out) of six cubic metre skips per day and six articulated lorry movements per day (three in/three out). It also adds that solely in relation to BKP tankers daily there are two 18 tonne tanker movements per day (one in/one out); four 26 tonne tanker movements per day (two in/two out); and ten 44 tonnes articulated tankers per day (five in/five out). The applicant also estimates that the privately owned scaffolding business creates approximately four transit van movements (two in/two out) and four 7.5 tonnes truck movements (two in/two out) per day.

3. Development Plan

3.1 Hampshire County Structure Plan Policies MW1 (waste hierarchy) and MW2 (need balanced against environmental impact) apply. Hampshire Portsmouth and Southampton Minerals and Waste Local Plan Policies 6, 7 (general policies) and 46 (waste transfer and recycling facilities) apply.

4. Consultations

4.1 Test Valley Borough Council raises no objection.

4.2 Environmental Health Officer, Test Valley Borough Council raises no objection.

4.3 Environment Agency raise no objection subject to drainage conditions.

4.4 Michelmersh Parish Council raises concerns about the traffic figures submitted with the application and has asked for clarification of the traffic movements in and out of the site.

4.5 The Highways Adviser's comments are awaited following clarification of traffic movements.

4.6 Romsey Extra Parish Council raises no objection to the proposal.

4.7 Braishfield Parish Council has been informed of the proposal.

4.8 Ministry of Defence Airport Safeguarding raises no objection to the proposal.

4.9 The local Member, Councillor Woodhall, has been informed of the proposal, and Councillors Dowden and Perry have also been informed.

5. Representations

5.1 At the time of writing no representations to the proposal have been received from local residents.

6. Chief Planning Adviser's Comments

6.1 The principle of the proposal is in accordance with policy as the site has a longstanding industrial use. The proposal is within an existing building therefore there is no visual impact. The main issue raised by the site is one of traffic impact on Bunny Lane, both in terms of highway safety and environmental traffic impact.

6.2 At the time of writing the applicant has been asked to clarify the number and types of traffic movements entering and leaving the site in relation to the proposal and with relation to other uses taking place on the site.

Until this information is received the Highway Adviser is unable to finalise his comments. However, there is no traffic restriction on the existing site-related traffic and the proposal involves a relatively small amount of material (less than 5,000 tonnes). Therefore unless the Highways Adviser, on receipt of the clarification of traffic movements, concludes that the traffic generated by the proposal would create a highway safety issue (taking into account the width and alignment of Bunny Lane leading to the application site and the existing visibility splays) then it is recommended that permission be granted, subject to conditions.

Recommendation

That, subject to clarification of traffic movements, planning permission in respect of change of use from general storage to a waste electrical storage and transfer facility at Industrial Unit 8, Top Yard, Casbrook Park, Bunny Lane, Timsbury, Romsey (Application No. 05/00732/CMAS) (County Council Ref. TV153) 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 three years from the date of this permission.

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

Hours of Working

(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: 0600-1800 Monday to Friday and 0600-1300 on Saturday. There shall be no working on Sunday or recognised public holidays.

Reason: In the interests of local amenity.

Noise

(3) Plant and vehicles used on the site shall be fitted with `white noise' type tonal reversing alarms.

Reason: In the interests of local amenity.

(4) 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.

Protection of 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 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.

(6) Prior to the development commencing, details for the surface water drainage of the site shall be submitted to and approved in writing by the Waste Planning Authority and thereafter implemented in accordance with that approval. Such details should include provision for all surface water drainage from parking areas and areas of hard standing.

Reason: To protect the water environment.

Advice Notes

1. The development will need a Waste Management Licence from the Environment Agency unless an exemption applies in which case the exemption will need to be registered with the Environment Agency.

2. The applicant should ensure that the existing septic tank/sewage treatment plant is in a good state of repair, regularly de-sludged and of sufficient capacity to deal with any potential increase in flow and loading which may occur as a result of this proposal. If the existing septic tank/sewage treatment plant discharge does not have the approval of the Environment Agency it will be necessary for the applicant to contact the Environment Agency `Environment Management Test Team'.

3. To minimise the environmental impact of this development, pollution prevention measures should be incorporated wherever appropriate. Guidance specific to this development can be found in Pollution Prevention Guidance Notes PPG1, 2, 3, 4, 6, 8, 11, 18, 21 and 26.

705/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 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 after-care 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 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.